GROUND FLOOR

HALL:
doors lead off to the kitchen/dining room (and in turn the living room), utility room, downstairs wc. Stairs rising to the first floor. Radiator, oak flooring, wall lights and central heating control.

KITCHEN/DINING ROOM:  26' 1'' x 9' 9'' (7.94m x 2.97m)
very large room, perfect as a sociable family room or for entertaining. There is a doorway opening through into the living room, double glazed window to the rear elevation, double glazed doors to the rear elevation opening out onto the rear garden. Kitchen area is fitted with a range of wall and base units incorporating a composite working surface with upstand, stainless steel sink unit and mixer tap, Neff appliances including electric hob and three multi ovens, integrated Bosch fridge/freezer, oak wooden flooring, wine fridge, dishwasher, recessed spotlights and radiator.

SITTING ROOM:  16' 10'' x 13' 10'' (5.13m x 4.21m)
stunning room with vaulted ceilings and large arched double glazed double windows to the side elevation with a southerly aspect – overlooking and opening out onto the rear courtyard garden, further casement window, two radiators, fitted shelving, wood burning stove, limestone fireplace, mantle and slate hearth, wall lights, continuation of engineered oak flooring.

UTILITY ROOM:  6' 8'' x 4' 6'' (2.03m x 1.37m)
base units, composite working surface, stainless steel sink unit with mixer tap, radiator, extractor fan, space and plumbing for washing machine, opaque glazed window to the rear elevation.

DOWNSTAIRS WC:
low level wc, radiator, pedestal wash hand basin, partially tiled walls, extractor fan.

FIRST FLOOR

LANDING:  16' 11'' x 6' 11'' (5.15m x 2.11m)
doors lead off to all three bedrooms, bathroom, roof storage space and airing cupboard with fitted shelving and radiator. Two double glazed casement windows to the front elevation providing an abundance of natural light, radiator.

BEDROOM 1:  12' 0'' x 11' 11'' (3.65m x 3.63m)
large double glazed casement window to the front elevation, radiator.

En-Suite:  7' 0'' x 4' 9'' (2.13m x 1.45m)
low level wc, vanity unit incorporating wash hand basin, large shower cubicle with overhead drench shower and handheld shower fitment, heated towel rail, tongue and groove partially painted walls, recessed spotlights and extraction.

Walk in Wardrobe:
fitted with a range of shelves, a casement window to the rear elevation and a radiator.

BEDROOM 2:  9' 8'' x 7' 9'' (2.94m x 2.36m)
double glazed casement window to rear elevation, fitted shelving, radiator and built-in wardrobe with hanging rail and storage above.

BATHROOM/WC:  8' 11'' x 6' 5'' (2.72m x 1.95m)
arched opaque double glazed window to rear elevation, white suite comprising low level wc, pedestal wash hand basin, tongue and groove painted panelled bath with tiled surround, tiled shower cubicle, shower, extractor above, heated towel rail, bamboo flooring, recessed spotlights.

OUTSIDE

GARDEN:  30' 0'' x 20' 0'' (9.14m x 6.09m)
(with a section to the side of the house measuring approx. 20ft x 7ft) (6’10’’m x 2.13m) the garden is south-westerly facing and so collects the vast majority of the daylight. Low maintenance garden with decked area, external power sockets, outside water tap, timber pergola and a variety of shrubs and plants. There is side access to the front of the building for bikes, muddy boots, etc.

PARKING:
The allocated parking is located in a private car park at the start of the cul-de-sac. The residents of Clyde Mews tend to park in front of their respective garages, but this is on an informal basis only.

GARAGE:  17' 4'' x 9' 4'' (5.28m x 2.84m)
(door opening width of approx. 6’3’’ or 1.91m) up and over door, lights and power.

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: F.

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.