GROUND FLOOR

APPROACH:
via a garden gate leading into the pretty front garden where there is a pathway leading up to the main front door of the house. There is also a staircase leading down to a sunken courtyard at the lower ground floor level where there is an additional independent front door providing great flexibility. Entering via the main front door, leads through to the:-

DINING ROOM: 15' 8'' x 12' 1'' (4.77m x 3.68m)
a large sash window to front with working wooden shutters overlooking the front garden with a southerly aspect. Exposed original floorboards, a feature period style cast iron fireplace with inset tiles, original surround and slate hearth. Built-in low level storage cupboards to chimney recesses, door leads through to the hallway, and double doors provide a sociable connection through into the:-

KITCHEN: 12' 4'' x 8' 10'' (3.76m x 2.69m)
a range of built-in fitted kitchen units comprising base and eyelevel cupboards and drawers with wood block worktop over and inset stainless steel 1½ bowl sink and drainer unit. There are integrated appliances including a Bosch stainless steel oven and microwave over, 4 ring gas hob with extractor hood, fridge/freezer, dishwasher and washing machine (all Bosch appliances). Inset spotlights, radiator, door accessing a shallow recessed storage cupboard with built-in shelving and French doors provide access out on to the rear courtyard garden.

INNER HALLWAY:
staircase rises to first floor landing and descends to lower ground floor landing. There is a window to rear overlooking the rear courtyard garden. Radiator.

LOWER GROUND FLOOR

The lower ground floor accommodation has its own private entrance and therefore offers great flexibility as to its use.

LANDING:
door off to bedroom 3, shower room, understairs wc and utility room.

BEDROOM 3: (front) 15' 7'' x 12' 6'' (4.75m x 3.81m)
tall south facing sash window to front with working wooden shutters looking out onto lower courtyard. Door accessing recessed storage cupboard, built-in shelving, telephone point, door accessing front courtyard and further door opening out into the landing.

KITCHEN/UTILITY ROOM: 9' 0'' x 8' 2'' (2.74m x 2.49m)
a basic range of base and eye level units with roll-edged worktops, stainless steel sink and drainer unit, washing machine, a radiator and glazed panel to rear providing some borrowed light from rear courtyard.

SHOWER ROOM:
shower cubicle with electric Trident shower, wash handbasin and extractor fan.

UNDERSTAIRS WC:
low level wc.

FIRST FLOOR

LANDING:
sash window to rear providing natural light to the landing and stairwell. Doors off to the bathroom and the:-

SITTING ROOM: 15' 7'' x 12' 1'' (4.75m x 3.68m)
large sash window to front offering a pleasant outlook over the front garden. Period style fireplace, chimney recesses with built-in shelving, TV point and radiator.

BATHROOM/WC: 12' 10'' x 8' 5'' (3.91m x 2.56m)
generous bathroom with coloured suite comprising panelled bath, low level wc and pedestal wash handbasin, bidet, sash window to rear, radiator and corner cupboard housing a gas central heating boiler.

SECOND FLOOR

LANDING:
roof light window providing natural light through landing and stairwell and doors off to two double bedrooms.

BEDROOM 1: (front)14' 5'' x 12' 2'' (4.39m x 3.71m)
double bedroom with sash window to front, built-in wardrobes, door accessing a shallow recessed storage cupboard, radiator.

BEDROOM 2: 12' 4'' x 10' 2'' (3.76m x 3.10m)
double bedroom with sash window to rear and radiator.

OUTSIDE

FRONT GARDEN: 20' 0'' x 15' 0'' inclusive of lower sunken courtyard (6.09m x 4.57m)
a pretty south facing front garden with raised flower borders containing plants and shrubs, pathway leading up to main front door to the house. Attractive stone boundary walls with wrought iron railings, and steps lead down to a sunken lower courtyard where there is an independent entrance to the lower ground floor, and useful recessed storage area.

REAR COURTYARD GARDEN: 15' 11'' x 8' 10'' (4.85m x 2.69m)
an enclosed walled courtyard garden with access directly off the kitchen, providing a cool and private outdoor seating area.

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.