GROUND FLOOR

APPROACH:
from the pavement, a dwarf stone wall with pathway bisecting the front courtyard and leading to the front entrance. Solid wood panelled front door with brass door furniture and fanlight, opening to:-

ENTRANCE VESTIBULE:
inlaid entrance mat, tall moulded skirtings, dado rail, picture rail and simple moulded cornicing. Part stained glass wood panelled door with overlight, opening to:-

RECEPTION HALL:
by virtue of its double frontage the reception hall is centrally located and provides access to all reception accommodation. Exposed wooden floorboards, tall moulded skirtings, picture rail, simple moulded cornicing, radiator, ceiling light point, raised height main switchboard control cupboard. Elegant turning staircase ascending to the first floor with handrail and ornately carved spindles enjoying natural light via tall multi-paned sash window. Door with stairs descending to the lower ground floor. Panelled doors with moulded architraves, opening to:-

DINING ROOM: 17' 7'' x 11' 8'' (5.36m x 3.55m)
box bay window to the front elevation comprising four sash windows with stained glass overlights. Central period fireplace with cast iron grate, decorative tiled slips, tiled hearth and an ornately carved mantelpiece. Recesses to either side of the chimney breast, tall moulded skirtings, picture rail, simple moulded cornicing, generous book shelving, radiator, ceiling light point.

KITCHEN/BREAKFAST ROOM: 16' 2'' x 14' 1'' (4.92m x 4.29m)
comprehensively fitted with an array of sleek gloss, handle-less and soft closing base and eye level units combining drawers and cabinets. Roll edged wood effect worktop surfaces with matching upstands and splashback tiling plus pelmet lighting. Stainless steel sink with draining board to side and swan neck mixer tap over. Integral electric double oven with 4 ring gas hob. Space for fridge/freezer. Exposed wooden floorboards, tall moulded skirtings, Victorian style radiator, ceiling light point. A pair of multi-paned sash windows to the rear elevation. Multi-paned wood panelled door opening externally with steps down to the rear garden. Wide wall opening with double panelled doors opening to:-

SITTING ROOM: 16' 8'' x 13' 1'' (5.08m x 3.98m)
bay window to the front elevation comprising four sash windows with stained glass overlights. Central period fireplace with open fire, cast iron surround, slate hearth and an ornately carved mantelpiece. Recesses to either side of the chimney breast, tall moulded skirtings, picture rail, simple moulded cornicing, radiator, ceiling light point. Panelled door with moulded architraves returning to the reception hall.

CLOAKROOM/WC:
low level flush wc, pedestal wash hand basin with hot & cold water taps and splashback tiling, part opaque glazed sash window to the rear elevation, radiator, ceiling light point, moulded skirtings.

LOWER GROUND FLOOR

FAMILY ROOM: 24' 5'' x 13' 0'' (7.44m x 3.96m)
chimney breast with decorative recess and original bread oven, vertical style radiator, sash window overlooking the rear garden with deep sill, inset ceiling downlights. Part glazed door overlooking and opening externally to the rear garden. Panelled door opening to:-

LAUNDRY ROOM:
space and plumbing for washing machine, ceiling light point. Wall mounted Worcester Bosch gas fired combination boiler.

FIRST FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell with handrail & ornately carved spindles and enjoying plenty of natural light via the aforementioned multi-paned sash window. Moulded skirtings, ceiling light point, loft access with pull down ladder. Panelled doors with moulded architraves, opening to:-

BEDROOM 1: 16' 11'' x 10' 3'' (5.15m x 3.12m)
sash window plus bay window comprising four sash windows to the front elevation, ornate cast iron fireplace, two radiators, tall moulded skirtings, picture rail, ceiling light point.

BEDROOM 2: 11' 9'' x 11' 1'' (3.58m x 3.38m)
a pair of sash windows to the front elevation, concealed radiator, chimney breast with recesses to either side, tall moulded skirtings, picture rail, simple moulded cornicing, ceiling light point.

BEDROOM 3: 14' 4'' x 10' 7'' (4.37m x 3.22m)
a pair of sash windows enjoying a sunny south-westerly orientation and overlooking the rear garden, ornate cast iron fireplace, tall moulded skirtings, radiator, ceiling light point.

BEDROOM 4: 11' 8'' x 10' 9'' (3.55m x 3.27m)
a pair of sash windows enjoying a sunny south-westerly orientation and overlooking the rear garden, chimney breast with recesses to either side (one with fitted shelving), tall moulded skirtings, radiator, picture rail, raised height recessed storage, ceiling light point.

SHOWER ROOM:
large walk-in style shower with shower screen, wall mounted shower unit, handheld shower attachment and an overhead circular shower with fully tiled surround. Wall mounted wash hand basin with mixer tap and pull out drawers below. Tall moulded skirtings, complimentary shelf, heated towel rail/radiator, inset ceiling downlights, extractor fan.

SEPARATE WC:
low level flush wc, pedestal wash hand basin with mixer tap and splashback tiling, sash window to the side elevation, ceiling light point.

OUTSIDE

FRONT COURTYARD:
designed for ease of maintenance and stone chipped, but regardless having an assortment of mature shrubs including geraniums and lavender plus four lollipop style bay trees giving an impressive external appearance.

REAR GARDEN:
immediately to the rear of the kitchen/breakfast room there are timber steps which descend to the rear garden with two decks which provide ample space for garden furniture, potted plants and barbecuing etc. The main section of the garden is level and laid to lawn and enjoys a sunny south-westerly orientation. A further timber deck sits above the Cranbrook which continues along the back of the houses on Elton Road and makes for an attractive feature. There is an established climbing rose and raised shrub border plus useful storage beneath the upper timber deck. Outside water tap. Access to family room at garden level.

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.

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