GROUND FLOOR

APPROACH:
from the front driveway proceed down the paved path to the left hand side of the building which leads to the front entrance porch.

ENTRANCE PORCH:
an array of double glazed windows and two double glazed entrance doors, built in wooden potting bench, tiled flooring, post box, hardwood front door leading into:-

ENTRANCE/DINING HALL: (20' 9'' x 16' 8'') (6.32m x 5.08m)
a most impressive and grand entrance to this spacious family home having an elegant staircase leading to galleried first floor landing with handrail and ornately carved spindles, ceiling rose, ceiling light point, double glazed windows and French doors leading out onto private rear garden, coving, 3 radiators, stripped wooden flooring, ample space for dining room furniture, 2 wall light points, double glazed window to front elevation, tall moulded skirting boards, doors radiate to kitchen/breakfast room, sitting room, family room, cloakroom/wc.

CLOAKROOM/WC:
low level wc, wash hand basin set on vanity unit, 2 ceiling light points, pretty stain glass window to the rear elevation, tiled surrounds, stripped wooden flooring, moulded skirting boards.

SITTING ROOM: (20' 10'' x 14' 7'') (6.35m x 4.44m)
a dual aspect room with large double glazed window to the front elevation and double glazed window overlooking private rear garden, large wooden ceiling beam, detailed cornicing, beautiful cast iron open fireplace with wooden mantle, recesses to either side of fireplace with built in cabinetry, dado rail, radiator, stripped wooden flooring, moulded skirting boards.

FAMILY ROOM: (14' 1'' x 10' 3'') (4.29m x 3.12m)
ceiling and wall light points, decorative fireplace with tiled inset and wooden mantle, built in cabinetry to one side of chimney breast, coving, dado rail, large double glazed window overlooking the private front garden, stripped wooden flooring, moulded skirting boards.

KITCHEN/BREAKFAST ROOM: (14' 0'' x 10' 0'') (4.26m x 3.05m)
fitted with an array of wooden wall, base and drawer units with wooden worktop over, inset 1½ bowl stainless steel sink with drainer unit to one side and mixer tap over, electric hob, waist height double oven, plumbing for dishwasher, tiled surrounds, built in dresser, large double glazed window overlooking the private rear garden, ceiling light point, coving, tiled surrounds, space for breakfast table and chairs, wall mounted radiator, tiled flooring, door leading to utility room.

UTILITY ROOM: (9' 8'' x 9' 0'') (2.94m x 2.74m)
fitted with a matching range of wooden kitchen units with wooden worktop over, stainless steel sink with drainer unit and mixer tap over, space for upright fridge/freezer, plumbing for washing machine, floor standing Worcester oil boiler, ceiling light point, double glazed door giving access to rear garden. Door to garage.

INTEGRAL GARAGE: (12' 8'' x 8' 11'') (3.86m x 2.72m)
ceiling light point, up and over door, water tap and power sockets.

FIRST FLOOR

LANDING:
the stairwell enjoys plenty of natural light via 2 large double glazed windows to the front elevation, stunning galleried landing, multi ceiling light points, radiator, dado rail, moulded skirting boards, doors leading to bedroom 1, bedroom 2, bedroom 3, bedroom 4 plus study room, bedroom 5 and bathroom/wc. Storage/linen cupboard with slatted shelving.

BEDROOM 1: (15' 10'' x 13' 0'') (4.82m x 3.96m)
a double bedroom with generous ceiling height, ceiling rose with light point, coving, 2 double glazed windows to front elevation, 2 radiators, an array of built in wardrobes with built in dressing table, skirting boards, door leading to:

En Suite Bathroom/WC:
a white suite comprising of low level wc, wash hand basin set on vanity unit, corner bath with hand held shower over, ceiling light points, coving, extractor fan, tiled surrounds, chrome towel radiator, tiled flooring.

BEDROOM 2: (14' 10'' x 10' 2'') (4.52m x 3.10m)
a double bedroom with tall ceilings, ceiling light point, built in wardrobes with dressing table, double glazed window overlooking the front elevation, radiator, skirting boards.

BEDROOM 3: (12' 1'' x 11' 0'') (3.68m x 3.35m)
double bedroom with wall light points, double glazed window overlooking the rear elevation, radiator, skirting boards.

BEDROOM 4 + STUDY ROOM: (10' 1'' x 8' 11'' plus 10'8 x 8'11) (3.07m x 2.72m plus 3.25m x 2.73m)
3 interconnecting rooms described separately as follows: entering from the landing into the initial room which is currently arranged as a study (10'6 x 8'11) (3.19m x 2.72m), wall light points, double glazed window to rear elevation, radiator, skirting boards, door then leading into what could be a large double bedroom which is currently partitioned divided into two, 2 ceiling light points, partition wall, radiator, double glazed window to front elevation, skirting boards, Airing Cupboard with water tank and slatted shelving.

BEDROOM 5: (11' 11'' x 7' 7'') (3.63m x 2.31m)
a small double/large single bedroom, ceiling light point, coving, double glazed window overlooking the rear elevation, radiator, skirting boards.

BATHROOM/WC:
low level wc, wash hand basin set on vanity unit, bath, separate shower, double glazed window to rear elevation, ceiling light point, tiled surrounds.

OUTSIDE

FRONT GARDEN: (100' 0'' x 50' 0'') (30.46m x 15.23m)
a stunning south facing garden with flagstone/block paved driveway providing parking for multiple vehicles. The area closest to the property is predominantly laid to lawn enjoying a private and sunny aspect with many specimen trees, plants and mature flowers to the curved borders. The area to the left hand side of the driveway consists of multiple zones linked by flagstone pathways with large greenhouse, wooden storage shed, multiple borders again housing a variety of mature shrubs and plants enclosed by attractive stone walling and wooden fencing.

REAR GARDEN:
a pretty enclosed private rear garden having been carefully designed and laid out with double wooden gates giving access for additional parking if needed. Arranged into multiple zones with an array of stone chippings, block paving and lawned areas, log store, wooden summer house, an array of mature trees, plants and shrubs to the borders. The garden is enclosed by a variety of wooden fencing and pretty stone wall boundaries.

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: F