GROUND FLOOR

APPROACH:
via driveway providing off road parking for one car which leads beside the level lawned front garden. The driveway leads up to the main front door to the house.

ENTRANCE VESTIBULE: 6' 5'' x 2' 5'' (1.95m x 0.74m)
high ceilings, coat hooks, tiled floor, built in shelving for shoes and an original part glazed main front door with leaded glazed panels either side leading through into the entrance hallway.

ENTRANCE HALLWAY: 15' 10'' x 6' 3'' (4.82m x 1.90m)
an original staircase rising to first floor landing with generous understairs storage cupboards, original wood panelling, radiator, double glazed window to side, wood laminated flooring and doors off to the sitting room, extended kitchen/dining/living space, utility room and ground floor cloakroom/wc.

SITTING ROOM: 14' 10'' x 12' 8'' (4.52m x 3.86m)
a light and airy sitting room with high ceilings, ceiling coving, wide bay to front comprising double glazed windows overlooking the front garden, feature chimney recess with wood burning stove, stone surround and stone tiled hearth, wood panelling to dado height and a radiator.

KITCHEN/DINING/LIVING SPACE: 25' 0'' x 11' 0'' (7.61m x 3.35m)
widening to 22’1” in the living and dining area. A fabulous extended L shaped kitchen/dining/living area.

Kitchen:
with a modern fitted kitchen comprising base and eye level units with quartz worktop over and inset 1½ bowl sink and drainer unit, integrated Neff appliances including a double eye level oven and induction hob with glass splashback and chimney hood over. Further integrated appliances include a fridge/freezer and dishwasher, inset spotlights, tiled floor and wide wall opening leading into:

Living & Dining Area:
a large sociable space with ample room for dining and seating furniture with 3 Velux skylight windows providing plenty of natural light, as well as the 5 bi-folding doors providing a seamless access out onto the rear garden. Inset spotlights, radiator and engineered oak flooring.

UTILITY ROOM: 8' 10'' x 8' 0'' (2.69m x 2.44m)
a good sized utility area with built in base level units with wood effect worktop over and inset stainless steel sink and drainer unit with glass splashback, integrated Bosch washing machine, further appliance space, tiled floor, radiator, inset spotlights and door access the storage garage.

FIRST FLOOR

LANDING:
staircase continuing up to the second floor landing and doors off to bedroom 1, bedroom 2, bedroom 4 and family bathroom/wc.

BEDROOM 1: 14' 6'' x 11' 2'' (4.42m x 3.40m)
a double bedroom with high ceilings, ceiling coving, wide bay to front comprising double glazed windows and a radiator.

BEDROOM 2: 12' 5'' x 10' 11'' (3.78m x 3.32m)
a double bedroom with high ceilings, ceiling coving, double glazed window to rear overlooking rear and neighbouring gardens and a radiator.

BEDROOM 4: 10' 7'' x 8' 0'' (3.22m x 2.44m)
a single bedroom with high ceilings, ceiling coving, double glazed windows to front and door accessing a recessed wardrobe/storage cupboard.

FAMILY BATHROOM/WC: 9' 0'' x 8' 0'' (2.74m x 2.44m)
a good sized family bathroom with a white suite comprising panelled bath with shower over and glass shower screen, low level wc, wall mounted wash basin, double glazed windows to side, tiled floor, tiled walls, inset spotlights, chrome effect heated towel rail and door accessing recessed Airing Cupboard housing the Vaillant gas central heating boiler and built in shelving.

SECOND FLOOR

LANDING:
a double glazed window to side providing natural light through the landing and stairwell, inset spotlights and door accessing bedroom 3.

BEDROOM 3: 15' 10'' x 13' 4'' (4.82m x 4.06m)
a loft converted double bedroom with double glazed windows to rear offering an open outlook over rear and neighbouring gardens, useful study recess with further double glazed window to side, inset spotlights, radiator and wall opening connecting through to the en suite bathroom/wc. Low level doors access useful eaves storage space.

En Suite Bathroom/wc: 8' 0'' x 5' 6'' (2.44m x 1.68m)
a white suite comprising panelled bath with mixer taps and shower attachment, low level wc, wall mounted wash basin, tiled floor, extractor fan and Velux skylight window.

OUTSIDE

FRONT GARDEN: & OFF ROAD PARKING:
level lawned front garden with hedgerow to front providing privacy with flower border and tarmacked driveway beside providing off road parking for one car. The driveway leads up to the front door of the property and the roller shutter door accesses the:

STORAGE GARAGE: 19' 10'' x 6' 0'' (6.04m x 1.83m)
electric roller shutter door, 2 Velux skylight windows and valuable storage space for bicycles, camping equipment etc. The storage garage leads through to a passage with a double glazed door to rear accessing the rear garden.

REAR GARDEN: 40' 0'' x 28' 0'' (12.18m x 8.53m)
a level lawned rear garden with generous paved seating area closest to the property, lawned section with flower borders containing various shrubs, fence boundary walls, outdoor plug sockets, door providing a handy side access through the storage garage to the front of the property.

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:
t 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: 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.