GROUND FLOOR

APPROACH:
from the pavement there is a dwarf stone wall with wrought iron railings and pedestrian gate opening onto a pathway leading alongside the house to the front entrance. Solid six-panelled wooden door with brass door furniture and fanlight, opening to:-

ENTRANCE VESTIBULE: (9' 4'' x 4' 9'') (2.84m x 1.45m)
having tessellated tiled flooring and tiled walls to dado rail, tall moulded skirtings, coat hooks, wall light point, high sloping Perspex roof. Door opening externally with steps down to the rear garden. Part stained glass door with side panels and overlights, opening to:-

RECEPTION HALL: (20' 8'' x 7' 9'') (6.29m x 2.36m)
a spacious reception hall having an elegant and wide staircase ascending to the first floor with handrail and ornately carved spindles. Exposed wooden floorboards, tall moulded skirtings, ornate moulded cornicing, Victorian style radiator, ceiling light point, wall light point. Stairs descending to the lower ground floor. Panelled doors with moulded architraves, opening to:-

DRAWING ROOM: (18' 7'' x 13' 7'' max into bay window) (5.66m x 4.14m)
a gracious principal reception room, having full width bay window to the front elevation comprising four tall sash windows. Central period fireplace with inset woodburning stove set upon a slate hearth. Base level cabinets to either side of the fireplace with floating bookshelving above. Exposed wooden floorboards, tall moulded skirtings, picture rail, simple moulded cornicing, ceiling detailing, ceiling light point, two Victorian style radiators.

STUDY: (13' 9'' x 9' 5'') (4.19m x 2.87m)
a pair of tall sash windows to the front elevation, period fireplace with ornately carved mantelpiece, recesses to either side of the chimney breast (both with cupboards and bookshelving), exposed wooden floorboards, tall moulded skirtings, simple moulded cornicing, radiator, ceiling light point.

SEMI OPEN-PLAN KITCHEN/DINING ROOM: (24' 8'' x 15' 7'') (7.51m x 4.75m)
spanning the entire width of the house and loosely divided as follows:-

Kitchen: (15' 7'' x 10' 8'') (4.75m x 3.25m)
comprehensively fitted with an array of handle-less soft coving base and eye level units combining drawers, cabinets and shelving. Solid wooden worktop surfaces with splashback tiling and pelmet lighting, undermount Belfast style sink with swan neck mixer tap over. Stainless steel Range cooker set into chimney breast (available by separate negotiation) with tiled surround and extractor fan. Integral dishwasher. Space for American style fridge/freezer. Exposed wooden floorboards, vertical Victorian style radiator, inset ceiling downlights, three ceiling light points. Double opening casement doors with overlight opening externally onto the timber deck. Steps up to:-

Dining Room: (15' 8'' x 13' 9'') (4.77m x 4.19m)
a pair of tall sash windows overlooking the rear garden, cast iron fireplace with impressive ornately carved Carrera marble mantelpiece and decorative tiled hearth, recesses to either side of the chimney breast, exposed wooden floorboards, tall moulded skirtings, picture rail, simple moulded cornicing, ceiling detailing, inset ceiling downlights, two vertical Victorian style radiators.

SHOWER ROOM/WC: (7' 5'' x 2' 10'') (2.26m x 0.86m)
shower cubicle with low level shower tray, fully tiled surround, built-in shower unit plus overhead circular shower and handheld shower attachment. Low level dual flush wc. Wall mounted wash hand basin with mixer tap and splashback tiling. Tiled flooring, moulded skirtings, heated towel rail, inset ceiling downlights, extractor fan.

LOWER GROUND FLOOR

WORKSHOP/OFFICE/UTILITY SPACE: (23' 4'' x 13' 2'' extending to 17'6) (7.11m x 4.01m/5.33m)
a pair of multi-paned double doors opening externally to the rear garden, additional multi-paned sash window overlooking the rear garden, wooden flooring, inset ceiling downlights, radiator. Roll edged wooden worktop surface with space and plumbing below for washing machine and tumble dryer, plus wall mounted cupboards.

FIRST FLOOR

SPLIT LEVEL LANDING:
enjoying plenty of natural light via lantern light, moulded skirtings, radiator, simple moulded cornicing, ceiling light point. Stairs ascending to bedroom 5. Stripped pine panelled doors with moulded architraves, opening to:-

BEDROOM 4: (15' 8'' x 10' 8'') (4.77m x 3.25m)
multi-paned sash window to the rear elevation with rooftop views, ornate cast iron fireplace with recesses to either side of the chimney breast (one with fitted wardrobes), concealed wall mounted Vaillant gas fired combination boiler, moulded skirtings, radiator, ceiling light point.

BEDROOM 1: (18' 7'' x 13' 7'' max into bay) (5.66m x 4.14m)
full width bay window to the front elevation comprising four sash windows, moulded skirtings, simple moulded cornicing, radiator, ceiling light point.

BEDROOM 2: (15' 7'' x 13' 10'') (4.75m x 4.21m)
a pair of sash windows overlooking the rear garden with rooftop views, chimney breast with recesses to either side, moulded skirtings, radiator, simple moulded cornicing, ceiling light point.

BEDROOM 3: (13' 9'' x 9' 7'') (4.19m x 2.92m)
a pair of sash windows to the front elevation, ornate cast iron fireplace with decorative tiled slips, recesses to either side of the chimney breast, moulded skirtings, radiator, ceiling light point.

FAMILY BATH/SHOWER ROOM/WC: (8' 8'' x 7' 10'') (2.64m x 2.39m)
fitted with high quality white sanitaryware. Panelled bath with built-in mixer tap and tiled surround. Built-in shower with tiled surround plus overhead circular shower and handheld shower attachment. Dual flush wc with concealed cistern. Wall mounted wash hand basin with mixer tap and splashback tiling. Tiled flooring, moulded skirtings, heated towel rail, two obscure glazed sash windows to the side elevation, inset ceiling downlights, extractor fan.

BEDROOM 5: (15' 9'' x 10' 8'') (4.80m x 3.25m)
high sloping ceiling with exposed beam, sash window to the rear elevation with rooftop views, ornate cast iron fireplace, recesses to either side of the chimney breast, radiator, ceiling light point. Raised cupboard door to loft storage space

OUTSIDE

DRIVEWAY PARKING:
flint chipped off street parking for one car.

FRONT GARDEN:
designed for ease of maintenance with pathways and raised shrub borders plus a row of clipped box hedging along the front boundary wall.

REAR GARDEN: (46' 0'' x 28' 0'') (14.01m x 8.53m)
a delightful well-tended garden enclosed on three sides by stone walling and an assortment of established shrubs and climbers. Immediately to the rear of the kitchen there is a timber deck which offers ample space for garden furniture and from here steps descend to a larger lower deck providing further outside entertaining space including built-in seating. Useful storage space beneath the upper deck. The remainder of the garden is level and principally laid to lawn with deep shrub borders to either side. A particular feature of the garden is an established pink flowering magnolia and wisteria. Steps to one side lead back to the entrance vestibule.

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.