GROUND FLOOR

APPROACH:
entrance door opens into:-

ENTRANCE VESTIBULE:
with original stained glass double doors opening into entrance hallway. Useful meter storage cupboard.

ENTRANCE HALLWAY: (14' 9'' x 6' 4'') (4.49m x 1.93m)
stripped wooden flooring, stairs rising to the first floor. Doors opening to kitchen/dining room and sitting room. Useful understairs storage cupboard.

SITTING ROOM: (17' 0'' into bay x 13' 3'' into chimney recess) (5.18m x 4.04m)
a lovely big room with high ceilings, box bay window to the front elevation with double glazed windows, continuation of stripped wooden flooring, wood burning stove with slate hearth, two radiators.

KITCHEN/DINING ROOM: (20' 2'' max width x 15' 2'' max/13'6 min length) (6.14m x 4.62m/4.11m)
described separately as follows:-

Dining Area:
high ceilings, double glazed double doors leading to rear elevation accessing the courtyard and garden, continuation of stripped wooden flooring, period cast iron radiator.

Kitchen:
space for freestanding kitchen island. Fitted with a range of wall and base units incorporating working surfaces with inset 1 ½ bowl stainless steel sink unit with mixer tap, integrated dishwasher, freezer, and fridge. Space for large range oven with filter hood above and stainless steel splashback. Continuation of stripped wooden flooring, recessed spotlights, period cast iron radiator, window to the rear elevation overlooking the rear garden. Door opening to:-

UTILITY ROOM/WC: (11' 5'' x 8' 11'') (3.48m x 2.72m)
glazing and door to the side elevation, tiled floor, space and plumbing for automatic washing machine and tumble dryer. WC with low level wc, wall mounted wash hand basin, window to rear and side elevations.

FIRST FLOOR

LANDING:
doors lead off to all four bedrooms and the bathroom. Door and staircase leading to the loft.

BEDROOM 1: (17' 1'' into bay x 12' 6'' into chimney recess) (5.20m x 3.81m)
a generous main bedroom with high ceilings, box bay window to the front elevation with double glazed windows, radiator.

BEDROOM 2: (15' 4'' x 11' 2'' into chimney recess) (4.67m x 3.40m)
casement window to the rear elevation, two radiators, useful fitted wardrobe and storage cupboard.

BEDROOM 3: (rear) (11' 6'' x 8' 11'') (3.50m x 2.72m)
casement window to the side elevation, redundant door to the rear elevation (which previously provided access to the upper section of the rear garden). Radiator, fitted storage cupboard housing the gas boiler and one further storage cupboard.

BEDROOM 4: (9' 2'' x 7' 3'') (2.79m x 2.21m)
double glazed window to front, radiator.

BATHROOM/WC:
modern bathroom with low level wc, wall mounted wash hand basin, corner shower cubicle and panelled bath, tiled floor and partially tiled walls, casement window to the rear elevation, extractor fan, heated towel rail.

LOFT: (27' 7'' max x 20' 2'') (8.40m x 6.14m)
(max measurements taken into sloping ceilings with reduced height height of below 5ft/1.50m) accessed via door and staircase rising from the first floor landing. Offering potential for loft conversion (subject to any necessary consents).

OUTSIDE

REAR GARDEN: (overall measurement 70' 0'' long x 20' 0'' wide) (21.32m x 6.09m)
a generous courtyard immediately outside the kitchen door perfect for tables, chairs barbecues etc. Lean-to shed. Steps rise up to two further sections laid with ornamental lawn and a seating area which catches the afternoon and evening sunshine.

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 Leasehold for the remainder of a 999 year lease which commenced on 25 March 1894. 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.