GROUND FLOOR

APPROACH:
from the pavement follow the paved path through the front garden and up the stone steps to the main entrance door to the property which opens into:-

RECEPTION HALL:
ceiling cornice and moulded archway, radiator behind period style decorative cover, engineered oak floorboards, doors radiate off to all rooms on this floor, staircase descends to the lower ground floor and also rises to the first floor landing.

SITTING ROOM: (front) (16' 0'' into bay x 11' 10'' into chimney recess) (4.87m x 3.60m)
ornate ceiling cornice and centre rose, three wooden double glazed sash windows set in wide bay with colonial style shutters, period style open fireplace with iron insert and tiled side panels plus gas point, radiator, shelving built into chimney recesses and hand built storage cupboards.

DINING ROOM: (rear) (12' 0'' x 10' 2'' into chimney recess) (3.65m x 3.10m)
ceiling cornice, sash window with working shutters, fireplace surround with gas point, radiator, shelving built into chimney recess.

KITCHEN & BREAKFAST ROOM:
(rear) overall through dimension 21'8/6.60m but measured and described separately as follows:

Kitchen: (10' 9'' x 7' 2'') (3.27m x 2.18m)
range of base and wall mounted units with under cupboard lighting and incorporating wooden work surfaces, 1 ½ bowl stainless steel sink unit with mixer tap, four ring gas hob with filter hood, integral electric oven, plumbing for dishwasher, plumbing for washing machine, integral fridge and freezer, 'Worcester' gas boiler, windows, radiator, tiled floor, opens through to:-

Breakfast Room: (9' 4'' x 7' 4'') (2.84m x 2.23m)
pitched roof, windows and part glazed hardwood stable door opens onto the rear garden, radiator, high level storage shelves, tiled floor.

LOWER GROUND FLOOR

APPROACH:
staircase descends from the rear of the reception hall into a small inner hallway with door to:-

BEDROOM 3: (front) (15' 11'' into bay x 11' 6'' into chimney recess) (4.85m x 3.50m)
sash windows and part glazed door opens onto the front garden (providing the lower ground floor with its own external access), built-in cupboard, ceiling downlighters, radiator, solid oak floor, door to:-

En-Suite Shower Room/WC:
white suite comprising fully tiled shower cubicle with 'Triton' electric shower unit, pedestal wash hand basin, low level wc, tiled floor.

FIRST FLOOR

LANDING:
staircase rises from the ground floor, door to built in storage cupboard, ceiling access to roof void, doors radiate off to all rooms on this floor.

BEDROOM 1: (front) (15' 8'' into chimney recess x 12' 7'') (4.77m x 3.83m)
sash window to front elevation with colonial style shutters, period style fireplace, built in wardrobes to chimney recesses, radiator.

BEDROOM 2: (rear) (12' 0'' x 10' 1'' into chimney recess) (3.65m x 3.07m)
sash window to rear elevation, period style fireplace, radiator, loft access.

BATHROOM/WC & SHOWER: (10' 9'' x 7' 2'') (3.27m x 2.18m)
white suite comprising panelled bath in tiled surrounds, separate fully tiled shower cubicle with mains fed shower unit with drench rose and hand held attachment, pedestal wash hand basin, close coupled low level wc, window, Velux skylight, radiator, recessed medical cupboard.

OUTSIDE

GARDEN:

Front: (approx. 30' 0'' x 15' 0'') (9.14m x 4.57m)
pretty garden laid to lawn with borders containing flowering plants, shrubs and bushes, Cherry tree and paved path to one side leads to the main entrance door, further stone steps leads down to part glazed door which opens into bedroom 3 on the lower ground floor.

Rear: (22' 0'' x 17' 0'' + side area 22'0 x 7'0) (6.70m x 5.18m + 6.71m x 2.13m)
delightful landscaped garden which has a westerly side aspect which affords much afternoon sun. Cotswold stone patio and South Cerney stone covering with stepping stone path and raised timber edged deep border containing a plethora of shrubs, flowering plants, bushes and a bay tree. Fence and stone wall boundaries, log store, shed and outside tap.

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.