GROUND FLOOR

APPROACH:
via pathway through front garden leading to:-

ENTRANCE VESTIBULE:
double glazed entrance door, partially glazed wooden double doors opening into:-

ENTRANCE HALLWAY:
understairs storage cupboard, staircase with original handrail and balustrade rising to the first floor, radiator, picture rail.

SITTING ROOM: (13' 6'' into chimney recess x 13' 1'' into bay) (4.11m x 3.98m)
bay window to front elevation with secondary glazing, radiator, picture rail and coving.

DINING ROOM: (15' 8'' x 10' 10'') (4.77m x 3.30m)
double glazed sliding doors opening into conservatory, ceiling coving, picture rail, radiator.

CONSERVATORY: (10' 9'' x 5' 1'') (3.27m x 1.55m)
double glazed sliding doors to rear.

BREAKFAST ROOM: (12' 2'' x 9' 2'') (3.71m x 2.79m)
double glazed window to side elevation, understairs storage, cupboard housing the gas combination boiler, radiator, door to:-

KITCHEN: (11' 7'' x 9' 7'') (3.53m x 2.92m)
double glazed window to side, double glazed door to front. Fitted with a range of wall and base units, space and plumbing for automatic washing machine and tumble dryer, electric oven, 4 ring gas hob, tiled splashbacks, 1 ½ bowl sink unit with drainer.

REAR VESTIBULE, WORKSHOP & WC: (12' 1'' x 5' 9'') (3.68m x 1.75m)
measured as one, but described separately as follows:-

Rear Vestibule:
doors to work room and wc. Glazed door to garden.

WC:
double glazed window to rear, low level wc, wall mounted wash hand basin.

Workshop:
double glazed window to rear, fitted shelves.

FIRST FLOOR

LANDING:
doors to all rooms, double glazed window to side, picture rail, radiator.

BEDROOM 1: (front) (13' 7'' into chimney recess x 13' 1'' into bay) (4.14m x 3.98m)
bay window to front elevation, wooden fireplace, built-in wardrobes and storage, picture rail.

BEDROOM 2: (middle) (15' 9'' x 10' 11'' into chimney recess) (4.80m x 3.32m)
double glazed window to rear overlooking rear garden, built-in storage to either side of chimney breast, picture rail.

BEDROOM 3: (rear) (11' 8'' x 11' 5'') (3.55m x 3.48m)
double glazed window to rear elevation, picture rail.

BEDROOM 4: (front) (7' 10'' x 6' 6'') (2.39m x 1.98m)
double glazed window to front, picture rail, access to loft.

BATHROOM/WC: (7' 8'' x 5' 10'') (2.34m x 1.78m)
double glazed window to rear. White suite comprising low level wc, pedestal wash basin, large shower, tiled walls, extractor fan, radiator.

OUTSIDE

FRONT GARDEN: (22' 0'' x 22' 0'') (6.70m x 6.70m)
lawned garden with path to front and kitchen access.

REAR GARDEN: (50' 0'' x 24' 0'') (15.23m x 7.31m)
door from rear vestibule opens onto decking and in turn to lawned rear garden with fruit trees and conifers, rear lane access.

GARAGE: (17' 7'' x 8' 0'' with door opening width of 7'5/2.26m) (5.36m x 2.44m)

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 with a perpetual yearly rent charge of £7 payable. 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.