GROUND FLOOR

APPROACH:
via garden gate and pathway leading beside a level lawned front garden towards the main front door which opens to:-

ENTRANCE VESTIBULE:
high ceilings, ceiling coving and part glazed door leading through to the:-

ENTRANCE HALLWAY:
high ceiling with ceiling coving, staircase rising to first floor landing with understairs door accessing staircase descending to lower ground floor. Radiator, high level meter cupboard and doors opening to:-

LIVING ROOM: 14' 5'' x 12' 2'' (4.39m x 3.71m)
light and airy bay fronted room with high ceilings, ceiling coving, picture rail, radiators and tiled fireplace.

KITCHEN: 11' 8'' x 10' 0'' (3.55m x 3.05m)
basic kitchen with base level units with sink and drainer over. Recessed cabinets to chimney recess and radiator.

DINING ROOM: 15' 2'' x 10' 8'' (4.62m x 3.25m)
high ceilings with ceiling coving, double glazed window to rear elevation overlooking the rear garden and garage. Door leads through to:-

REAR LOBBY:
housing Worcester gas central heating boiler, sliding door accessing

CLOAKROOM/WC:
low level wc, wash handbasin and window to rear elevation.

FIRST FLOOR

LANDING:
split level landing with one good sized double bedroom and two single bedrooms, door accessing a steep staircase ascending to an attic room.

BEDROOM 1: 16' 3'' x 14' 4'' (4.95m x 4.37m)
a good sized double bedroom with wide bay to front comprising four sash windows and further window beside. Tiled fireplace, radiators and sink.

BEDROOM 2: 11' 8'' x 10' 0'' (3.55m x 3.05m)
single bedroom with high ceilings, sink, radiator and window overlooking the rear garden.

BEDROOM 3: 10' 4'' x 9' 4'' (3.15m x 2.84m)
single bedroom with sink, double glazed window to rear, radiator and built-in wardrobe.

BATHROOM/WC:l
panelled bath, low level wc, pedestal wash basin and double-glazed window to side elevation.

SECOND FLOOR

LANDING AND ATTIC ROOM: 12' 4'' x 10' 7'' (3.76m x 3.22m)
steep staircase rises to the attic room which predates building regulations and planning, and therefore has no certification.

LOWER GROUND FLOOR

LANDING:
doors off to cellar storage spaces with restricted head height and to a rear utility room/workshop which in turn has access through a part glazed door and lean-to conservatory and out to the rear garden.

UTILITY ROOM: 13' 6'' x 9' 3'' (4.11m x 2.82m)

OUTSIDE

FRONT GARDEN:
small level front garden with low level period boundary wall, lawned section, flower borders and pathway leading up to the front door.

REAR GARDEN:
level lawned rear garden with access onto a useful vehicle-width rear access lane, and a door accessing a single storage garage and access to outside toilet.

IMPORTANT REMARKS

VIEWING AND FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690.

FIXTURES AND 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: D