GROUND FLOOR

APPROACH:
via front garden parking area and pathway, main front entrance door with overlight.

ENTRANCE VESTIBULE: (6' 11'' x 3' 11'') (2.11m x 1.19m)
ceiling cornice, deep skirting boards, tiled floor, electricity fuse box, solar panel meter, electricity and gas meters, stop tap and water meter, inner door and side panels with leaded lights.

RECEPTION HALL & BUTLER'S PANTRY/WC: (overall incl. of butler's pantry/wc & staircase 22' 3'' x 7' 0'') (6.78m x 2.13m)
ceiling cornice, traditional staircase with handrail and balustrade rising to upper floors, radiator. Butler’s Pantry/WC: (7'0 x 3'10) (2.13m x 1.17m) white suite, hand basin and low level wc, pine dresser with drawers, cupboard & shelving above.

DRAWING ROOM: (front) (20' 1'' into bay x 14' 6'') (6.12m x 4.42m)
ornate ceiling cornice, centre rose, picture rail, wide bay with full height double glazed wood framed sash windows, period fireplace surround/overmantel with tiled hearth & Baxi Under-draught grate, radiator.

SITTING ROOM: (rear) (19' 2'' x 15' 0'') (5.84m x 4.57m)
ornate ceiling cornice, centre rose, picture rail, fireplace surround/overmantel with gas fire, full height double glazed wood framed sash windows overlooking rear garden, radiator.

STUDY: (16' 6'' x 10' 0'' into chimney recess) (5.03m x 3.05m)
ceiling cornice, picture rail, full height double glazed wood framed sash windows, fireplace surround/overmantel with electric fire, radiator.

DINING ROOM: (rear) (16' 0'' x 12' 1'' into chimney recesses) (4.87m x 3.68m)
double glazed wood framed sash window, dresser bench with drawers and cupboards. Airing/Storage Cupboard with lagged hot water cylinder and electric immersion heater, central heating and hot water control nearby, ceiling mounted clothes drying rack.

KITCHEN: (rear) (14' 6'' min x 7' 10'') (4.42m x 2.39m)
range of kitchen drawers, cupboards and worksurfaces with tiling behind, wall mounted double glass fronted cabinet, stainless steel single drainer sink unit with rinsing bowl and mixer tap, gas cooker, recess with inset shelving, dishwasher, radiator, upvc double glazed casement window and door out to rear patio and garden.

UTILITY/SHOWER ROOM & SEPARATE WC: (overall incl. dimensions 9' 2'' min x 8' 3'') (2.79m x 2.51m)
stainless steel single drainer sink unit with cupboard and recess under with washing machine, wc suite, fully tiled shower enclosure with extractor fan and mains fed shower unit with fixed drench rose and separate flexible spray head, Dimplex fan heater, opaque fenestration with opening top lights.

BASEMENT CELLARAGE:
Access via door under stairs in hall, lies below the back ground floor rooms, irregular shape, electric light, variable restricted headroom mainly between approx. 4'0/1.22m to 4'11/1.504m.

FIRST FLOOR

LANDING:
ceiling cornice, radiator, staircase with handrail and balustrade continues rising to second (top) floor.

BEDROOM 1 with EN-SUITE BATH & SHOWER ROOM/WC: (front) (20' 1'' into bay x 14' 7'' overall incl. of en-suite) (6.12m x 4.44m)
part ceiling cornice, picture rail, wide bay with wood framed double glazed sash windows, tiled fireplace, radiator. En-Suite: white suite, panelled bath in tiled surrounds with system fed shower unit and flexible spray head over, hand basin with tiled splashbacks and light/shaver point/mirror over, low level wc, radiator, wall and ceiling lights.

BEDROOM 2: (rear) (16' 1'' x 15' 1'' into chimney recess) (4.90m x 4.59m)
ceiling cornice, picture rail, fireplace surround/overmantel, upvc double glazed windows, deep built-in wardrobe/storage cupboard, radiator.

BEDROOM 3: (rear) (15' 2'' x 12' 6'') (4.62m x 3.81m)
ceiling cornice, upvc double glazed windows, period fireplace surround/overmantel, hand basin in tiled surround with light/shaver point over, built-in boiler/storage cupboard with Worcester gas boiler.

BEDROOM 4: (front) (16' 8'' x 10' 6'' into chimney recess) (5.08m x 3.20m)
ceiling cornice, picture rail, wood framed double glazed sash window, wall mounted gas fire, shelved walk-in wardrobe/storage cupboard, radiator.

BATH & SHOWER ROOM: (side) (6' 10'' x 6' 10'') (2.08m x 2.08m)
suite in tiled surrounds, hand basin, panelled bath with electric shower unit over plus rail and curtain, sash window with roller blind, radiator.

SEPARATE WC: (side) (9' 1'' x 3' 7'') (2.77m x 1.09m)
white suite, low level wc, hand basin, casement window with leaded lights.

SECOND (TOP) FLOOR

LANDING:
skylight, access hatch on to roof, doors off to:-

BEDROOM 5: (rear) (20' 4'' into chimney recesses x 12' 5'' into sloping ceiling) (6.19m x 3.78m)
(measured into wall below sloping ceiling at approx 4'0/1.22m min height above floor level) dormer box bay with upvc double glazed window and far reaching views across the city to the Dundry Hills in the distance, radiator, door to eaves space with electric light and inverter unit.

BEDROOM 6: (front) (19' 9'' into chimney recess x 12' 0'' into sloped ceiling) (6.02m x 3.65m)
(measured into wall below sloping ceiling at approx. 3'0/0.91m min height above floor level) arched dormer bay with upvc double glazed window, period fireplace surround/overmantel, Velux double glazed opening skylight window, radiators.

BATH & SHOWER ROOM/WC: (side) (7' 0'' x 6' 2'') (2.13m x 1.88m)
white suite in tiled surrounds, panelled bath with system fed shower unit and spray head over, low level wc, hand basin with shaver points and mirror behind, Velux double glazed opening skylight window, radiator.

OUTSIDE

FRONT GARDEN & PARKING: (approx. 45' 0'' to front of bay window x 32' 0'' wide) (13.71m x 9.75m)
a generous front garden with pavioured hardstanding providing off street parking for 3 cars, lawn and numerous borders well stocked with flowering plants, shrubs, bushes and ornamental trees, pathway to main front entrance door.

REAR GARDEN with Outhouses: (approx. 150' 0'' max/135ft min depth x 31' 0'' width) (45.69m x 9.44m)
(overall dimensions inclusive of utility/wc/outhouses and measured from main rear wall of house) big & beautiful, a wonderful green haven, south west facing, extensive paved/flagstone sitting out terrace, side gate & passage through to front, water tap on kitchen wall, outside light, extensive lawned areas extending in sections throughout most of the length of the garden and interspersed with profusely stocked bordered areas containing a plethora of flowering plants, shrubs and fruit trees including apple, pear and plum together with soft fruit bushes and wild cherry tree, two garden ponds, boundaries with a mixture of stone walls, fences and hedges. 5ft x 3ft garden shed and mature red maple tree at the far end of the garden, Outhouses: Brick & Tile Shed: (11'9 x 6'0) (3.58m x 1.83m). Greenhouse/Potting Shed: (approx. 19'0 x 6'0) (5.79m x 1.83m)

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690.

FIXTURES & FITTINGS:
all carpets and curtains throughout, the gas cooker, washing machine and dishwasher are included in the sale. Any other items of this nature not mentioned in these particulars 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: G.

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.