GROUND FLOOR

APPROACH:
the property is approached over its driveway down side pathway up to obscure glazed leaded windowed wooden door into:-

ENTRANCE HALLWAY:
central hallway providing access to all principal rooms on this level. Timber flooring throughout the hallway. Radiator, built in cupboards and shelving, natural light from door and sash window on half landing. Staircase rising to the first floor with 2 understairs storage cupboards one of which houses Vaillant gas fired combination boiler with lighting with further cupboard suitable for coat hanging space and storage, simple ceiling mouldings.

SITTING ROOM: 15' 3'' x 12' 1'' (4.64m x 3.68m)
original wood framed sash window with low level sill to the front elevation overlooking Berkeley Road, simple ceiling mouldings with attractive central ceiling rose, fireplace with tiled surrounds, wooded mantle, slate hearth surrounding working wood burner and alcoves either side of the chimney breast. Radiator on opposing wall to window.

STUDY/MUSIC ROOM: 12' 9'' x 9' 8'' (3.88m x 2.94m)
an immensely useful internal room naturally lit from borrowed light from the hallway, simple ceiling mouldings, timber flooring continues from the hallway, radiator with radiator cover. The room has a multitude of uses and is currently used as an office.

SHOWER ROOM/WC:
a recently installed ground floor shower room with wood framed double glazed skylight with low level shower tray with sliding door, tiled enclosure, thermostatically controlled exposed variable mixer rain head shower with further shower attachment. Tiled flooring, close coupled wc, matching hand basin with mixer tap, tessellated tiled splashback, wall mirror with LED lighting, heated towel rail and ceiling mounted extractor fan.

KITCHEN/BREAKFAST ROOM: 19' 7'' x 14' 1'' (5.96m x 4.29m)
a superb extended kitchen with wood framed double glazed bi-folding doors opening directly onto the garden, fully terracotta style tiled floor with further natural lighting from 3 wood framed double glazed skylights either side of a wood burning stove on a plinth with slate hearth. Fixed kitchen units along one wall with eye and floor level cupboards, roll edged work surfaces with tiled splashback, integrated 1? bowl stainless steel sink with mixer tap and drainer, integrated 4 ring gas top hob with electric oven below and extractor hood over. Space for dishwasher and fridge/freezer. Ample space on imposing wall for free standing dressers and the central area of the kitchen is useful for kitchen/breakfast table as well as further seating around the wood burner.

UTILITY CUPBOARD: 4' 5'' x 3' 9'' (1.35m x 1.14m)
a small utility cupboard with space and plumbing for 2 further kitchen appliances with corner hand basin, splashback tiling.

FIRST FLOOR

HALF LANDING:
staircase rises to half landing naturally lit by wood framed sash window to the side elevation, timber flooring, Airing Cupboard with wooden slatted shelving. Loft access hatch into a small portion of the roof, door into:

BEDROOM 2: 16' 2'' x 7' 3'' (4.92m x 2.21m)
dual aspect room with wood framed sash windows to rear and side elevations, radiator, built in wardrobes. Further steps up from half landing rise to:

MAIN LANDING:
providing access to all remaining rooms. Further loft access hatch providing access to the main section of the roof, door into:

BEDROOM 1: 13' 11'' x 12' 2'' (4.24m x 3.71m)
wood framed double glazed sash window to the front elevation overlooking Berkeley Road, timber flooring continues, built in wardrobe to one side of central chimney breast with cast iron insert fireplace, wooden surround and slate hearth. Radiator on opposing wall to window.

BEDROOM 3: 12' 0'' x 7' 0'' (3.65m x 2.13m)
wood framed sash window to the rear elevation, radiator and timber flooring continues from the landing.

BATHROOM/WC:
naturally lit by wood framed double glazed skylight, recently installed matching bathroom suite comprising square edged hand basin set into cabinet with mixer tap and splashback tiling, wall mounted mirror with LED lighting, electrically controlled heated towel rail, close coupled wc, wall mounted extractor fan, tiled floor, square edged acrylic bath with mixer tap and splashback tiling around the enclosure.

OUTSIDE

OFF STREET PARKING:
at the front of the property there is a stone chipped hardstanding area with decorative block paving with iron railings to one side and wall to the other providing ample space for 2 cars.

Side access passage which is partially covered perfect for bikes etc. leads to:-

REAR GARDEN:
a true gardeners garden, an extensive rectangular plot extending away from the property offering 3 notable sections with mature lawned section with a central apple tree as a focal point. This opens to a central stone chipped seating area with a variety of medium sized trees and central pond which further extends to the largest and most open section of garden with raised beds for an extensive vegetable and herb garden. There is a wood store, summer house and further seating area in the sunniest rear part of the garden which provides a southerly aspect back towards the house. At the foot of the garden the garden widens to include a larger extension of the plot which incorporates the recently built garden office and further timber shed on hardstanding area behind the garden office.

GARDEN OFFICE: 13' 11'' x 7' 0'' (4.24m x 2.13m)
wooden clad fully double glazed and insulated garden office with power and lighting with attractive decked area immediately abutting the front door. Suitable for home office or recreational room.

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.