GROUND FLOOR

APPROACH:
via concrete driveway leading beside the compact lawned front garden where pathway leads off to the front door to the property via entrance vestibule. Adjacent to the garage door, there is also handy gated side access to the left-hand side which leads past the side of the house to the rear garden. Upvc double glazed doors open into to:-

ENTRANCE VESTIBULE:
a generous covered entrance with wooden front door accessing the main entrance hallway with obscure glass panel. A convenient space for shoes/coats and general storage etc having fitted shelving & coat hooks. Sash window with obscured glass to right hand side elevation allowing plenty of natural light through, ceiling light point, door opening to:-

ENTRANCE HALLWAY:
a welcoming entrance hallway with staircase ascending to the first-floor landing, laid with fitted carpet, gas radiator, central heating thermostat, inset spotlights. Doors leading off to sitting room, open plan kitchen/ dining/family space. Other door accesses a ground floor wc/ utility/cloakroom beneath the stairs providing internal access into garage and low level understairs storage cupboard.

SITTING ROOM:  13' 9'' x 13' 5'' (4.19m x 4.09m)
large separate room laid with fitted carpet and double glazed upvc windows overlooking front elevation towards front garden allowing plenty of natural light. Moulded skirting boards, light point, gas radiator, internet & phone point, cast iron fireplace.

KITCHEN/DINING/FAMILY SPACE:
open plan but measured and described separately as below:

KITCHEN:  16' 10'' x 16' 5'' (5.13m x 5.00m)
recently extended by the current owners to a high standard, an exceptionally wide room with side return extension fitted with a variety of wall, base & drawer units. Double glazed bi-folding doors lead out to decking/patio area, plenty of natural light being provided from upvc double glazed windows to front elevation with leafy outlook overlooking rear garden and two large Velux skylights overhead. Roll edged engineered oak work tops with stylish red tiled splash back surround on two sides. Integrated fridge/freezer, integrated 5 ring gas induction hob with extractor hood over, stylish integrated 1½ bowl sink with stainless steel swan neck tap over and drainer unit to side. Inset ceiling downlights, gas radiator, double gas oven, two wall mounted shelving units, stylish tiled flooring throughout. This well-designed space further benefits from central island/breakfast bar with roll edged engineered oak work tops and a handful of drawer units for general storage etc. Adjacent to the kitchen is a large separate room which is currently being used as a family space but could be utilised for a variety of different purposes including separate dining room:

DINING/FAMILY SPACE:  12' 2'' x 11' 6'' (3.71m x 3.50m)
conveniently adjacent to the kitchen space, a large and light room with upvc double glazed doors overlooking the rear elevation towards rear garden and subsequently leading out to the decking/patio area. Laid with fitted carpet, gas radiator, moulded skirting boards, ceiling rose with light point. Bi-folding doors from kitchen and upvc double glazed doors from dining/snug space lead out onto decked patio area and onto rear garden.

UTILITY/CLOAKROOM/WC:  7' 2'' x 5' 6'' (2.18m x 1.68m)
situated below the staircase is a concealed space with low-level wc and a combination of wall & base units to side as well as a stainless steel sink with tap over and drainer unit to side. Space for free/standing washer dryer and cupboards housing electric and gas meters, internal door leads through to single garage:

FIRST FLOOR

LANDING:
turning staircase rises from ground floor. To the left hand side elevation as ascending is a double glazed upvc window with stained glass proving natural light through. Doors radiate off to bed 1, 2 & 3 as well as the family bathroom and separate WC.

BEDROOM 1:  14' 2'' x 11' 5'' (4.31m x 3.48m)
exceptionally large master bedroom into the bay of the front elevation overlooking the front garden and road via upvc double glazed windows. Laid with fitted carpet, gas radiator, moulded skirting boards and light point.

BEDROOM 2:  12' 2'' x 11' 7'' (3.71m x 3.53m)
benefiting from an elevated and leafy outlook to the rear elevation of the rear garden via upvc double glazed windows, this room is laid with wood laminate flooring, moulded skirting boards, large integrated wardrobe space, light point, gas radiator.

BEDROOM 3:  8' 7'' x 8' 6'' (2.61m x 2.59m)
laid with fitted carpet, light point, moulded skirting boards, gas radiator, upvc double glazed window overlooking front elevation towards driveway and road.

BATHROOM/WC:
well-proportioned and practical space with tiled effect laminate flooring, bath with stainless steel wall mounted shower head and controls over. Wall standing hand wash basin with stainless steel effect taps over, low-level wc, wall mounted medicine cabinet, shaving point, inset ceiling down lights and upvc obscured double glazed windows overlooking leafy rear elevation towards rear garden.

SEPARATE WC:
a convenient space housing a low-level wc with upvc double glazed obscured glass to side elevation.

OUTSIDE

OFF STREET PARKING & FRONT GARDEN:
there is a concrete driveway to the front of the home providing off street parking for one car with a level lawned front garden beside and low-level boundary wall. The driveway leads up to the garage.

DECKING/PATIO AREA:
large space laid with wooden decking and enjoying a south-westerly facing aspect and subsequently being the perfect alfresco dining area enjoying plenty of sun. Steps descend to rear garden and this landing also provides handy access beneath for general storage accessed via small wooden gate beneath. Steps descend to:

REAR GARDEN:
truly exceptional 90ft x 30ft sunny garden laid to lawn with wood panelled boundary fence to one side and the other alongside the rear boundary containing well stocked flower borders containing various shrubs, roses and trees providing a degree of privacy. Beside & below the patio/decking area is a side entrance via wooden gate which leads beside the property to the front driveway.

GARAGE:
currently being used as a workshop space, yet equally provides excellent storage as well as the potential to house a single vehicle. This convenient space has power and electricity and is fitted with a manual up & over door.

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 Leasehold for the remainder of a 999 year lease which commenced on 24 June 1933 with an annual ground rent of £6.15s 0d. 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.