GROUND FLOOR

APPROACH:
via attractive brick pillars providing the entrance to a tarmaced driveway with level front garden beside. The driveway leads up to an impressive stone arched covered entrance with original tessellated tiled floor, low level meter cupboard and a part stained glass period door providing the main entrance into the house.

ENTRANCE HALLWAY: 22' 5'' x 4' 3'' (6.83m x 1.29m)
high ceilings with original ceiling cornicing and feature archway, impressive staircase leading up to the first floor landing with understairs storage cupboard, solid oak flooring, dado rail, radiator with decorative cover, alarm control panel, coat hooks and doors leading off to the sitting room, reception 2/family room and the kitchen/dining room. Wall mounted thermostat control for the central heating.

SITTING ROOM: (front) 16' 10'' x 14' 4'' max into chimney recess (5.13m x 4.37m)
wonderful high ceilings with original ceiling coving and picture rail, wide bay to front comprises period windows with attractive stained glass panels over, feature fireplace with wood burning stove and radiators.

RECEPTION 2/FAMILY ROOM: 20' 8'' x 11' 11'' max into chimney recess (6.29m x 3.63m)
a large second reception room with double doors leading directly out onto the south facing garden, high ceilings with original ceiling cornicing and picture rail, feature fireplace with wood burning stove, radiator and plenty of natural light provided by the windows and doors to rear and the south facing aspect.

KITCHEN/DINING ROOM: 30' 5'' max into kitchen area x 11' 3'' across in dining area (9.26m x 3.43m)
a sociable kitchen/dining room with a hand built fitted kitchen comprising base and eye level Farrow & Ball painted shaker style units with oak woodblock worktop over and inset 1½ bowl sink and drainer unit, integrated appliances including a Britannia range cooker, AEG dishwasher, AEG washer/dryer and a fridge/freezer, ample storage cupboards and Worcester gas central heating boiler, concealed within one of the kitchen units, high level obscure glazed windows to side providing plenty of natural light into the kitchen, as well as the double glazed door to rear providing a seamless access out onto the rear garden. In the dining area there is ample space for dining table and chairs and a built in larder storage cupboard in the same style as the kitchen units, as well as a radiator with decorative cover, inset spotlights and solid oak flooring.

FIRST FLOOR

LANDING:
a spacious landing with doors off to all 4 bedrooms and the principal bathroom/wc, a loft hatch provides access up into a large loft storage space offering potential for conversion (subject to any necessary consents).

BEDROOM 1: (front) 17' 3'' max into bay x 12' 0'' max into built in wardrobes (5.25m x 3.65m)
a good sized principal double bedroom with high ceilings, ceiling cornicing, bay window to front containing original windows with stained glass panels over and offering a lovely open outlook over the St Ursula’s school playing fields opposite, built in wardrobes and storage cupboards and a radiator.

BEDROOM 2: 12' 5'' x 11' 5'' (3.78m x 3.48m)
a double bedroom with high ceilings, double glazed sliding sash style window to side, radiator, corner Airing Cupboard housing the hot water cylinder and door accessing:

En Suite Shower Room/wc: 6' 10'' x 6' 3'' (2.08m x 1.90m)
a white suite comprising shower enclosure with system fed shower, low level wc with concealed cistern, wall mounted wash basin, heated towel rail, Velux skylight window and door leading through to an adjoining dressing room.

Dressing Room: 10' 5'' x 6' 4'' (3.17m x 1.93m)
useful additional room, perfect as a dressing room or home office tucked away at the rear of the building with a pleasant outlook over rear and neighbouring gardens through the double glazed sash style window to rear. Further natural light provided by Velux skylight window, radiator.

BEDROOM 3: 11' 11'' max into chimney recess x 11' 5'' (3.63m x 3.48m)
high ceilings, radiator and double glazed sliding sash style window to rear providing a lovely open outlook over the rear and neighbouring gardens.

BEDROOM 4: 13' 11'' x 6' 8'' (4.24m x 2.03m)
(currently used as a study) a pretty bedroom with original partly glazed doors, with window above, which open inwards with a Juliet balcony outside and a radiator.

FAMILY BATHROOM/WC: 8' 6'' x 5' 7'' (2.59m x 1.70m)
a white suite comprising of panelled bath with system fed shower over, low level wc with concealed cistern, wall mounted wash basin, electric rain sensor remote controlled Velux skylight window, heated towel rail, inset spotlights, extractor fan and built in wall mirror.

OUTSIDE

FRONT GARDEN & OFF ROAD PARKING:
there is a driveway to the front of the property providing off road parking for one car with a dropped kerb in front and level garden beside containing various shrubs framed with attractive low level period boundary walls and pillars at the entrance to the driveway.

REAR GARDEN: 60' 0'' x 20' 0'' (18.27m x 6.09m)
a level south facing garden of a good size with central lawn section with pebble pathway leading to one side framed with box hedging towards the top of the garden where there is a raised seating area and handy pedestrian gated rear access. Closest to the property there is a sunken paved seating area, perfect for outdoor barbequing and entertaining. The property has an open feel due to the size of neighbouring gardens and the expanse of sky with its southerly orientation giving a bright and cheery feel.

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.