GROUND FLOOR

APPROACH:
from the pavement there is a dwarf stone wall and impressive gate pillars with pathway leading alongside the house to the front entrance. Solid wood panelled front door with brass door furniture and stained glass fanlight, opening to:-

ENTRANCE VESTIBULE: (7' 2'' x 4' 5'') (2.18m x 1.35m)
having tessellated tiled flooring, tall moulded skirtings, dado rail, simple moulded cornicing, ceiling light point. Part stained glass wooden door with side panels and overlights opening to:-

RECEPTION HALL: (20' 4'' x 6' 3'') (6.19m x 1.90m)
a spacious reception hall having an elegant turning staircase ascending to the top floor with handrail and ornately carved spindles. Stairs descend to a half landing leading through to the dining room and also benefits from an understairs storage cupboard. Exposed wooden floorboards with insulation installed beneath, tall moulded skirtings, dado rail, simple moulded cornicing, part stained glass multi-paned window to the side elevation. Radiator and ceiling light point. Stripped pine four-panelled doors with brass door furniture and moulded architraves, opening to:-

DRAWING ROOM: (15' 11'' x 15' 3'' max into bay window) (4.85m x 4.64m)
a gracious principal reception room with 10'3/3.12m ceiling height, having bay window to the front elevation comprising three wooden double glazed sash windows overlooking a pretty front courtyard style garden. Central period fireplace with open fire, decorative tiled slips, cast iron surround, slate hearth and an ornately carved Carrera marble mantelpiece. Recesses to either side of the chimney breast, exposed wooden floorboards, tall moulded skirtings, picture rail, ornate moulded cornicing, ornate ceiling rose. Radiator and ceiling light point.

LIVING ROOM: (15' 7'' x 10' 6'' max into bay window) (4.75m x 3.20m)
virtually full width bay window which comprises three wooden double glazed sash windows and enjoys a westerly orientation overlooking the rear garden. Central period fireplace with coal effect gas fire, decorative tiled slips, cast iron surround, ornately carved slate mantelpiece and tiled hearth. Tall moulded skirtings, picture rail, simple moulded cornicing, ornate ceiling rose. Built-in cupboards to either side of the chimney breast with fitted bookshelving above. Radiator and ceiling light point.

DINING ROOM: (12' 0'' x 9' 3'') (3.65m x 2.82m)
wooden double glazed sash window enjoying a westerly orientation and overlooking the rear garden. Central period fireplace with ornately carved mantelpiece, recess (ideal for woodburning stove) and tiled hearth. Recesses to either side of the chimney breast (one with original floor to ceiling double opening cupboards). Exposed wooden floorboards, tall moulded skirtings, ceiling light point, radiator. Part obscure glazed stripped pine door opening to:-

KITCHEN: (15' 9'' x 6' 9'') (4.80m x 2.06m)
dual aspect with picture window to the side elevation and upvc double glazed door opening externally plus double opening multi-paned doors to rear leading out to the west facing garden. Base and eye level shaker style units, comprehensively fitted with an array of cabinets, drawers and shelving. Granite effect roll edged worktop surfaces with splashback tiling and pelmet lighting. Stainless steel central sink with draining board to side and mixer tap over. Integral Neff 4 ring gas hob plus electric fan oven and pull out extractor hood. Space and plumbing for dishwasher, space and plumbing for washing machine and space for tall fridge/freezer. Ceramic tiled flooring, inset ceiling downlights and radiator.

FIRST FLOOR

LANDING:
enjoying natural light via an original part stained glass skylight with light from Velux window on the roof. Moulded skirtings, dado rail, simple moulded cornicing and ceiling light point. Bedrooms accessible from half landings. Four-panelled stripped pine doors with brass door furniture and moulded architraves, opening to:-

BEDROOM 1: (16' 2'' x 15' 3'' max into bay window) (4.92m x 4.64m)
bay window to the front elevation comprising three wooden double glazed sash windows. Period fireplace with recesses to either side of the chimney breast (one with original stripped pine double opening wardrobe and cupboards above), tall moulded skirtings, picture rail, radiator, ceiling light point. Four-panelled door with brass door furniture and moulded architraves, opening to:-

En-Suite Shower Room/WC: (7' 0'' x 5' 8'') (2.13m x 1.73m)
large walk-in style shower with low level shower tray, shower screen, built-in shower unit plus handheld shower attachment and waterfall style overhead shower. Low level dual flush wc. Wash hand basin with double opening cupboard, mixer tap and splashback tiling. Obscure wooden sash window to the front elevation, heated towel rail/radiator, moulded skirtings, picture rail, inset ceiling downlights, extractor fan.

BEDROOM 2: (15' 7'' x 10' 11'') (4.75m x 3.32m)
virtually full width bay window to the rear elevation enjoying beautiful far reaching rooftop views in a westerly direction towards Redland and Cotham in the distance which comprises three wooden double glazed sash windows. Ornate cast iron fireplace with recesses to either side of the chimney breast, moulded skirtings, picture rail, radiator, ceiling light point.

BEDROOM 3: (12' 6'' x 9' 7'') (3.81m x 2.92m)
off lower mezzanine half landing; wooden double glazed sash window to the rear elevation with rooftop views. Ornate cast iron fireplace with recesses to either side of the chimney breast (one with original double opening stripped pine built-in wardrobe plus cupboards above and drawer below). Additional built-in wardrobe, moulded skirtings, radiator, ceiling light point.

BEDROOM 4: (12' 7'' x 9' 7'') (3.83m x 2.92m)
off upper mezzanine half landing; wooden double glazed sash window with far reaching rooftop views towards Redland in the distance. Ornate cast iron fireplace with recesses to either side of the chimney breast, moulded skirtings, ceiling light point, radiator, fitted book shelving. Loft access with pull down ladder (loft with further potential subject to first obtaining the necessary consents. Illuminate strip light and Velux window).

FAMILY BATHROOM/WC: (6' 6'' x 5' 8'') (1.98m x 1.73m)
panelled bath with mixer tap and handheld shower attachment plus shower screen and fully tiled surround. Low level flush wc. Pedestal wash hand basin with hot and cold water taps plus splashback tiling. Moulded skirtings, obscure glazed sash window to the side elevation, picture rail, heated towel rail, inset ceiling downlights.

OUTSIDE

FRONT COURTYARD STYLE GARDEN: (25' 0'' x 18' 6'') (7.61m x 5.63m)
a pretty front garden set behind a dwarf stone wall and designed for ease of maintenance with a fine assortment of mature shrubs and climbing plants. Pedestrian gate to side giving access to the rear garden.

REAR GARDEN: (34' 0'' x 25' 0'') (10.36m x 7.61m)
a gardener's paradise with sunny westerly orientation. Immediately to one side of the kitchen accessed via side door and to the rear accessed via double doors there are two sitting out areas for afternoon sun at varying times of the day. The remainder of the garden is level and principally laid to lawn with deep shrub borders featuring an array of mature shrubs including sweet apple tree, climbing passion flower, roses and jasmine, mahonia, fuchsia, cotoneaster and gooseberry bush to name but a few. Small garden pond. Outside water and external lighting. Door with steps down to useful:-

Cellar Storage Room: (15' 0'' x 10' 1'') (4.57m x 3.07m)
having restricted head height.

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 with 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.