GROUND FLOOR

APPROACH:
via a pathway leading beside a level front garden and driveway. The pathway leads up to a covered entrance where you will find the original oak front door to the house.

ENTRANCE HALLWAY: (13' 1'' x 10' 1'' max inclusive of staircase) (3.98m x 3.07m)
a wide welcoming entrance hallway with staircase rising to the first floor landing with understairs storage cupboard, doors leading off to the sitting room, dining room/reception 2, kitchen and cloakroom/wc.

SITTING ROOM: (front) (16' 6'' into bay x 13' 0'' into chimney recess) (5.03m x 3.96m)
a wide bay to front comprising double glazed windows, ceiling coving, feature fireplace, an original leaded window to side, built in shelving, radiators and cable tv point.

DINING ROOM/RECEPTION 2: (14' 7'' x 12' 0'' into chimney recess) (4.44m x 3.65m)
a good sized second reception room with high ceilings, an original leaded window to side, radiator and large sliding double glazed patio doors providing direct access out onto the sunny south easterly facing level rear garden.

KITCHEN: (19' 5'' max x 8' 9'' reducing to 5'9 min) (5.91m x 2.66m/1.75m)
a range of built in pine kitchen units with roll edged worktops over and inset sink and drainer unit, floor standing gas boiler, integrated electric oven with 4 ring gas hob and extractor fan over, plumbing and appliance space for dishwasher and fridge/freezer. Low level door accesses a recessed larder storage cupboard with built in shelving, windows to rear and side and double glazed door to side accessing the rear garden.

CLOAKROOM/WC:
low level wc, wash hand basin with tiled splashbacks, an original leaded glazed window to front and extractor fan.

FIRST FLOOR

LANDING:
a spacious central landing with loft hatch, Airing Cupboard housing lagged hot water tank and shelving, radiator. Doors off to all 3 bedrooms, family bathroom and separate wc.

BEDROOM 1: (front) (15' 7'' into bay x 13' 0'') (4.75m x 3.96m)
high ceilings with picture rail, wide bay to front comprising double glazed windows, radiator and original tiled fireplace.

BEDROOM 2: (rear) (12' 7'' x 12' 1'' max) (3.83m x 3.68m)
a double bedroom with double glazed window to rear overlooking the rear garden, picture rail and radiator.

BEDROOM 3: (12' 1'' x 10' 1'' max into built-in wardrobes) (3.68m x 3.07m)
a double bedroom with double glazed windows to rear offering a pleasant outlook over rear and neighbouring gardens, picture rail, built in wardrobes and radiator.

BATHROOM:
panelled bath with electric shower over, pedestal wash basin, plumbing and appliance space for washing machine, double glazed windows to front and part tiled walls.

SEPARATE WC:
low level wc and window to side.

OUTSIDE

FRONT GARDEN & OFF STREET PARKING:
level low maintenance front garden mainly laid to stone chippings with pathway leading up to the left hand side to the covered entrance. To the right hand side of the garden there is a block paved driveway providing off road parking for at least 2 cars lengthways. The driveway leads up to:

SINGLE GARAGE: (16' 1'' x 8' 8'') (4.90m x 2.64m)
brick built single garden with pitched roof, up and over door, window to rear.

REAR GARDEN: (approx. 65' 0'' x 30' 0'') (19.80m x 9.14m)
a good sized level lawned south easterly facing rear garden with wide flower borders containing various plants, shrubs and beautiful Japanese Acer. Greenhouse, outside tap and gated side access to the driveway.

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. 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.