GROUND FLOOR

APPROACH:
from the pavement, a dwarf stone wall with wrought iron pedestrian gate opening onto a pathway leading alongside the front courtyard. Solid wood panelled front door with fanlight, opening to:-

ENTRANCE VESTIBULE:
monochrome tiled flooring, tall moulded skirtings, coat hooks, simple moulded cornicing, ceiling light point. Part stained glass wood panelled door with side panel and overlight, opening to:-

RECEPTION HALLWAY:
a most welcoming introduction with elegant staircase ascending to the first floor having handrail and ornately carved spindles, exposed wooden floorboards, radiator, tall moulded skirtings, simple moulded cornicing, ceiling light point, useful understair storage cupboards. Four panelled stripped pine wooden doors with moulded architraves, opening to:-

SITTING ROOM: 15' 5'' x 13' 5'' max measurements (4.70m x 4.09m)
wide bay window to the front elevation comprising four tall wooden double glazed sash windows. Central period fireplace with coal effect gas fire, cast iron surround, slate hearth and an ornately carved mantlepiece. Recesses to either side of the chimney breast (both with fitted book shelving and double opening cupboards below), exposed wooden floorboards, concealed radiator, tall moulded skirtings, simple moulded cornicing, picture rail, ornate ceiling rose with light point.

FAMILY ROOM: 14' 0'' x 12' 3'' (4.26m x 3.73m)
tall multi-paned sash window to the rear elevation with radiator below. Central period fireplace with cast iron grate and surround plus slate hearth and an ornately carved mantlepiece. Recesses to either side of the chimney breast (one with floating book shelves), exposed wooden floorboards, tall moulded skirtings, picture rail, simple moulded cornicing, ornate ceiling rose with light point.

KITCHEN/DINING ROOM: 27' 7'' x 10' 3'' (8.40m x 3.12m)
dual aspect with multi-paned sash window to the side elevation plus additional wooden double glazed casement windows and wooden double glazed double doors opening externally to the rear garden, additional Velux window. Comprehensively fitted with an array of base and eye level units combining drawers and cabinets, solid wooden worktop surfaces with geometric wall tiling, stainless steel double sink with draining board to side. Space for tall fridge/freezer. Integral appliances including 4 ring gas hob, electric grill/oven, electric oven and dishwasher. Concealed stacker space and plumbing for washing machine and tumble dryer. Exposed wooden floorboards, inset ceiling downlights, ample space for table and chairs, radiator, ceiling light point, wall mounted shelving and wall mounted corner cabinet.

CLOAKROOM/WC:
low level dual flush wc with concealed cistern, corner wash hand basin with mixer tap and splashback tiling, moulded skirtings, inset ceiling downlight, extractor fan.

FIRST FLOOR

SPLIT LEVEL LANDING:
part galleried over the stairwell with handrail and ornately carved spindles, moulded skirtings, two ceiling light points, turning staircase ascending to the second floor with handrail and ornately carved spindles and enjoying natural light via Velux domed rooflight. Loft access with pull down ladder. Four-panelled doors with moulded architraves, opening to:-

BEDROOM 1: 15' 5'' x 14' 2'' (4.70m x 4.31m)
wide bay window to the front elevation comprising four wooden double glazed sash windows. Central period fireplace with recesses to either side of the chimney breast (one with double opening wardrobe), moulded skirtings, picture rail, radiator, ceiling light point, raised height book shelving. Four-panelled stripped pine door with moulded architraves, open to:-

En Suite Shower Room/wc:
walk in style shower with shower screen and side panel, low level shower tray, built in shower unit and hand held shower attachment with travertine tiled surround. Vanity unit with wash hand basin and wall mounted mixer tap. Low level dual flush wc. Wooden opaque double glazed sash window to the front elevation, travertine tiled flooring, heated towel/radiator, wall light point, inset ceiling downlights, extractor fan.

BEDROOM 2: 14' 1'' x 12' 3'' (4.29m x 3.73m)
tall wooden multi-paned double glazed sash window to the rear elevation, period fireplace with recesses to either side of the chimney breast, moulded skirtings, picture rail, ceiling light point, radiator.

BEDROOM 3: 10' 2'' x 9' 6'' (3.10m x 2.89m)
tall wooden multi-paned double glazed sash window to the rear elevation, moulded skirtings, radiator, ceiling light point.

FAMILY BATHROOM/WC:
low level flush wc, panelled bath with mixer tap and telephone style shower attachment, wash stand with circular wash hand basin and mixer tap, tile effect laminate flooring, heated towel rail/radiator, moulded skirtings, wall light point, inset ceiling downlights, opaque glazed window to the side elevation.

SECOND FLOOR

LANDING:
ceiling light point enjoying natural light via the aforementioned domed Velux window, four-panelled doors with moulded architraves, opening to:-

BEDROOM 4: 13' 2'' x 12' 2'' (4.01m x 3.71m)
a pair of Velux windows to the front elevation with fitted blinds, two built in cupboards, radiator, moulded skirtings, engineered oak flooring, wall light point, two inset ceiling downlights. Door to plant room with wall mounted Viessmann gas fired combination boiler, hot water cylinder and pressurised tank with ceiling light point. Four-panelled door with moulded architraves, opening to:-

'JACK & JILL' EN-SUITE SHOWER ROOM/WC:
low level dual flush wc, pedestal wash hand basin with mixer tap and splashback, shower cubicle with built in shower unit and hand held shower attachment, tiled flooring, inset ceiling downlights, extractor fan, heated towel rail/radiator.

BEDROOM 5: 13' 4'' x 10' 4'' max measurements (4.06m x 3.15m)
an exceptionally light room enjoying the benefit of three tall upvc double glazed sash windows to the rear elevation and a high ceiling, engineered oak flooring, moulded skirtings, vertical radiator, inset ceiling downlights.

OUTSIDE

FRONT COURTYARD
designed for ease of maintenance with stone chippings and set behind a dwarf stone wall.

REAR GARDEN:
the side return has been laid to patio which continues to the rear of the kitchen with ample space for garden furniture, potted plants and barbequing etc., enclosed on all three side by brick walling and an assortment of timber fencing, level and laid to lawn with an established Bay tree.

IMPORTANT REMARKS

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

FIXTURES & FITTINGHS:
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 with your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: E