GROUND FLOOR

APPROACH:
from the pavement of Fairlawn Road, proceed up the tarmac driveway which is labelled 1-12 The Maltings, which leads into the off street parking area. Keep to the left hand side and proceed up the pathway where the private entrance door to the number 5 can be found on the right hand side via the raised walkway.

ENTRANCE HALLWAY:
via double glazed front door -a large welcoming hallway with built-in storage cupboard housing Worcester boiler, ceiling light point, radiator, skirting boards, wood effect flooring, stairs leading to first floor landing and also descends to lower ground floor. Door leading to:-

SITTING ROOM: 18' 11'' x 12' 4'' (5.76m x 3.76m)
two ceiling light points, double glazed window overlooking the front elevation, radiator, TV point, original wooden ceiling beam with metal column, skirtings boards.

FIRST FLOOR

LANDING:
ceiling light point, built-in cupboard housing hot water cylinder, original wooden beam with original metal column. Stairs ascend to second floor landing. Doors leading to bedroom 2, bedroom 4 and family bathroom/wc.

BEDROOM 2: 13' 3'' x 8' 11'' (4.04m x 2.72m)
double bedroom with window overlooking front elevation, ceiling light point, radiator, skirting boards.

BEDROOM 4: 9' 3'' x 9' 3'' (2.82m x 2.82m)
double glazed window overlooking the front elevation, ceiling light point, radiator, original wooden ceiling beam, skirting boards.

BATHROOM/WC:
a contemporary re-fitted bathroom suite comprising low level wc with concealed cistern, wash handbasin with chrome mixer tap over, panelled bath with waterfall shower over, ceiling light point, two wall light points, extractor fan, tiled surrounds, wall mounted vertical radiator, skirting boards.

SECOND FLOOR

LANDING:
feature vaulted ceiling with original wooden beams, three ceiling light points, skirting boards, doors leading to bedroom 1 and bedroom 3.

BEDROOM 1: 14' 1'' x 12' 0'' (4.29m x 3.65m)
double bedroom with double glazed window overlooking front elevation, vaulted ceiling with high level mezzanine storage area accessed via wooden ladder, wardrobe area in recess, ceiling light point, radiator, skirting boards. Wall opening to:-

Ensuite shower room/wc:
a modern, contemporary suite comprising low level wc, with concealed cistern, wash handbasin set on marble effect worktop, double shower enclosure with waterfall shower over, glass shower screen, tiled surround, inset ceiling downlighters, extractor fan, skirting boards.

BEDROOM 3: 9' 6'' x 9' 3'' (2.89m x 2.82m)
double bedroom with double glazed window overlooking the front elevation, vaulted ceiling with ceiling light point and original wooden beam, radiator, skirting boards.

LOWER GROUND FLOOR

HALLWAY:
stairs descend from entrance hallway, ceiling light point, understairs storage/utility cupboard, wood effect flooring. Doors leading to kitchen/dining room and:-

CLOAKROOM/WC:
white suite comprising low level wc with concealed cistern, petite wash handbasin, tiled surrounds, ceiling light point, skirting boards.

KITCHEN/DINING ROOM: 18' 11'' x 17' 5'' (5.76m x 5.30m)
described separately as follows:

Kitchen:
fitted with a range of wall, base and drawer units with square edge oak worktop over and matching upstands. Inset stainless steel sink with mixer tap over, integrated Smeg oven with 4 ring gas hob and extractor fan over, integrated slimline dishwasher, space for fridge and freezer. Breakfast bar area, two ceiling light points.

Dining area:
ample space for dining furniture, original metal column, radiator, window overlooking front elevation, wood effect flooring, skirting boards, double glazed French doors leading out onto a private front courtyard.

OUTSIDE

PRIVATE FRONT COURTYARD: 31' 0'' x 17' 0'' (9.44m x 5.18m)
a stunning and sunny outside space having a south westerly aspect, accessed directly from the kitchen/dining room, with an area of lazy lawn and a raised decked terrace, partially covered by the raised walkway above. Steps lead up onto front pathway and upper section of courtyard which is mainly laid to chippings. Storage shed. Flower bed housing a variety of mature trees, plants and shrubs. Enclosed by a mixture of brick walls and bamboo/rattan fencing. A lovely tranquil space which offers a good degree of privacy.

OFF STREET PARKING:
there is one allocated parking space for the property which is located in the front parking area and is labelled no.5. There are also 3 visitor spaces available for guest usage

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.

SERVICE CHARGE:
it is understood that at the time of writing these particulars there is a monthly service charge of £25 for the upkeep of communal grounds. 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.