GROUND FLOOR

APPROACH:
from the pavement pass through the garden gate and into the front garden and follow the pathway up to the front door to this house.

VESTIBULE:
marble threshold, inset floor mat, ceiling downlighters. Glazed wooden door opens into:-

ENTRANCE HALL:
tall radiator. Doors lead off the hall to the dining/breakfast room and the shower/wc/utility. Staircase rises to first floor landing and further staircase descends from the rear of the hall to the lower ground floor landing.

DINING/BREAKFAST ROOM/KITCHEN:
open plan space with a through measurement of circa 25ft and wooden floorboards that run throughout. Described and measured separately as follows:-

Dining/Breakfast Room: 12' 6'' x 10' 9'' (3.81m x 3.27m)
ceiling downlighters, recessed cupboard, sash window set in shallow bay to front elevation, period fireplace with cast iron insert and marble hearth, tall radiator, ceiling downlighters. Large opening into:-

Kitchen: 12' 2'' x 8' 9'' (3.71m x 2.66m)
Leicht fitted kitchen with a good range of base and wall mounted units, wooden worksurfaces and 5 burner Siemens gas hob with extractor, Siemens double electric oven, integrated fridge/freezer and dishwasher, 1 ½ bowl stainless steel sink unit with drainer and mixer tap, under cupboard lighting, display shelving, radiator, ceiling downlighters. Large glazed door opens into the rear courtyard.

SHOWER ROOM/WC/UTILITY:
white suite comprising wc with concealed cistern, mains fed shower with tiled and glazed surround, wall mounted wash hand basin with large mirror, part of which provides concealed storage shelving, tiled floor, heated towel rail, extractor fan, ceiling downlighters, double doors open to Utility Cupboard with plumbing for washing machine and space for tumble dryer, Vaillant gas boiler, radiator and small recessed drying area.

LOWER GROUND FLOOR

LANDING:
accessed via stairs from the rear of the ground floor reception hall with ceiling downlighters and radiator. Doors to bedroom 2, bedroom 3 and also to a useful understairs storage cupboard which houses the hot water tank and consumer unit.

BEDROOM 2: (front) 13' 9'' x 11' 11'' (4.19m x 3.63m)
sash window to front elevation, good range of built-in wardrobes and storage cupboards, radiator, glazed door to front courtyard and so to storage vaults.

BEDROOM 3: (rear) 12' 2'' x 8' 9'' (3.71m x 2.66m)
sash window to rear elevation with high level light, radiator, concealed cupboard/shelving and ceiling downlighters.

FIRST FLOOR

LANDING:
ceiling downlighters and radiator. Doors lead off to the sitting room and study/bedroom 4. Staircase rises to second floor landing.

SITTING ROOM: (front) 14' 4'' x 12' 6'' (4.37m x 3.81m)
sash window to front elevation set in shallow bay, painted floorboards. Period fireplace with cast iron insert and marble hearth. Recessed cupboard, ceiling downlighters, radiator, solid walnut concertina/fold back screen which affords the front and rear rooms on this floor to be opened to offer a wonderfully sociable and bright living room with a through measurement of circa 25ft (or to be used as two separate rooms as described).

STUDY/BEDROOM 4: 12' 2'' x 8' 9'' (3.71m x 2.66m)
extensive fitted walnut shelving and storage units, sash window to rear elevation with delightful vista into the gardens of Sion Hill behind. Painted floorboard, ceiling downlighters, walnut concertina screen as mentioned earlier.

SECOND FLOOR

LANDING:
double glazed Velux skylight, ceiling downlighters. Doors radiate off to bedroom 1 and bathroom/wc.

BEDROOM 1: 14' 4'' x 12' 6'' (4.37m x 3.81m)
sash window to front elevation set in shallow bay, pretty cast iron period fireplace, radiator, recessed cupboard and good range of built-in wardrobes, ceiling downlighters.

BATHROOM/WC:
white suite comprising low level wc with concealed cistern, cantilevered wash hand basin with mirror fronted medicine cabinet and further storage, large walk-in shower with tiled surround and drench rose, ashton & bentley designer freestanding bath with central inflow and concealed pipework and controls, heated towel rail, radiator, encaustic tiled floor, sash window to rear elevation, Velux double glazed ceiling skylight and ceiling downlighters.

OUTSIDE

FRONT GARDEN:
delightful south facing landscaped garden with herringbone tiled patio with raised timber edged flower beds, low boundary walls with climbing plants including grape vine and beech hedge to the front. An idyllic and sunny oasis.

REAR COURTYARD:
herringbone tiled patio, grate to light well, bin storage unit and wooden panelling (located off the kitchen).

STORAGE VAULTS:
located at the front at lower level, 2 useful storage vaults.

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.

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.