GROUND FLOOR

APPROACH:
via garden path leading beside small front courtyard garden to the main front door to the house.

ENTRANCE VESTIBULE:
high ceilings with ceiling coving and original tessellated tiled floor. Beautiful part stained glass period door leading through into:-

ENTRANCE HALLWAY:
a staircase rising through the centre of the property with generous understairs storage recess. Doors leading off to sitting room, reception 2/family room and kitchen/breakfast room.

SITTING ROOM: (front) (15' 2'' into bay x 13' 2'' into chimney recess) (4.62m x 4.01m)
a pretty bay fronted sitting room with original cornicing and central ceiling rose, picture rail, exposed stripped floorboards. Attractive cast iron fireplace with inset tiles, pine surround and mantle and slate hearth. Built-in period display cabinet and storage to chimney recess. Bay to front comprising sash windows, radiator.

RECEPTION 2/FAMILY ROOM: (16' 9'' max x 13' 2'') (5.10m x 4.01m)
high ceilings with ceiling coving, picture rail. Feature fireplace with brick chimney recess and timber surround. Door accessing a generous walk-in storage cupboard. Radiators, part glazed door with windows beside and over providing access out onto the courtyard rear garden.

KITCHEN/BREAKFAST ROOM: (16' 1'' x 7' 6'') (4.90m x 2.28m)
a modern fitted kitchen comprising base and eye level cupboards and drawers with roll edged laminate worktops over and inset stainless steel sink and drainer unit. Integrated stainless steel double oven, 4 ring gas hob with extractor fan over. Further appliance space for washing machine and fridge. Step leads down into a small breakfast area with window to rear and part glazed door to side accessing the level courtyard rear garden.

FIRST FLOOR

LANDING:
staircase continues up to the second floor landing. Doors leading off to bedroom 1, bedroom 2 and bathroom/wc.

BEDROOM 1: (front) (16' 7'' max into built-in wardrobe x 12' 10'') (5.05m x 3.91m)
two sash windows to front, radiator, period fireplace with built-in shallow wardrobes to chimney recesses.

BEDROOM 2: (13' 2'' max into built-in storage cupboards x 12' 7'') (4.01m x 3.83m)
a double bedroom with an attractive period fireplace, built-in cupboards to chimney recesses, large sash window to rear, radiator, exposed stripped floorboards.

BATH/SHOWER ROOM/WC: (8' 4'' x 7' 5'' plus 6'2 x 7'5) (2.54m x 2.26m plus 1.88m x 2.26m)

Bathroom:
with panelled bath, sash window to rear, boiler cupboard housing Worcester gas boiler. Two steps lead down to:-

Shower Room/WC:
shower enclosure with Triton electric shower, low level wc and pedestal wash hand basin. There are windows to side, radiators and extractor fan.

SECOND FLOOR
The second floor loft conversion likely pre-dates building regulations.

LANDING:
landing with Velux window to side and two low level doors accessing two attic storage rooms.

REAR ATTIC ROOM: (12' 8'' x 7' 8'' max taken below sloped ceilings) (3.86m x 2.34m)
window to rear and radiator.

FRONT ATTIC ROOM: (12' 10'' x 7' 10'' max taken below sloped ceilings) (3.91m x 2.39m)
a second attic room with double glazed window to side and a radiator.

OUTSIDE

FRONT COURTYARD GARDEN:
level courtyard front garden mainly laid to stone chippings with pathway providing a useful recess for bin and recycling storage. There is a low level period boundary wall and two shrubs providing privacy.

REAR COURTYARD GARDEN: (26' 0'' x 17' 0'' max reducing to 8'5 min) (7.92m x 5.18m/2.57m)
a level low maintenance courtyard rear garden mainly laid to paving and stone chippings with flower border and brick and stone boundary walls.

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. We also understand that there is a perpetual yearly rent charge of £6.6s.0d p.a. This information should be checked by your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: D

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.