GROUND FLOOR

APPROACH:
from the pavement, a dwarf stone wall with wrought iron railings and clipped hedgerow plus wrought iron pedestrian gate opening onto a pathway leading via the front courtyard to the front entrance. Solid wood panelled front door with fanlight, opening to:-

ENTRANCE VESTIBULE:
tessellated tiled flooring, tall moulded skirtings, dado rail and simple moulded cornicing. Part glazed stripped pine panelled door with overlight, opening to:-

ENTRANCE HALLWAY:
exposed wooden floorboards, tall moulded skirtings, dado rail, concealed radiator, ceiling light point. Elegant and wide staircase ascending to the first floor with handrail and ornately carved spindles. Two useful understairs storage cupboards (one with pull-out shoe rack). Stripped pine four-panelled doors with moulded architraves, opening to:-

SITTING ROOM: (14' 11'' x 13' 3'' max into bay) (4.54m x 4.04m)
a gracious principal reception room having virtually full width bay window to the front elevation comprising four wooden double glazed sash windows with obscure etched glass overlights. Central period fireplace with coal effect gas fire, decorative tiled slips, cast iron surround, ornately carved wooden mantelpiece and tiled hearth. Recesses to either side of the chimney breast, tall moulded skirtings, picture rail, simple moulded cornicing, two radiators, ceiling light point with rose.

LIVING ROOM: (11' 9'' x 10' 7'') (3.58m x 3.22m)
exposed wooden floorboards, ornate cast iron fireplace with coal effect gas fire and slate hearth, recesses to either side of the chimney breast (both having double opening base and raised height cupboards), tall moulded skirtings, picture rail, radiator, ceiling light point with rose. Open doorway through to the kitchen/dining room open walkway through to:-

GARDEN ROOM: (16' 10'' x 6' 4'') (5.13m x 1.93m)
a side return extension undertaken by our vendor clients which now provides a light filled additional reception room. Having high sloping ceiling with three Velux windows plus wooden double glazed casement double doors with side panels and overlight overlooking and opening externally to the south facing rear garden. Exposed wooden floorboards, Victorian style radiator, inset ceiling downlights, raised height complimentary shelf. Internal multi-paned sash window through to the kitchen/dining room. Open doorway through to:-

KITCHEN/DINING ROOM: (20' 11'' x 9' 11'') (6.37m x 3.02m)
having been also extended during our vendor clients ownership with wooden double glazed casement bi-folding doors overlooking and opening externally onto the south facing rear garden. Comprehensively fitted with an array of shaker style base and eye level units combining drawers, cabinets, plate rack and shelving. Original glazed display cabinet plus base level cabinets and drawers with solid roll edged worktop over. The remainder of the kitchen also has roll edged wooden worktop surfaces with travertine splashback tiling and pelmet lighting. Ceramic sink with draining board to side and swan neck mixer tap over. Integral appliances including Britannia electric/gas range cooker with canopy extractor hood over, dishwasher, tall fridge/freezer and washing machine. Exposed wooden floorboards, double opening pantry cupboard with shelving, two ceiling light points, two Victorian style radiators, ample space for table and chairs.

CLOAKROOM/WC:
low level dual flush wc, wall mounted wash hand basin with mixer tap, timber panelled walls to dado height, exposed wooden floorboards, complimentary shelf, wall light point, inset ceiling downlight, extractor fan, radiator.

FIRST FLOOR

SPLIT LEVEL LANDING:
part galleried over the stairwell with handrail and ornately carved spindles, dado rail, two ceiling light points, elegant turning staircase ascending to the second floor. Stripped pine four-panelled doors with moulded architraves, opening to:-

BEDROOM 2: (15' 0'' x 13' 3'') (4.57m x 4.04m)
virtually full width bay window to the front elevation comprising four wooden double glazed sash windows, tall moulded skirtings, radiator, picture rail, ceiling light point. His and hers built-in wardrobes with cupboards above. Four-panelled door with moulded architraves opening to:-

En-Suite Shower Room/WC: (10' 9'' x 4' 5'') (3.27m x 1.35m)
part opaque wooden double glazed sash window to the front elevation. Built-in shower cubicle with folding glass door, fully tiled surround, wall mounted shower unit and an overhead circular shower. Low level flush wc with concealed cistern. Wash hand basin with hot and cold water taps and splashback tiling. Tall moulded skirtings, Victorian style radiator with heated towel rail, picture rail, ceiling light point, inset ceiling downlights, inset wall lights, extractor fan.

BEDROOM 3: (11' 10'' x 10' 10'') (3.60m x 3.30m)
multi-paned wooden double glazed sash window to the rear elevation enjoying a southerly orientation. Airing cupboard housing wall mounted Valliant gas fired combination boiler with shelving surround and cupboard above. Built-in wardrobe with slatted shelving and cupboard above. Victorian style radiator, tall moulded skirtings, picture rail, ceiling light point.

BEDROOM 4: (10' 2'' x 9' 11'') (3.10m x 3.02m)
multi-paned wooden double glazed sash window to the rear elevation with southerly orientation. Tall moulded skirtings, complimentary shelving, ornate cast iron fireplace, radiator, ceiling light point.

BATHROOM/WC: (6' 7'' x 6' 2'') (2.01m x 1.88m)
panelled bath with mixer tap and telephone style shower attachment plus wall mounted shower unit and an overhead circular shower. Low level flush wc. Pedestal wash hand basin with hot and cold water taps. Partially timber panelled walls to dado height, opaque wooden double glazed casement window to the side elevation, heated towel rail/radiator, ceiling light point, inset ceiling downlights.

SECOND FLOOR

LANDING:
enjoying plenty of natural light via a Velux window to the rear elevation with fitted blind. Ceiling light point and moulded skirtings. Door opening to:-

BEDROOM 1: (20' 5'' x 10' 10'') (6.22m x 3.30m)
dual aspect with upvc double glazed double doors to the rear elevation enjoying fabulous rooftop views and Juliet balcony plus southerly orientation. A pair of Velux windows to the front elevation with fitted blinds. Generous built-in wardrobes and eaves storage cupboard, engineered oak flooring, Victorian style radiator, tall moulded skirtings, inset ceiling downlights. Door to:-

Wet Room Style En-Suite Shower/WC: (7' 1'' x 5' 9'') (2.16m x 1.75m)
walk-in style shower with wall mounted shower unit, handheld shower attachment and an overhead circular shower. Low level dual flush wc with concealed cistern. Wall mounted wash hand basin with mixer tap. Tiled flooring and fully tiled walls, heated towel rail/radiator, base level double opening cupboard, inset ceiling downlights, extractor fan. Velux window to the front elevation with fitted blind.

OUTSIDE

FRONT COURTYARD:
designed for ease of maintenance and stone chipped with clipped hedge border along the front boundary wall providing privacy plus mature shrubs.

REAR GARDEN: (27' 0'' x 17' 2'') (8.22m x 5.23m)
enjoying a sunny direct south facing orientation and enjoying the maximum amount of the day’s sunshine. Enclosed on all three sides by a combination of brick walls and timber fencing. Again, designed for ease of maintenance and paved with ample space for garden furniture, potted plants and barbecuing etc. Shaped borders that feature an array of mature shrubs and climbing plants. Outside water tap. Useful garden shed with three windows. Gate to rear onto vehicular access lane.

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 with a perpetual yearly rent charge of £5.0s.0d p.a. This information should be checked with your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: D