GROUND FLOOR

APPROACH:
from the pavement, there is a dwarf stone all with pathway leading alongside the house to the front entrance door. Solid wood panelled front door with brass door furniture and stained glass fan light, opening to:-

ENTRANCE PORCH: 6' 11'' x 6' 0'' (2.11m x 1.83m)
a most welcoming and bright entrance with tessellated tiled flooring, sloping Perspex and timber framed roof, ceiling light point plus wall light point. Multi-paned obscure glazed wooden door with overlight giving access to the rear garden. Part obscured glazed door with stained glass side panels and overlights open to:-

RECEPTION HALLWAY: 21' 8'' x 6' 10'' (6.60m x 2.08m)
a spacious introduction with exposed wooden floorboards, elegant and wide turning staircase ascending to the first floor with ornately carved spindles and handrail, understairs storage cupboard, original butler’s pantry, tall moulded skirtings, radiator, ceiling light point. Panelled doors with moulded architraves opening to:-

DRAWING ROOM: 17' 10'' x 13' 4'' (5.43m x 4.06m)
bay window to front elevation comprising three tall wooden double glazed sash windows. Central coal-effect gas fire with cast iron surround, slate hearth and an ornately carved stone mantlepiece. Recesses to either side of the chimney breast, tall moulded skirtings, picture rail, simple moulded cornicing, ceiling light point, radiator.

BATHROOM/WC: 13' 2'' x 9' 6'' (4.01m x 2.89m)
originally a study. Panelled bath with mixer tap and tiled surround, shower cubicle with wall mounted shower unit and handheld shower attachment, low level flush wc, pedestal wash handbasin with hot and cold water taps. Part opaque wooden double glazed sash window to the front elevation, tall, moulded skirtings, built-in cupboards, chimney breast with recesses to either side, radiator, picture rail, simple moulded cornicing, ceiling light point.

DINING ROOM: 17' 10'' x 13' 9'' (5.43m x 4.19m)
internal bay window accessing the garden via the breakfast room with multi-paned double doors plus overlights and sash windows to either side. Central open fire with recesses to either side of the chimney breast, tall moulded skirtings, ornate moulded cornicing, radiator, ceiling light point.

BREAKFAST ROOM: 13' 0'' x 12' 5'' (3.96m x 3.78m)
double opening double glazed casement doors overlooking and opening externally to the rear garden with double glazed windows to either side, high sloping roof with wall to wall skylight windows, moulded skirtings, radiator, three wall light points, ceiling light point. Part glazed door opening to:-

KITCHEN: 12' 3'' x 10' 4'' (3.73m x 3.15m)
comprehensively fitted with an array of base and eye level units combing drawers and cabinets, roll-edged granite effect worktop surfaces with splashback tiling, 1½ bowl sink with draining board to side and swan neck mixer tap over. Integral appliances include eye level electric double oven, 4 ring electric hob and pull-out extractor hood. High sloping ceiling with wall to wall skylight windows, radiator, moulded skirtings, ceiling light point. Part glazed wooden door overlooking and opening externally to the rear garden. Internal window through to the conservatory. Part glazed door with overlight and windows to either side opening to:-

UTILITY ROOM: 14' 3'' x 9' 6'' (4.34m x 2.89m)
roll-edged granite effect worktops with drawers and cupboards below, wall mounted shelving, space and plumbing for washing machine, space for dishwasher and tall fridge/freezer, chimney breast with recesses either side, moulded skirtings, stainless steel sink with drainer unit to side, illuminate strip light.

FIRST FLOOR

SPLIT LEVEL LANDING:
tall moulded skirtings, simple moulded cornicing, ceiling light point. Turning staircase ascending to the second floor with ornately carved spindles and handrail. Panelled doors with moulded architraves opening to:-

BEDROOM 4: 13' 3'' x 9' 8'' (4.04m x 2.94m)
ornately carved mantlepiece with boarded fireplace and recesses to either side of the chimney breast, wooden double glazed sash window to the front elevation, tall moulded skirtings, simple moulded cornicing, radiator, ceiling light point.

BEDROOM 3: 14' 3'' x 9' 8'' (4.34m x 2.94m)
Double glazed window to rear elevation, ornate cat iron fireplace with recesses to either side of chimney breast, moulded skirtings, radiator, ceiling light point.

BEDROOM 2: 17' 0'' x 13' 11'' (5.18m x 4.24m)
wide south facing bay window overlooking the rear garden and comprising four wooden double glazed sash windows, chimney breast with recesses to either side, tall moulded skirtings, simple moulded cornicing, ceiling light point.

BEDROOM 1: 17' 11'' x 13' 10'' (5.46m x 4.21m)
wide bay window to the front elevation with pleasant outlook along this tree-lined road and comprising three wooden double glazed sash windows. Chimney breast with recesses to either side, tall moulded skirtings, simple moulded cornicing, radiator, ceiling light point.

BATHROOM/WC: 7' 4'' x 6' 9'' (2.23m x 2.06m)
panelled bath with wall mounted mixer tap, fully tiled surround, shower screen, handheld shower attachment and an overhead circular shower. Wall mounted wash handbasin with mixer tap and splash back tiling, low level dual flush wc. Tiled flooring, part opaque wooden glazed sash window to the side elevation, Victorian style heated towel rail/radiator, inset ceiling downlights, extractor fan.

SECOND FLOOR

LANDING:
panelled door with moulded architraves opening to:-

BEDROOM 5: 14' 3'' x 9' 9'' (4.34m x 2.97m)
dormer style window to the rear elevation enjoying a sunny orientation, moulded skirtings, chimney breast with recesses to either side, radiator, ceiling light point.

LOFT ROOM: 15' 3'' x 8' 11'' (plus 7’10” x 3’11”) (4.64m x 2.72m)
in need of enhancement but with plenty of scope having exposed wooden floorboards, high sloping ceiling, illuminate strip light and loft access. Door to:-

Boiler room: 6' 8'' x 3' 7'' (2.03m x 1.09m)
wall mounted Weismann gas fired combination boiler plus separate hot water cylinder and pressurised tank, Velux window to the front elevation. There is also a significant amount of loft space located a t the rear half of the house which offers further exciting scope to expand if necessary, subject to the necessary planning and building consents.

OUTSIDE

FRONT GARDEN:
set behind a dwarf stone wall with section of lawn and deep shrub borders featuring a variety of rose bushes.

REAR GARDEN: 70' 0'' x 29' 0'' (21.32m x 8.83m)
immediately to the rear of the kitchen and breakfast room there is a paved patio with ample space for garden furniture, potted plants and barbecuing etc. having return side access to the entrance porch. Remainder of the garden is principally laid to lawn and level with wide borders that feature an array of flowering plants and mature shrubs, plus two apple trees. Enclosed on all three sides by brick walls which provide a good amount of privacy and of course enjoying a fantastic southerly facing orientation. Rear pedestrian gate giving access to a small forecourt in front of:-

ATTACHED GREENHOUSE: 6' 11'' x 6' 4'' (2.11m x 1.93m)
uvpc double glazed with sloping Perspex roof.

DETACHED GARAGE: 15' 0'' x 7' 6'' (4.57m x 2.28m)
metal up and over door.

SEMI-DETACHED COACH HOUSE: 15' 8'' x 15' 2'' (4.77m x 4.62m)
Wooden vehicular doors opening out onto the forecourt in front of the single garage, opaque glazed window, light and power connected, personal door to the rear garden. Temporary steps to:-

FIRST FLOOR: 15' 0'' x 12' 4'' (4.57m x 3.76m)
exposed wooden floorboards, and high sloping roof with exposed beams and trusses, wooden serving hatch to the front elevation.

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 and subject to a yearly rent charge of £10. 10s. 0d. This information should be checked by your legal adviser.

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.