GROUND FLOOR

APPROACH:
via pathway leading beside the ample driveway off road parking, up the left hand side of the house where you will find the main entrance into the property.

ENTRANCE PORCH: (9' 0'' x 5' 3'') (2.74m x 1.60m)
a useful area with high ceilings, built-in coat hooks, tiled floor, double glazed door providing handy access straight through to the rear garden. Impressive part stained glass Victorian doors leading through into:-

RECEPTION HALL: (19' 6'' x 6' 6'') (5.94m x 1.98m)
a welcoming wide entrance hallway with high ceilings, ceiling coving and picture rail, feature Victorian archway, impressive staircase rising up to the first floor landing with understairs storage cupboard. Wall mounted Worcester thermostat for the central heating, period style radiators. Doors leading off to sitting room, reception 2/family room, reception 3/snug, reception 4/gym and the kitchen/breakfast room.

SITTING ROOM: (front) (22' 3'' into bay x 13' 4'' into chimney recess) (6.78m x 4.06m)
a lovely bay fronted sitting room with high ceilings, original ceiling coving, picture rail and ceiling rose. Feature recessed fireplace with woodburning stove, slate hearth and stone surround and mantel. Wide bay to front comprises double glazed sliding sash style windows. Period style radiators and tv point.

RECEPTION 2/FAMILY ROOM: (18' 4'' x 13' 8'' into chimney recess) (5.58m x 4.16m)
a large elegant reception room with high ceilings, original ceiling coving, central ceiling rose and picture rail, feature fireplace, period style radiator and two large sliding sash style double glazed windows to front.

RECEPTION 3/SNUG: (12' 0'' x 10' 11'' into recess) (3.65m x 3.32m)
currently used as a separate tv room with double glazed windows to side, radiator, high ceilings and a picture rail.

RECEPTION 4/GYM: (18' 1'' x 8' 2'' incl. of corner cloakroom/wc) (5.51m x 2.49m)
a fourth reception room, currently used as a gym, but equally would make an excellent home office. With double glazed windows to rear overlooking the rear garden, radiator, wood flooring, high ceilings with picture rail and door accessing:-

Cloakroom/WC:
low level wc and wash basin.

KITCHEN/BREAKFAST ROOM: (15' 10'' x 11' 4'') (4.82m x 3.45m)
a modern bright family kitchen/breakfast room comprising base and eye level cupboards and drawers with wood block effect worktop over and inset 1 ½ bowl sink and drainer unit, integrated eye level double oven and 4 ring ceramic hob. Further appliance space and plumbing for dishwasher, washing machine, dryer and fridge/freezer. Central island with overhanging breakfast bar providing seating, engineered oak flooring, large double glazed window to rear overlooking the rear garden and part double glazed door to side accessing the rear garden.

FIRST FLOOR

LANDING:
an impressive original stained glass window to rear with secondary double glazing providing plenty of natural light through the landing and stairwell. There are doors off to bedrooms 1, 2, 3 and 4 and further doors off the lower mezzanine landing to bedroom 5 and the family bathroom.

BEDROOM 1: (front) (16' 7'' x 13' 4'' into chimney recess) (5.05m x 4.06m)
a good sized double bedroom with high ceilings, picture rail, two double glazed sliding sash style windows to front, period style radiator, door accessing:-

En Suite Shower Room/WC:
white suite comprising walk-in shower enclosure with dual headed system fed shower, low level wc and pedestal wash basin. Tiled walls and floor, heated towel rail, extractor fan and small double glazed window to side.

BEDROOM 2: (front) (18' 4'' x 13' 2'' into chimney recess) (5.58m x 4.01m)
a good sized double bedroom with high ceilings, picture rail, two sliding sash style double glazed windows to front, period style radiator.

BEDROOM 3: (13' 10'' x 12' 7'') (4.21m x 3.83m)
a double bedroom with large double glazed sliding sash style window to side, picture rail and period style radiator.

BEDROOM 4: (18' 3'' x 8' 6'') (5.56m x 2.59m)
a double bedroom with high ceilings, picture rail, period fireplace, period style radiator and double glazed window to rear overlooking the rear garden.

BEDROOM 5: (off lower mezzanine half landing) (11' 8'' x 9' 10'') (3.55m x 2.99m)
a double bedroom with ceiling coving, radiator, double glazed window to rear overlooking the rear garden.

FAMILY BATHROOM/WC: (7' 10'' x 5' 8'') (2.39m x 1.73m)
white suite comprising a claw foot period style roll edged bath with system fed shower over and glass shower screen, wc with high level cistern, wash hand basin, chrome effect heated towel rail, tiled floor and walls, double glazed window to side.

OUTSIDE

FRONT GARDEN/OFF STREET PARKING:
the wide frontage of the property has been landscaped with brick paving providing off street parking for three vehicles side by side, with a raised railway sleeper border to one side and pathway to the other up to the main front door of the property.

REAR GARDEN: (39' 0'' max reducing to 26'0 min x 34' 0'') (11.88m/7.92m x 10.36m)
a level low maintenance rear garden mainly laid to astroturf with generous decked seating area closest to the kitchen providing plenty of outdoor entertaining space. There is a large garden shed, outdoor tap and handy side access pathway through the entrance porch to the front of the property.

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.

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.