GROUND FLOOR

ENTRANCE VESTIBULE:
original tessellated tiled flooring, ceiling cornicing, an attractive glass overlight and partially glazed inner door and opaque overlight opening into:-

ENTRANCE HALLWAY: 20' 5'' x 6' 11'' overall inclusive of stairwell (6.22m x 2.11m)
large entrance hall generously proportioned with high ceilings, ceiling cornicing, doors leading off to sitting room, living room and kitchen/dining room, downstairs wc, butler’s pantry. Original staircase rising to the first floor, radiator and exposed original wooden flooring and understairs storage.

Butler's Pantry:
a lovely feature with stained glass tall arched window to the front elevation, original dresser and fitted shelving above.

Downstairs wc:
low level wc, wash hand basin, recessed spotlights, extractor fan.

SITTING ROOM: 15' 7'' into bay x 14' 9'' into chimney recess (4.75m x 4.49m)
lovely large sitting room with high ceilings, ceiling cornicing, original ceiling rose, picture rail, bay window to the front elevation with 3 large sash windows, tall contemporary radiator and cast iron fireplace with marble surround and mantle and slate hearth.

LIVING ROOM: 14' 8'' into chimney recess x 12' 2'' (4.47m x 3.71m)
original wooden flooring, ceiling cornicing, ceiling rose, picture rail, wood burning stove and slate hearth, radiator, attractive fitted storage and large opening through to:-

KITCHEN/DINING ROOM: 22' 3'' max width x 11' 2'' min length extending to 20'4" max (6.78m x 3.40m/6.19m)
measured as one but described separately as follows:

Kitchen:
flooded with natural light, 2 large connecting double glazed windows to the rear elevation and overlooking the rear garden. Fitted with a wide range of units with granite working surfaces, partially tiled walls, 1½ bowl stainless steel sink unit with mixer tap, 5 ring gas hob and extractor hood over, electric double oven, space for large fridge/freezer, space and plumbing for dishwasher and washing machine, wall mounted gas boiler, recessed spotlights and solid oak wooden flooring.

Dining Room:
floor to ceiling full width window and door overlooking and leading out onto the rear garden, double glazed canopy flooding the room with natural light, continuation of oak flooring, gas stove.

FIRST FLOOR

LANDING:
generous split level landing with doors leading off to all rooms, radiator, useful linen cupboard.

BEDROOM 1: 15' 0'' into chimney recess x 12' 6'' (4.57m x 3.81m)
a charming bedroom with exposed wooden flooring, 2 sash windows to the front elevation, cast iron fireplace with slate hearth, painted and fitted wardrobe, radiator.

BEDROOM 2: 15' 1'' x 12' 7'' (4.59m x 3.83m)
sash window to the rear elevation, cast iron fireplace and radiator.

BEDROOM 3: (rear) 9' 11'' x 9' 8'' (3.02m x 2.94m)
sash window to the rear elevation, exposed wooden flooring, cast iron fireplace and slate hearth, radiator.

BEDROOM 4: (front) 8' 10'' x 7' 2'' (2.69m x 2.18m)
sash window to the front elevation, radiator and fitted shelving.

BATHROOM/WC: 9' 7'' x 6' 10'' (2.92m x 2.08m)
partially opaque glazed sash window to the side elevation, large corner shower cubicle with mains fed shower, wash hand basin, low level wc and large cast iron roll top bath, heated towel rail, tiled floor, recessed spotlights.

OUTSIDE

FRONT GARDEN: 23' 0'' wide x 18' 0'' length (7.01m x 5.48m)
mainly laid to lawn with hedge borders, side access, original Victorian tiled pathway leading to the front door and flower and shrub borders.

REAR GARDEN: approx 38' 0'' length x 23' 0'' wide (11.57m x 7.01m)
a charming rear garden which has been carefully planned and cared for providing privacy and screening from neighbouring gardens with a real sense of tranquillity. The garden is laid mainly to lawn with patio area and very well stocked borders containing a variety of shrubs, flowers and trees. There is a further patio area to the rear of the garden, outside tap and side access to the front and also access to the cellar void.

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: 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.