GROUND FLOOR

APPROACH:
from the pavement, a dwarf stone wall with wrought iron railings and pedestrian gate open onto a monochrome tiled pathway leading to the front entrance. Solid wood panelled front door with stained glass fan light opens to:-

ENTRANCE VESTIBULE:
tessellated tiled flooring, ornate moulded cornicing, tall moulded skirtings, coat hooks, ceiling light point. Part stained glass wood panelled door with fan light opening to:-

RECEPTION HALL:
solid wooden flooring, tall moulded skirtings, ornate moulded cornicing, Victorian style radiator, ceiling light point, inset ceiling downlight, understairs storage cupboard. Elegant turning staircase ascending to the first floor with handrail and ornately spindles. Panelled doors opening to:-

SITTING ROOM: (15' 8'' x 13' 4'') (4.77m x 4.06m)
wide bay window to the front elevation comprising four sash windows with half-height plantation style shutters. Central chimney breast with inset wood burning stove set upon a tiled heart with brick surround. Recesses to either side of the chimney breast with fitted shelving. Parquet wooden flooring, tall moulded skirtings, picture rail, ornate moulded cornicing, ornate ceiling rose with light point, vertical column radiator. Crittall style double doors opening to:-

DINING ROOM: (12' 9'' x 10' 11'') (3.88m x 3.32m)
chimney breast with decorative recess and recesses to either side (one with full height cupboards and the other with base level cupboards and floating shelving), wooden parquet flooring, tall moulded skirtings, coved ceiling, vertical column radiator, ceiling light point, door returning to the reception hall. Wide wall opening through to the:-

KITCHEN/BREAKFAST ROOM: (19' 4'' x 17' 5'') (5.89m x 5.30m)
a fabulous family kitchen/entertaining space which has been created during our clients’ stewardship. John Lewis of Hungerford kitchen having handless, soft-closing base and eye level units combining drawers, cabinets and shelving. Slimline Soapstone worktops with splash back tiling and LED pelmet lighting. Large island unit incorporating breakfast bar. Integral Neff appliances including electric grill/oven/ electric oven, 5 ring induction hob, tall fridge, dishwasher and counter freezer. Bleeker ceiling hung extractor with integral lighting. Solid wooden flooring with hatch to useful under croft storage area. Solid wooden flooring, ornated moulded cornicing, tall moulded skirtings, inset ceiling downlights, picture rails, ceiling light point. Vertical column radiator, additional radiator, part sloping opaque double glazed roof with exposed beams. Large feature multi-paned Crittall style window overlooking the rear garden. Wooden double glazed casement door with side panel and overlight overlooking and opening externally to the rear garden.

Laundry Cupboard:
stacker system with space and plumbing for washing machine and tumble dryer.

CLOAKROOM/WC:
low level dual flush wc with concealed cistern and Terrazzo tiled surround with recessed shelving. Wall mounted wash handbasin with mixer tap and double opening cupboard below plus splashback tiling and wall shelf. Solid wooden flooring, moulded skirtings, inset ceiling downlight, extractor fan.

FIRST FLOOR

SPLIT LEVEL LANDING:
tall moulded skirtings, two ceiling light points, turning staircase ascending to the second floor with handrail and ornately carved spindles. Loft access. Stripped pine six-panelled doors with moulded architraves opening to:-

BEDROOM 1: (14' 11'' x 13' 7'') (4.54m x 4.14m)
virtually full width bay window to the front elevation comprising four sash windows with half-height plantation style shutters. Exposed wooden floorboards, tall moulded skirtings, simple moulded cornicing, ornate ceiling rose with light point, radiator. A pair of double opening built-in wardrobes with cupboards above. Panelled door opening to:-

En-Suite Shower Room/WC: (8' 9'' x 3' 9'') (2.66m x 1.14m)
tall sash window to the front elevation with plantation style shutters. Large built-in shower with glass floor and side panel, built-in shower unit and overhead circular shower. Large wash handbasin with mixer tap and double pull out drawers below. Low level dual flush wc. Tiled flooring and partially tiled walls. Simple moulded cornicing, extractor fan, ceiling light point.

BEDROOM 3: (12' 11'' x 11' 3'') (3.93m x 3.43m)
multi-paned sash window to the rear elevation, double opening wardrobe with cupboards above and drawers below, moulded skirtings, radiator, ceiling light point.

BEDROOM 2: (13' 4'' x 11' 5'') (4.06m x 3.48m)
large double glazed overlooking the rear garden, exposed wooden floorboards, base level cupboards with shelving above, moulded skirtings, two wall light points, ceiling light point. Period fireplace with cast iron surround, decorative tiled slips and an ornately carved mantlepiece.

FAMILY BATHROOM/WC: (7' 11'' x 6' 8'') (2.41m x 2.03m)
panelled bath with mixer tap. Shower cubicle with wall mounted shower unit, handheld shower attachment and an overhead circular shower. Low level dual flush wc. Pedestal wash handbasin with mixer tap. Tiled flooring and partially tiled walls, ceiling light point, extractor fan. Obscure glazed window to the side elevation, radiator.

SECOND FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell, moulded skirtings, ceiling light point, exposed beam. Loft access. Panelled doors with moulded architraves opening to:-

BEDROOM 4: (14' 8'' x 11' 3'') (4.47m x 3.43m)
virtually full width dormer style double glazed window to the front elevation, built-in wardrobes, moulded skirtings, radiator, ceiling light point. Panelled door opening to:-

En-Suite Shower Room: (8' 8'' x 3' 1'') (2.64m x 0.94m)
shower cubicle with wall mounted electric shower and hand held shower attachment, low level flush wc. wall mounted wash handbasin with mixer tap, cupboard below and splashback tiling. Wood effect flooring, moulded skirting, radiator, ceiling light point, extractor fan.

BEDROOM 5: (11' 3'' x 9' 5'') (3.43m x 2.87m)
Velux window to the rear elevation with fitted blind, eaves storage cupboard, exposed wooden floorboards, radiator, built-in wardrobes, drawers and shelving, ceiling light point, loft access.

OUTSIDE

FRONT COURTYARD:
designed for ease of maintenance with shrub borders featuring an array of flowering plants and mature shrubs. Set behind a dwarf stone wall with wrought iron railings.

REAR GARDEN: (35' 0'' x 17' 0'') (10.66m x 5.18m)
immediately to the rear of the kitchen/breakfast room, there is a raised patio with ample space for garden furniture, potted plants and barbecuing etc with wrought iron rail balustrade. Steps then lead down to the remainder of the garden which combines artificial grass and stone paved sitting out area. Shrub borders to either side featuring an array of flowering plants and mature shrubs. At the rear of the garden there is a covered built-in seating area incorporating useful storage. Access to built-in garden storage room via double doors. Timber panelling disguises an existing remote electrically operated roller door in case vehicular access was ever required. Pedestrian gate opening to rear vehicular lane. Outside water tap and external lighting.

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 and subject to a perpetual yearly rentcharge of £6.0s.0d. This information should be checked with your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: E