GROUND FLOOR

APPROACH:
the property is approached over its block paved driveway up to rounded arch porch with outside lighting and wood effect double glazed door into:-

ENTRANCE PORCH:
an enclosed porch with chessboard tiled floor and space for coats and shoes etc. Further obscured wood effect double glazed windows and door into:-

ENTRANCE HALLWAY:
upvc double glazed window to side elevation overlooking side passageway. Turning staircase straight ahead which ascends to first floor landing, understairs cupboard housing consumer unit Ethernet cable terminate to all rooms and BT Openreach connection. Radiator, wood effect laminate flooring, dado rail. Door into:-

SITTING ROOM: 15' 0'' x 11' 11'' (4.57m x 3.63m)
wood effect laminate flooring continuing from the hallway, upvc double glazed windows to front elevation set into shallow angled bay with plantation style shutters, radiator on opposing wall. Stone fireplace surround with hearth and woodburning stove, flanked on both sides by built-in shelving with cabinets below.

OPEN PLAN KITCHEN/DINING ROOM: 22' 11'' x 19' 8'' (6.98m x 5.99m)
a large open plan space with fully tiled floors throughout and powder coated double glazed folding doors opening onto the garden along the entire back wall. Further natural light from three Velux skylights with integrated electric blinds. Storage cupboard. Ample space for dining table etc.

KITCHEN:
completely open plan with adjacent room but described separately. Eye and floor level kitchen units with metro tile splashback, upstand with matching square edged quartz worktops, matching island unit with integrated 1 1/3rd bowl enamel sink with swan neck mixer tap and drainer. Integrated appliances include a 5 ring gas hob, Bosch dishwasher, wine cooler, Neff double oven and Worcester combi boiler. Space for American style fridge/freezer.

CLOAKROOM/WC:
positioned under the staircase accessed from the hallway, decorative tiled floor, close coupled wc, corner hand basin with mixer tap and metro tile splashback.

FIRST FLOOR

LANDING:
dado rail, natural light from double glazed Velux skylight situated above the turning staircase to the second floor, with further upvc double glazed window to side elevation on the half landing, dado rail. Doors into:-

BEDROOM 2: 15' 1'' x 11' 11'' (4.59m x 3.63m)
upvc double glazed windows to front elevation set into shallow bay with radiator on opposing wall, dado rail, four built-in double wardrobes along one entire wall with the centre pair having mirrored doors.

BEDROOM 3: 15' 1'' x 12' 2'' (4.59m x 3.71m)
upvc double glazed window to rear elevation overlooking garden, dado rail and radiator.

BEDROOM 4: 8' 11'' x 7' 5'' (2.72m x 2.26m)
upvc double glazed window to front elevation, picture rail, radiator, loft access hatch.

BATHROOM/WC:
twin obscured upvc double glazed windows to rear elevation, fully tiled walls and floor. White suite comprising close coupled wc, pedestal hand basin with mixer tap, ‘P’ shaped bath with mixer tap and ‘Mira’ mains fed rainhead shower with further shower attachment and side screen. Mains fed heated towel rail and wall mounted extractor fan.

SECOND FLOOR

BEDROOM 1: 17' 3'' x 10' 3'' (5.25m x 3.12m)
upvc double glazed window to rear elevation overlooking garden and far reaching views back towards Bishopston and Redland. Radiator beneath window. Three separate built-in wardrobes. Fully boarded large storage area in the remainder of roof space. Internal door into:-

En-Suite Shower Room/WC:
obscured double glazed window to rear elevation, fully tiled walls, corner shower cubicle with Mira Sport electric shower, worktop mounted hand basin with mixer tap, under sink cupboards, wc with concealed cistern, heated towel rail, wall mounted extractor fan. Airing Cupboard.

OUTSIDE

HOME OFFICE/GARDEN STUDIO & WORKSHOP/STORE ROOM:
divided into two sections and described separately as follows:-

Home Office/Studio: 14' 1'' x 12' 9'' (4.29m x 3.88m)
with upvc double glazed windows and door facing back towards the garden, fully insulated with power, wired ethernet and lighting. Wood effect laminate flooring. Ample space for home office/gym/studio etc.

Workshop/Store Room: 14' 1'' x 7' 3'' (4.29m x 2.21m)
upvc double glazed window to side providing natural light over an insulated workshop/store room with power and lighting. Wooden floor.

REAR GARDEN: 31' 6'' x 24' 8'' (9.59m x 7.51m)
a westerly facing rear garden with raised decking immediately abutting the folding doors from the extension, outside power supply and lighting. Can also be accessed via side passage via security gate adjacent to the parking, where there is outside water supply and further power supply closer to the front parking. A central lawn is bordered on two sides by timber fencing.

PARKING:
22’9”/6.93m wide block paved parking bay to front elevation providing ample parking for at least two vehicles.

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.

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.