GROUND FLOOR

ENTRANCE PORCH:
double glazed windows and doors and an incredibly impressive original hard wooden entrance door opening into the entrance hall.

ENTRANCE HALLWAY: (17' 3'' x 6' 11'' widening to 8'9) (5.25m x 2.11m/2.67m)
2 original leaded light stone mullion windows to the side elevation, deep ceiling cornicing, picture rail and handsome balustrade and stairwell rising to the first floor, radiator. Cupboard housing the electricity meter and fuse box. Doors opening into the kitchen and through into the dining room and sitting room and downstairs wc.

LIVING ROOM: (20' 7'' into bay x 14' 4'' into chimney recess) (6.27m x 4.37m)
very impressive room with high ceilings, deep ceiling cornicing, picture rail, exposed wooden flooring, large bay window to the front elevation with original leaded light stone mullion, deep window seat, radiator, coal effect gas fire with cast iron fireplace and wooden surround and mantle and marble hearth.

KITCHEN/BREAKFAST ROOM: (19' 10'' x 8' 9'') (6.04m x 2.66m)
comprises of a range of wall and base units incorporating wooden working surfaces, 4 ring gas hob and hot plate, Neff electric double oven, space and plumbing for washing machine and dishwasher, double stainless steel double sink unit and mixer tap, partially tiled walls. Fitted breakfast area, original leaded light stone mullion window, further double glazed windows to either side elevation, concertina doors leading into the sitting room and large opening leading into the dining room.

DINING ROOM: (18' 4'' x 9' 6'' max) (5.58m x 2.89m)
a generous extension with vaulted ceiling, 2 double glazed Velux skylights, a range of double glazed doors and windows to the side and rear elevations overlooking the rear garden, engineered oak flooring, radiator.

SITTING ROOM: (18' 1'' x 12' 8'' into chimney recess) (5.51m x 3.86m)
a charming room with high ceilings, exposed beams, picture rail, exposed wooden flooring, large radiator and wood burning stove, range of double glazed doors and windows providing an enormous amount of natural light to the rear elevation and opening directly onto the rear garden.

DOWNSTAIRS WC:
low level wc, wall mounted wash hand basin, original leaded light stone mullion window to the side elevation, useful understairs storage cupboard.

FIRST FLOOR

LANDING:
3 stone mullion windows with leaded lights to the side elevation illuminate the first and top floor landing, handsome balustrade with handrail rising to the top floor. Painted wooden doors open into bedrooms 1, 2 and 3 and shower/wc and bathroom/wc, radiator.

BEDROOM 1: (front) (20' 6'' into bay x 12' 8'' into chimney recess) (6.24m x 3.86m)
big room with high ceilings, ceiling cornicing, large stone mullion bay window to the front elevation with leaded lights. N.B. there is obvious staining to the top of the bay, this has been remedied in February 2023 and naturally now needs to be dry out before re-decoration. A range of fitted wardrobes.

BEDROOM 2: (rear) (18' 1'' x 12' 10'' to rear of fitted wardrobes) (5.51m x 3.91m)
double glazed window to the rear elevation, fitted wardrobes to either side of the chimney breast, picture rail, radiator.

BEDROOM 3: (12' 4'' x 8' 10'') (3.76m x 2.69m)
currently used a study with stone mullion windows and leaded lights to the front and side elevations, radiator, picture rail, cornicing.

BATHROOM/WC: (9' 2'' x 8' 2'') (2.79m x 2.49m)
double glazed window to the rear elevation, large bath with shower fitments, low level wc, mounted wash hand basin, fitted storage surround, radiator. Airing cupboard.

SHOWER ROOM/WC: (7' 11'' x 5' 5'') (2.41m x 1.65m)
original opaque leaded light, mullion window to the side elevation, large shower cubicle, low level wc, pedestal wash hand basin, radiator.

SECOND FLOOR

LANDING
doors lead off to bedrooms 4 and 5 and storage into the eaves.

BEDROOM 4: (rear) (18' 7'' x 13' 0'' into chimney recess) (5.66m x 3.96m)
double glazed windows to the rear elevation, cast iron fireplace, radiator. N.B. There is some obvious damp ingress to the chimney breast and unlike the bay window in bedroom 1 we haven’t remedied nor can provide a quote for these works but please factor them in to your offer.

BEDROOM 5: (17' 1'' x 12' 10'' into chimney recess) (5.20m x 3.91m)
large room with original leaded lights, stone mullion windows, cast iron fireplace.

OUTSIDE

FRONT GARDEN:
small front garden with low boundary wall and a variety of shrubs and flowers, paved pathway to the entrance.

REAR GARDEN: (approx. 55' 0'' max/26'0 min x 25' 0'' max width) (16.75m/7.92m x 7.61m)
very low maintenance laid with paving with slightly raised borders with a variety of shrubs, flowers and small trees. A large timber shed and access to the rear lane which provides both pedestrian and vehicular access tbc.

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.

RENT CHARGE:
it is understood that there is an annual rent charge of £10. This information should be checked by your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council tax Band: G.

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.