HALL FLOOR

APPROACH:
via driveway laid to stone chippings providing valuable off road parking for two vehicles, the driveway leads up the left hand side of the property towards the main entrance door, opening into:-

ENTRANCE HALLWAY: (19' 1'' x 6' 5'' max inclusive of staircase) (5.81m x 1.95m)
a generous central entrance hallway with high ceilings, original ceiling cornicing, exposed stripped floorboards with inset floor mat, original staircase rising to first floor landing and door accessing staircase descending to the lower ground floor landing. Radiator. Doors off to sitting room and kitchen/dining room.

SITTING ROOM: (16' 8'' into bay x 16' 3'' into recess) (5.08m x 4.95m)
a bay fronted sitting room with high ceilings, original ceiling cornicing and central ceiling rose, bay to front comprising double glazed sash windows, exposed stripped floorboards, period open fireplace, built-in low level cabinets and book shelving to chimney recesses, radiator, cable tv point.

KITCHEN/DINING ROOM: (21' 11'' into chimney recess x 13' 5'') (6.68m x 4.09m)
a wonderful large sociable kitchen/dining/living area with a south-westerly orientation overlooking the rear garden, hand-built shaker style kitchen with quartz worktop and integrated appliances including two eye level Neff ovens and fridge/freezer. Appliance space for dishwasher. Various cupboards, drawers and pantry cupboard. Built-in bench seat with storage beneath and ample space for dining table/chairs and seating furniture. Feature fireplace with wood burning stove, tiled splashback and tiled hearth. Exposed stripped floorboards, high ceilings with ceiling cornicing, grey aluminium framed double glazed windows to rear. Tall grey aluminium framed double glazed double doors to rear seamlessly access the raised decked terrace, which in turn lead out onto the sunny rear garden. Radiator and tv point.

FIRST FLOOR

LANDING:
a spacious landing with Velux skylight window over providing plenty of natural light into the landing and stairwell, doors lead off to three double bedrooms, a family bathroom/wc and separate cloakroom/wc.

BEDROOM 1: (front) (16' 11'' into recess x 13' 8'') (5.15m x 4.16m)
a good sized double bedroom with high ceilings, built-in wardrobes, exposed stripped period floorboards, double glazed sash windows to front, ceiling cornicing, radiator, high level built-in storage shelf.

BEDROOM 2: (rear) (13' 10'' x 11' 2'') (4.21m x 3.40m)
high ceilings, double glazed sash window to rear, exposed stripped floorboards, radiator.

BEDROOM 3: (rear) (10' 7'' x 9' 8'') (3.22m x 2.94m)
a double bedroom with high ceilings, exposed stripped floorboards, period fireplace, radiator, double glazed sash window to rear.

BATHROOM/WC:
white suite comprising panelled bath with system fed dual headed shower over and glass shower screen, low level wc, wash hand basin with storage cabinet beneath, radiator, high ceilings with ceiling coving, inset spotlight, extractor fan, double glazed window to front.

CLOAKROOM/WC:
high level Velux window, low level wc.

LOWER GROUND FLOOR
The lower ground floor offers great flexibility with its independent access from the rear, this generous space can be used as further living accommodation, additional bedroom, or as rental income for lodgers/guests.

LANDING:
central landing beneath the entrance hallway with recessed utility area with plumbing and appliance space for washing machine and dryer and built-in sink. Radiator. Door accessing low level cloakroom/wc. Further door into:-

BEDROOM/LIVING ROOM: (20' 7'' x 12' 7'') (6.27m x 3.83m)
a generous open plan bedroom/living space with a range of built-in units along one side including a sink and integrated fridge. Large window to rear and further door to rear accessing the garden, radiator, door accessing:-

En-Suite Shower Room/WC:
shower enclosure, low level wc, wash hand basin and radiator.

OUTSIDE

OFF STREET PARKING & FRONT GARDEN:
the front of the property is landscaped to stone chippings providing off road parking for two cars. There is a pathway leading up the left hand side of the property where there is handy gated access through to the rear garden and independent entrance to the lower ground floor.

REAR GARDEN: (approx. 55' 0'' x 26' 0'') (16.75m x 7.92m)
a south-westerly facing level rear garden with raised deck seating area closest to the kitchen/dining space and further seating area below. The garden is mainly laid to lawn with a wonderful mature silver birch tree, various further trees and shrubs and a lily pond. The garden has a green backdrop provided by the steep wooded railway verge behind for the local Temple Meads to Severn Beach line. Outdoor tap, covered bicycle storage area, gated side access to the driveway.

RAILWAY LINE:
This property backs onto the Severn Beach railway line and you should be aware of the following: 1. Noise will be experienced at this property from trains that run on this line and you should make careful investigations as to the timetable of such train journeys (timetables can of course be the subject of change in the future).

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.