GROUND FLOOR

APPROACH:
from the pavement proceed up the front pathway where the entrance door can be found immediately in front of you.

ENTRANCE VESTIBULE:
ceiling cornicing, glazed fanlight, large square opening to hallway.

HALLWAY:
ceiling light point, cornicing, radiator, skirting boards, two understairs storage cupboards, stairs ascend to first floor landing. Doors radiate to sitting room and kitchen/dining room.

SITTING ROOM: 15' 11'' x 12' 0'' (4.85m x 3.65m)
a beautiful light filled bay fronted room with three double glazed sash windows overlooking the front elevation, ceiling rose with light point, cornicing, picture rail, cast iron fireplace with tiled insert, exposed wooden floorboards, radiator, moulded skirting boards.

KITCHEN/DINING ROOM: 17' 3'' x 12' 6'' (5.25m x 3.81m)
a lovely open plan space described separately as follows:-

Kitchen:
fitted with a matching range of wall, base and drawer units with square edge granite worktop over and matching upstand. Integrated double oven with 5-ring gas hob with extractor over, dishwasher, space for washing machine and upright fridge/freezer, inset 1 ½ bowl stainless steel sink with mixer tap over and drainer unit to one side, inset ceiling downlighters, tiled flooring, double glazed door giving access to private rear garden.

Dining Room:
ample space for dining room furniture plus sofa, built in cabinet to one side of chimney breast, log burner with wooden mantlepiece, multi-paned double glazed sash window overlooking the rear garden, ceiling light point, picture rail, radiator, stripped wooden floorboards, moulded skirting boards.

FIRST FLOOR

LANDING:
ceiling light point, loft access hatch, skirting boards. Doors radiate to bedroom 1, bedroom 2 and family bathroom/wc.

BEDROOM 1: 14' 2'' x 13' 3'' (4.31m x 4.04m)
a generous sized double bedroom, ceiling light point, two double glazed sash windows overlooking the front elevation, built in wardrobe with hanging rail. Additional storage cupboard housing Vaillant combi-boiler with slatted wooden shelving to one side. Radiator, wall light points, moulded skirting boards.

BEDROOM 2: 12' 6'' x 9' 10'' (3.81m x 2.99m)
double bedroom, ceiling light point, multi-paned double glazed sash window overlooking the rear elevation, cast iron feature fireplace with painted surround and wooden mantle. Built-in wardrobe to one side of chimney breast with hanging rail and storage cupboards above. Dado rail, radiator, moulded skirting boards.

BATHROOM/WC:
white suite comprising low level wc, pedestal wash hand basin, panelled bath with separate shower enclosure with waterfall shower plus detachable hand shower over, tall ceilings, inset ceiling downlighters, extractor fan, multi-paned double glazed sash window to rear elevation, towel radiator plus additional radiator, tiled surrounds, wood effect flooring, moulded skirting boards.

OUTSIDE

FRONT GARDEN:
small courtyard to the front of the property, an ideal storage area for bins and recycling, enclosed by dwarf walls and mature hedging.

REAR GARDEN: 28' 0'' x 16' 4'' narrowing to 13'0 (8.53m x 4.97m/3.96m)
a pretty, enclosed rear garden accessed from the kitchen/dining room with level lawn and raised flagstone patio, a variety of mature plants and shrubs to the borders enclosed by a variety of brick wall and wooden fencing.

GARDEN STORE: 9' 10'' x 4' 4'' (2.99m x 1.32m)
wooden door, pitched roof, an ideal area for storing outdoor equipment, bikes and garden furniture.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents Limited, 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 Good Leasehold for the remainder of a 1000 year less 3 days lease from 25 March 1879, with a yearly ground rent of 1s p.a. This information should be checked with your legal adviser.

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