GROUND FLOOR

APPROACH:
from the street, brick pillars with coping stones and iron railings with cast iron pedestrian gate and handrails lead up a short flight of steps aside the front garden, six-panelled wooden door opening into:-

ENTRANCE VESTIBULE:
ceiling height electric consumer unit, dado rail, coved ceilings, obscured stained glass door and overlight opening into:-

ENTRANCE HALLWAY: (7' 3'' x 3' 6'' plus 12'4 x 3'1) (2.21m x 1.07m plus 3.76m x 0.94m)
a central hallway providing access to principal ground floor rooms. Open staircase rising to first floor, radiator, dado rail, understairs storage cupboard (5'4 x 2'8) (1.63m x 0.83m) with lighting and wall mounted thermostatic heating controls.

SITTING ROOM: (14' 5'' x 11' 10'' min/14'0 max into bay) (4.39m x 3.60m/4.27m)
upvc double glazed windows set into shallow walk-in bay to front elevation, moulded coving, central ceiling rose, picture rail, radiator, open fireplace with tiled surround, wood effect flooring throughout.

DINING ROOM: (12' 2'' x 11' 11'') (3.71m x 3.63m)
wood framed slimline double glazed window to rear elevation overlooking garden with radiator below, ceiling mouldings, central ceiling rose, picture rail, twin arched alcoves flank a central chimney breast with former fireplace with slate hearth, Worcester Greenstar 24i Junior combi boiler.

KITCHEN: (10' 8'' x 8' 9'') (3.25m x 2.66m)
recently installed kitchen, dual aspect with wood framed slimline double glazed windows to side and rear elevations. Square edged work surfaces on both sides with metro tile splashback, eye and floor level cupboards and drawers, integrated stainless steel sink with swan neck mixer tap, integrated 4 ring electric hob with electric oven below and stainless steel extractor hood with lighting over. Wood effect flooring, space for two further kitchen appliances (washing machine, dishwasher etc).

UTILITY: (5' 11'' x 5' 9'') (1.80m x 1.75m)
accessed via the kitchen; with slimline double glazed windows and secondary glazed door to side elevation leading onto garden, wood effect flooring, space for freestanding fridge/freezer.

CLOAKROOM/WC: (3' 10'' x 2' 8'') (1.17m x 0.81m)
small cloakroom at the foot of the property naturally lit by obscured glazed window to side elevation, radiator, wood effect flooring, close coupled wc with hand basin built into cistern with mixer tap.

FIRST FLOOR

LANDING:
a lower landing with two doors off leading to the bathroom area. Further upper landing providing access to three bedrooms and staircase rising to the upper floor, store cupboard (4'5 x 2'7) (1.38m x 0.80m) with lighting and built-in shelving, dado rail.

BEDROOM 1: (14' 2'' x 11' 1'') (4.31m x 3.38m)
upvc double glazed windows into walk-in bay to front elevation allowing street scene views, alcoves either side of the chimney breast, picture rail and radiator.

BEDROOM 2: (12' 2'' x 11' 11'') (3.71m x 3.63m)
slimline wood framed double glazed window to rear elevation overlooking garden with radiator below, alcoves either side of chimney breast.

BEDROOM 4/STUDY: (8' 4'' x 6' 11'') (2.54m x 2.11m)
upvc double glazed window to front elevation, radiator. This is a child's bedroom or study.

BATHROOM: (8' 7'' x 5' 5'') (2.61m x 1.65m)
wood framed slimline double glazed window to rear elevation. Recently fitted bathroom suite comprising acrylic bath with mixer tap, corner shower cubicle with variable mixer shower and shower head on extendable hose, pedestal hand basin, mains fed heated towel rail. Airing Cupboard.

SEPARATE WC: (5' 7'' x 5' 0'') (1.70m x 1.52m)
wood framed obscured single glazed window to side elevation, pedestal hand basin, close coupled wc, radiator, vinyl flooring.

UPPER FLOOR

BEDROOM 3: (17' 4'' x 11' 1'') (5.28m x 3.38m)
accessible from the first floor landing a turning staircase rises to the third bedroom which is the largest in terms of floor area. Wooden hatches on both sides provide access into substantial eaves storage. The room is naturally lit by wood framed double glazed skylight with radiator below.

OUTSIDE

FRONT GARDEN:
small front garden with railings.

REAR GARDEN:
predominantly laid out as a low maintenance patio garden with brick wall extending to timber panelled fenced borders, double gates opening onto rear access lane. The garden is in two distinct sections with a level patio area abutting the property and a raised section of similar size with bedded borders, two timber sheds and double gates open onto this area from the rear access lane. This can provide off road parking if you choose to park on the upper section of the garden.

REAR ACCESS LANE:
a rear access lane serves the three properties in the terrace and can provide rear vehicular access to the rear garden gates.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690.

FIXTURES & FITTINGS:
only items mentioned in these particulars are included in the sale. Any other items are not included but may be available by separate arrangement.

TENURE:
it is understood that the property is Freehold. There is a perpetual yearly rent charge of £4.4s.0d p.a. This information should be checked by your legal adviser.

PLEASE NOTE:
1. Anti Money Laundering Regulations: when agreeing a sale of a property we are required to see both proof of identification for all buyers and confirmation of funding arrangements.
2. Energy Performance Certificate: It is unlawful to rent out a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption. The energy performance rating of a property can be upgraded on completion of certain energy efficiency improvements. Please visit the following website for further details:
https://www.gov.uk/government/publications/the-private-rented-property-minimum-standard-landlord-guidance-documents
3. The photographs may have been taken using a wide angle lens.
4. Any services, heating systems, appliances or installations referred to in these particulars have not been tested and no warranty can be given that these are in working order. Whilst we believe these particulars to be correct we would be pleased to check any information of particular importance to you.
5. We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller.
6. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.
7. Any floor plans provided are not drawn to scale and are produced as an indicative rough guide only to help illustrate and identify the general layout of the property.
8. Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations, listed buildings or other consents have been obtained. These matters must be verified by any intending buyer.
9. Please be aware that firstly, areas of first priority (AFP) for schools do change and, secondly, just because a property is located within an AFP this does not mean schooling is guaranteed for resident children. Please make appropriate enquiries of the local authority to ensure you are fully aware of the exact position prior to exchange of contracts.