GROUND FLOOR

APPROACH:
from the pavement, a wrought iron pedestrian gate opens onto the paved front garden which leads to the front entrance. Solid wood panelled front door with glass panels and side panels to either side, opening to:-

RECEPTION HALL: (18' 0'' x 6' 5'') (5.48m x 1.95m)
a most welcoming introduction having an elegant staircase ascending to the first floor with handrail and 'arts and crafts style' spindles, open fronted understairs storage area, moulded skirtings, picture rail, radiator, two ceiling light points, two obscured glazed windows to the side elevation. Multi-paned doors with moulded architraves, opening to:-

SITTING ROOM: (13' 7'' x 13' 5'') (4.14m x 4.09m)
box bay window to the front elevation comprising six double glazed windows with overlights. Central coal effect gas fire with cast iron surround, ornately carved wooden mantelpiece and slate hearth with recesses to either side of the chimney breast. Moulded skirtings, picture rail, coved ceiling, radiator, ceiling light point.

BREAKFAST ROOM: (11' 10'' x 9' 9'') (3.60m x 2.97m)
dual aspect with window and overlight overlooking the rear garden plus additional double glazed window to the side elevation, moulded skirtings, built-in storage cupboard, radiator, picture rail, ceiling light point. Open doorway through to the kitchen. Wide wall opening with sliding doors leading to:-

DINING ROOM: (15' 9'' x 10' 10'') (4.80m x 3.30m)
upvc double glazed sliding door and side panel overlooking and opening externally to the rear garden. Moulded skirtings, picture rail, cornicing, radiator, ceiling light point.

KITCHEN: (10' 7'' x 9' 9'') (3.22m x 2.97m)
comprehensively fitted with an array of shaker style base and eye level units combining drawers and cabinets, roll edged wood effect worktop surfaces with matching upstands and splashback tiling, stainless steel sink with draining board to side and swan neck mixer tap. Integral Bosch appliances including eye level electric double oven, 4 ring gas hob and stainless steel extractor hood. Space for fridge and dishwasher. Tiled flooring, double glazed window to the side elevation, radiator, illuminate strip light, raised height double opening cupboard. Multi-paned door opening to:-

REAR HALL/UTILITY ROOM:
space and plumbing for washing machine, space for freezer, roll edged worktop surface, obscure glazed window to the rear elevation, tiled flooring, radiator, ceiling light point. Part obscure upvc double glazed door opening externally to the rear garden. Sliding door giving access to:-

SEPARATE WC:
low level dual flush wc, corner wash hand basin with mixer tap and splashback tiling, tiled flooring, radiator, ceiling light point, obscure double glazed window to the rear elevation.

FIRST FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell with handrail and 'arts and crafts style' spindles, enjoying plenty of natural light via double glazed window to the side elevation, moulded skirtings, two ceiling light points, picture rail, double glazed window to the rear elevation. Panelled doors with moulded architraves, opening to:-

BEDROOM 1: (13' 7'' x 13' 5'') (4.14m x 4.09m)
box bay window to the front elevation comprising six double glazed windows with pleasant outlook. Ornate cast iron fireplace with recesses to either side of the chimney breast, moulded skirtings, picture rail, ceiling light point, radiator.

BEDROOM 2: (15' 9'' x 11' 0'') (4.80m x 3.35m)
double glazed windows overlooking the rear garden, chimney breast with recesses to either side (one with built-in wardrobes and cupboards above), moulded skirtings, picture rail, radiator, ceiling light point.

BEDROOM 3: (13' 3'' x 10' 7'') (4.04m x 3.22m)
double glazed windows overlooking the rear garden, wash hand basin with double opening cupboards below, airing cupboard housing wall mounted Worcester Bosch gas fired combination boiler, additional built-in wardrobes, moulded skirtings, picture rail, radiator, ceiling light point.

BEDROOM 4: (7' 10'' x 6' 6'') (2.39m x 1.98m)
double glazed windows to the front elevation, moulded skirtings, picture rail, radiator, ceiling light point.

FAMILY BATHROOM/WC:
shaped bath with mixer tap, shower screen and built-in shower unit plus handheld shower attachment. Low level dual flush wc. Pedestal wash hand basin with mixer tap. Wood effect flooring and majority tiled walls, obscure double glazed window to the side elevation, heated towel rail/radiator, ceiling light point, extractor fan.

OUTSIDE

FRONT GARDEN: (25' 2'' x 22' 0'') (7.66m x 6.70m)
designed for ease of maintenance and principally paved with shaped borders featuring an array of mature shrubs. External wall light. Side access with door opening to the breakfast room.

REAR GARDEN: (60' 0'' x 24' 0'') (18.27m x 7.31m)
immediately to the rear of the house and accessed via both the rear hall/utility room and the dining room is a patio with ample space for garden furniture, potted plants and barbecuing etc., there is then a further patio area which links seamlessly to a section of lawn featuring an established magnolia. The garden features an array of mature hedging which provides a good amount of privacy. Pedestrian gate opening onto a rear vehicular access lane. Outside water tap.

SINGLE DETACHED GARAGE: (16' 2'' x 8' 0'') (4.92m x 2.44m)
metal up and over door, personal door to side.

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 with your legal adviser.

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

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.