GROUND FLOOR

APPROACH:
from the brick pavioured driveway there an open-fronted porch with inset ceiling downlight. Part obsure uvpc double glazed door opening to:-

ENTRANCE HALL:
wood effect ceramic flooring, moulded skirtings, inset ceiling downlight. Part glazed wooden door opening to:-

SEMI OPEN-PLAN KITCHEN/DINING/LIVING ROOM:
a fabulous, light filled family kitchen entertaining space, loosely divided as follows:-

LIVING ROOM: 15' 0'' x 11' 8'' (4.57m x 3.55m)
high sloping double glazed roof with fitted Sanderson blinds, wood effect ceramic flooring, moulded skirtings, radiator, 4 wall light points, inset ceiling downlights. Walkway through to the inner hall. Wide wall opening through to:-

KITCHEN/DINING ROOM: 20' 8'' x 9' 8'' (6.29m x 2.94m)
comprehensively fitted with an array of sleek gloss, handleless soft closing base and eye level units combining drawers and cabinets, roll edged granite worktops with matching upstands, splashback tiling and pelmet lighting. Undermount centre sink tidy with 'insinkerator' and swanneck mixer tap. Integral appliances include combi microwave/oven, electric oven, warming tray, tall fridge, tall freezer, 4 ring induction hob, stainless steel extractor hood and dishwasher. Wide window to the front elevation with granite sill and part high sloping ceiling with 2 Velux windows. Breakfast bar and ample space for table and chairs, wood effect ceramic flooring, moulded skirtings, radiator, inset ceiling downlights. Wall opening to:-

INNER HALL:
a continuation of the wood effect ceramic flooring, moulded skirtings, ceiling light point, understairs storage cupboard. Turning staircase ascending to the first floor with oak handrail and reinforced glass balustrade. Laundry room with space and plumbing for washing machine and tumble dryer, ceiling light point. Part glazed double doors opening through to the drawing room/ground floor ensuite bedroom. Door to:-

CLOAKROOM/WC:
low level dual flush wc, wall mounted wash handbasin with mixer tap, tiled flooring and partially tiled walls, extractor fan, ceiling light point.

DRAWING ROOM/GROUND FLOOR ENSUITE DOUBLE BEDROOM: 22' 6'' x 15' 11'' (6.85m x 4.85m)
enjoying a sunny south-easterly orientation with sliding door and side panel overlooking and opening externally to the rear garden, additionally further window also overlooking the rear garden. Tiled flooring, moulded skirtings, 2 radiators, inset ceiling downlights. Doors to:-

Kitchenette Cupboard:
Stainless steel sink with draining board to side and mixer tap over, plus cupboards/drawers below and above, partially tiled walls, ceiling light point.

Ensuite shower room: 8' 11'' x 4' 2'' (2.72m x 1.27m)
wet room style shower with built-in shower unit and overhead waterfall shower, low level dual flush wc, pedestal wash handbasin with mixer tap, tiled flooring and walls, heated towel rail/radiator, inset ceiling downlights, extractor fan, wall mounted mirrored cupboard with integral lighting, recessed mirror with complementary granite shelf.

FIRST FLOOR

PART GALLARIED LANDING:
part galleried over the stairwell towards the living room with oak handrail and reinforced glass balustrade, large window to the front elevation, moulded skirtings, ceiling light point. Loft access. Doors to:-

BEDROOM 1: 13' 0'' x 12' 4'' (3.96m x 3.76m)
window overlooking the rear garden with silvan outlook, wall to wall built-in wardrobes, moulded skirtings, radiator, ceiling light point. Door to:-

Ensuite shower room: 8' 11'' x 4' 6'' (2.72m x 1.37m)
wet room style shower with built-in shower unit and overhead waterfall shower, low level dual flush wc, pedestal wash handbasin with mixer tap, fully tiled walls and flooring, heated towel rail/radiator, inset ceiling downlights, extractor fan, wall mounted mirrored cupboard with integral lighting, complementary granite shelf, window to the front elevation with plantation style shutters.

BEDROOM 2: 13' 0'' x 9' 10'' (3.96m x 2.99m)
window overlooking the rear garden with silvan outlook, built-in wardrobes, moulded skirtings, radiator, ceiling light point.

BEDROOM 3: 10' 4'' x 9' 7'' (3.15m x 2.92m)
sloping ceiling with 2 Velux windows plus additional window to the side elevation, built-in base level cupboards and drawers, moulded skirtings, radiator, ceiling light point. Door to eaves storage cupboard.

BATHROOM/WC: 5' 6'' x 5' 6'' (1.68m x 1.68m)
p-shaped bath with mixer tap plus wall mounted shower unit and handheld shower attachment, low level dual flush wc, pedestal wash handbasin with mixer tap, fully tiled walls and flooring, heated towel rail/ radiator, inset ceiling downlights, extractor fan.

OUTSIDE

OFF STREET PARKING:
space on brick pavioured driveway for 2 cars.

GARAGE: 17' 5'' x 8' 2'' (5.30m x 2.49m)
located at front of property, access via up and over electronic remotely operated door, power, light and water installed.

REAR GARDEN: 27' 0'' x 24' 0'' (8.22m x 7.31m)
a secluded low maintenance garden enjoying a south-easterly orientation and designed for ease of maintenance with a combination of being laid to patio and artificial grass. Timber fencing on 2 sides and shrubs borders to either side. Outside power and lighting. Pedestrian gate opening onto to Sneyd Park Nature Reserve.

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.

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

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.