GROUND FLOOR

APPROACH:
from the street a short pathway adjacent to the off-street parking space leads to a 4 panelled front door with sensored over light opens into:-

ENTRANCE HALLWAY: (16' 3'' x 5' 7'') (4.95m x 1.70m)
providing a balanced layout with doors to 3 reception rooms, plus cloakroom and stairwell straight ahead. Wooden flooring continues through to adjacent rooms with access hatch to whole of ground floor beneath the floorboards (useful for access to pipework, electrics etc), wall-mounted column radiator, alarm system control panel, cupboard housing electric consumer unit and gas meter, understairs storage.

SITTING ROOM: (12' 11'' x 15' 9'') (3.93m x 4.80m)
bay window to front elevation with upvc double glazed windows and column radiator below, ceiling mouldings, central ceiling rose, dimmer switch lighting, cast iron insert fireplace (in use) with wooden surround and tiled hearth. Built-in cupboards and shelving into chimney recess and wooden flooring that continues from hallway.

CLOAKROOM/WC: (5' 10'' x 4' 3'') (1.78m x 1.29m)
ground floor cloakroom positioned under the staircase with close-coupled wc, corner hand basin with cabinet below and mirrored medicine cabinet above, mixer tap, heated towel rail, fully tiled walls and floor and ceiling-mounted extractor fan.

STUDY: (12' 8'' x 6' 3'') (3.86m x 1.90m)
column radiator, ceiling mouldings.

KITCHEN/DINING ROOM: (22' 0'' x 12' 8'') (6.70m x 3.86m)
measured as one, but described separately as follows:-

Dining Room:
open plan with adjacent kitchen. Double-glazed windows into bay to side elevation with column radiator below, wooden flooring continues from the hallway, high ceilings with moulding and central ceiling rose, recessed fireplace with wooden mantle and space for log burner.

Kitchen:
upvc double-glazed window to rear elevation, tiled flooring continues through to adjacent utility room, kickboard heaters linked to central heating system, square-edged granite work surfaces with tiled splash back, eye and floor level soft-closing cupboards and drawers, further work surface peninsular with breakfast bar, Integrated dishwasher, 1? bowl sink with swan neck adjustable mixer tap with instant hot water feature. Spaces for range style oven and American style fridge/freezer. High ceilings continue, downlighting and further door through to:-

UTILITY ROOM: (13' 1'' x 5' 11'') (3.98m x 1.80m)
provides direct access on to the garden via stable-style wooden door, with 4 paned double-glazed windows and further upvc double-glazed windows to side elevation, vertical column radiator, square-edged granite work surfaces with undercounter units and integrated sink with drainer and mixer tap, clothes drying rack and spaces for washing machine, tumble dryer and a further fridge freezer. Drop-down loft hatch providing access to loft space in this single storey extension.

FIRST FLOOR

LANDING:
providing access to 3 double bedrooms from this level and central family bathroom, with turning staircase rising to second floor.

BATHROOM/WC: (8' 0'' x 5' 6'') (2.44m x 1.68m)
double-ended acrylic bath with mixer taps to side, internal obscured glazed window at ceiling height through to adjacent ensuite, close-coupled wc, worktop mounted handbasin with mixer tap and towel rail below, wall-mounted extractor fan, downlighting, mains-fed heated towel rail, fully tiled walls and flooring.

Boiler Cupboard:
access from the bathroom. Wall-mounted Worcester boiler with hot water cylinder.

BEDROOM 1: (15' 8'' x 14' 5'') (4.77m x 4.39m)
upvc double-glazed windows to front elevation with pleasant street scene views, ceiling mouldings, column radiator, ceiling light point, dimmer switch and door into:

En-Suite: (8' 2'' x 5' 8'') (2.49m x 1.73m)
upvc double-glazed window to front elevation, fully tiled walls and flooring with walk-in level shower cubicle with mixer shower, pedestal handbasin with mixer tap, close-coupled wc, mains-fed heated towel rail and downlighting.

BEDROOM 2: (13' 1'' x 12' 3'') (3.98m x 3.73m)
upvc double-glazed bay window to side elevation, radiator on opposing wall, built-in shelving, ceiling light point, dimmer switch.

BEDROOM 3: (13' 1'' x 9' 9'') (3.98m x 2.97m)
upvc double-glazed window to rear elevation overlooking the garden and views of Morley Square, radiator on opposing wall and built-in shelving to one side of chimney breast recess, ceiling light point, dimmer switch.

SECOND FLOOR

LANDING:
naturally lit by obscured glazed doors to both bedrooms and further internal window. 2 double bedrooms flank both sides of the landing, with further door straight ahead to shower room.

SHOWER ROOM/WC:
obscured Velux skylight to rear elevation provides natural light and ventilation with further ceiling mounted extractor fan, fully tiled walls and floor, close-coupled wc, pedestal hand basin with mixer tap, corner shower cubicle with mixer shower and column-style mains-fed heated towel rail.

BEDROOM 4: (17' 6'' x 10' 1'') (5.33m x 3.07m)
upvc double-glazed window to front elevation with radiator below, polished wooden flooring, dimmer switch lighting, 2 small access points to eaves storage and left hatch access to flat roof above.

BEDROOM 5: (17' 6'' x 10' 8'') (5.33m x 3.25m)
upvc double-glazed window into dormer bay to rear elevation overlooking garden and Morley Square with polished wooden flooring, ceiling light point, dimmer switch and twin access cupboards to eaves storage. A further very small access hatch provides narrow access to the remaining loft area.

OUTSIDE

REAR GARDEN:
accessed from the utility room, side gate or garage: a fully enclosed rear garden with wall and timber fence panelled borders to sides. It is predominantly stone chipped with a block paved weaving pathway, slightly raised corned seating area with ample space for entertaining. There are raised bed borders and small selection of wall trained plants. Hard standing area adjacent to garage, outside water, electricity and power supplies.

OFF STREET PARKING:
hard standing area to side elevation.

GARAGE: (14' 9'' x 10' 0'') (4.49m x 3.05m)
spacious single garage opening on to Rutland Road with side pedestrian gate opening to garden. Electric remote controlled roller shutter door, hard standing and power supply.

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.