GROUND FLOOR

APPROACH:
via pathway and steps leading up to the main front door beside the front garden into the entrance vestibule.

ENTRANCE VESTIBULE: 3' 9'' x 3' 0'' (1.14m x 0.91m)
high ceilings with ceiling coving, alarm control panel, central heating thermostat, dado rail and part glazed door leading through to the entrance hallway.

ENTRANCE HALLWAY:
high ceilings, exposed stripped floorboards, staircase rising to first floor landing with useful pull out boot and cloaks storage beneath, radiator, high level meter cupboard, doors leading off to sitting room, dining room/reception 2 and kitchen/breakfast room.

SITTING ROOM: (front) 14' 10'' max into bay x 13' 4'' max into chimney recess (4.52m x 4.06m)
an elegant bay fronted sitting room with high ceilings and original cornicing and picture rail, central ceiling rose, 4 period double glazed sliding sash windows to front with built in plantation shutters, feature fireplace with gas coal effect fire, inset tiles, timber surround and tiled hearth. Built in bookcases and storage cabinets to chimney recesses, exposed stripped floorboards and radiator.

DINING ROOM/RECEPTION 2: 11' 5'' x 10' 8'' max into chimney recess (3.48m x 3.25m)
high ceilings with picture rail, exposed stripped floorboards, radiator and window to rear overlooking side return courtyard section of the rear garden.

KITCHEN /BREAKFAST ROOM: 21' 0'' x 12' 0'' (6.40m x 3.65m)
a magnificent large sociable kitchen/breakfast room with a beautiful bespoke kitchen comprising hand painted base level units, oak block worktop over, inset Belfast style sink, integrated slimline dishwasher, fridge and wine cooler, overhanging breakfast bar, space for breakfast table, dual aspect windows to rear and side with the rear window overlooking the rear garden, inset spotlights, door accessing recessed utility cupboard (with plumbing and appliance space for washer/dryer and freezer), tiled floor with under floor heating, radiator and part glazed door leading out to the rear garden.

FIRST FLOOR

LANDING:
spacious landing with doors off to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc, loft hatch with pull down ladder accessing generous loft storage space with potential for a loft conversion (subject to any necessary consents).

BEDROOM 1: (front) 14' 10'' max into bay x 11' 9'' max into chimney recess (4.52m x 3.58m)
double bedroom with wide bay to front comprising 4 double glazed sliding sash style windows, built in wardrobe to chimney recess, radiator and door accessing:

En Suite Shower Room/wc: 8' 4'' x 4' 11'' (2.54m x 1.50m)
a beautifully appointed shower room comprising an oversized walk in shower enclosure with dual headed system fed shower, low level wc and pedestal wash basin, double glazed sash window to front, heated towel rail/radiator, tiled floor, inset spotlights and extractor fan.

BEDROOM 2: (rear) 11' 6'' x 11' 1'' max into chimney recess (3.50m x 3.38m)
double bedroom with double glazed sash window to rear and radiator.

BEDROOM 3: (rear) 12' 5'' x 12' 0'' max into chimney recess (3.78m x 3.65m)
a large double glazed sash window to rear overlooking the rear garden, built in wardrobe and storage cupboard (housing Worcester gas boiler).

FAMILY BATHROOM/WC: 8' 7'' x 5' 0'' (2.61m x 1.52m)
low level wc, double ended panelled bath with central mixer taps and shower attachment, wash hand basin with storage cabinet beneath, window to side, inset spotlights, chrome effect heated towel rail.

OUTSIDE

GARDENS:

Front:
small courtyard front garden with high level hedgerow providing privacy. Built in bike store/shed.

Rear:
lovely westerly facing rear garden, attracting much of the afternoon summer sunshine, with a central lawned section with flower borders beside and steps leading up to a raised decked area providing space for seating and garden shed, gated rear access onto a shared rear lane (also gated).

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 such as carpets etc. 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.