GROUND FLOOR

APPROACH:
via a tastefully landscaped driveway providing off street parking. To the left of the property a pathway leads up from the driveway beside the property where you will find the main entrance to the house a short way along on the right hand side.

ENTRANCE VESTIBULE: (7' 1'' x 4' 2'') (2.16m x 1.27m)
high ceilings with original ceiling cornicing, original stained glass windows to front and tessellated tiled floor, coat hooks, a beautiful original stained glass door with stained glass panels beside and over leads through into:-

CENTRAL ENTRANCE HALLWAY: (19' 8'' x 7' 1'' inclusive of staircase) (5.99m x 2.16m)
a wide welcoming entrance hallway with original high ceilings with original cornicing and an original Victorian tessellated tiled floor, staircase continues up to the second floor landing and beneath the stairs there is a door accessing a staircase down to the cellar storage rooms. Radiators, dado rail and doors leading off the central entrance hall to the sitting room, dining room/reception 2, reception 3/family room and kitchen/breakfast room.

SITTING ROOM: (front) (21' 9'' x 13' 11'') (6.62m x 4.24m)
a large bay fronted sitting room with high ceilings, original ceiling coving and central ceiling rose, three large sash windows to front overlooking the front garden, cast iron period fireplace with inset tiles, original marble surround and mantel with slate hearth, radiators and cable tv point.

KITCHEN/BREAKFAST ROOM: (19' 5'' x 13' 1'' max) (5.91m x 3.98m)
a sociable kitchen/dining space with a modern fitted kitchen comprising base and eye level cupboards and drawers with granite worktops over and inset sink and drainer unit, appliance space for range cooker with built-in chimney hood over, integrated dishwasher and microwave, further appliance space for American style fridge/freezer, overhanging breakfast bar and space for dining room table and chairs, two large southerly facing sash windows provide plenty of natural light through the kitchen and offering a pleasant outlook over the rear and neighbouring gardens. There are high ceilings with original ceiling cornicing and central ceiling rose, picture rail and radiator.

RECEPTION 2/DINING ROOM: (front) (16' 6'' x 9' 4'' max into chimney recess) (5.03m x 2.84m)
high ceilings with ceiling coving and picture rail, an attractive period cast iron fireplace with marble surround and tiled hearth, large sash window to front, exposed stripped floorboards and radiator.

RECEPTION 3/FAMILY ROOM: (14' 9'' x 10' 11'' max into chimney recess) (4.49m x 3.32m)
currently used as a snug/less formal tv room with exposed stripped floorboards, radiator, sash window to rear overlooking the rear garden and door leading into:-

UTILITY ROOM: (9' 5'' x 8' 3'') (2.87m x 2.51m)
a range of base level units with roll edged worktops over and inset sink and drainer unit, plumbing and appliance space for washing machine and dryer, tiled floor, sash window to side and part glazed door to side accessing the rear garden. Further door leads into:-

GROUND FLOOR CLOAKROOM/WC: (8' 3'' x 2' 7'') (2.51m x 0.79m)
low level wc, pedestal wash basin with tiled splashbacks, radiator and tiled flooring.

FIRST FLOOR

LANDING:
a central landing with doors leading off to bedrooms 1, 2, 3 and family bathroom. Further door off to bedroom 4 (off the lower mezzanine landing) and stairs continuing up to the upper mezzanine half landing where there is a door through to bedroom 5 and stairs leading up to the second floor, which has the entrance to bedroom 6. Radiator and further door accessing a linen cupboard.

BEDROOM 1: (front) (21' 3'' x 13' 11'') (6.47m x 4.24m)
a magnificent principal double bedroom with high ceilings, ceiling coving and picture rail. Wide bay to front comprises three sash windows. An attractive period cast iron fireplace with inset tiles, exposed stripped floorboards and radiators.

BEDROOM 2: (rear) (13' 1'' max x 12' 10'') (3.98m x 3.91m)
a double bedroom with high ceilings, ceiling coving and picture rail, two large southerly sash windows to rear offering views over rear and neighbouring gardens, radiator. Part glazed door accessing:-

En-Suite Shower Room/WC: (6' 1'' x 5' 2'') (1.85m x 1.57m)
white suite comprising corner shower enclosure, low level wc and pedestal wash basin. Chrome effect heated towel rail, shaver point, inset spotlights and extractor fan.

BEDROOM 3: (front) (16' 7'' x 9' 4'' max into chimney recess) (5.05m x 2.84m)
a double bedroom with high ceilings, ceiling coving and picture rail, an attractive period cast iron fireplace, radiator and large sash window to front.

BEDROOM 4: (14' 6'' x 10' 11'' max into chimney recess) (4.42m x 3.32m)
off lower mezzanine landing; double bedroom with sash window offering a similar outlook to bedroom 2, period fireplace with inset tiles and tiled hearth, radiator.

FAMILY BATH/SHOWER ROOM/WC: (9' 0'' x 8' 5'') (2.74m x 2.56m)
a good sized family bathroom with a white suite comprising panelled bath with mixer taps and shower attachment, low level wc, pedestal wash basin, oversized shower enclosure with system fed shower, chrome effect heated towel and two large sash windows to side.

BEDROOM 5: (14' 8'' x 11' 0'') (4.47m x 3.35m)
off upper mezzanine landing; a double bedroom with sash window to rear offering lovely cityscape views over the rooftops of surrounding buildings towards the Bath hills in the distance. Dado rail, an attractive period fireplace with tiled hearth and a radiator.

SECOND FLOOR

LANDING
door enters:-

BEDROOM 6: (15' 3'' into dormer window x 9' 4'' into chimney recess) (4.64m x 2.84m)
sash window to front, radiator and low level door accessing an extensive part boarded attic space with potential for further conversion, if required and subject to any necessary consents.

CELLAR STORAGE ROOMS:
Accessed off the entrance hallway via a staircase or independent door off the rear garden.

Central Storage Cellar:
a staircase from the entrance hall descends into a storage cellar area running beneath the main entrance hallway with a ceiling height of approx. 6'6/1.98m. This space provides valuable storage and houses the wall mounted Vaillant gas boiler and gas meter. Doorway leads off this central storage cellar to:-

Rear Cellar Storage Room: (approx. 18' 10'' x 11' 10'' including storage cupboards) (5.74m x 3.60m)
Further storage space, two doors accessing storage cupboards, door to the rear accessing the rear garden. Further low level door accessing further cellar space running beneath reception 3/family room.

OUTSIDE

FRONT GARDEN & OFF STREET PARKING:
the front of the property has been tastefully landscaped to a cobbled driveway providing off street parking for at least one car, with a raised garden beside containing various shrubs and trees and framed with attractive period stone boundary walls. Pathway leads off the driveway and up the left hand side of the property where you will find the front door to the house and useful gated side access to the rear garden.

REAR GARDEN: (approx. 50' 0'' max length x 30' 0'') (15.23m x 9.14m)
a lovely sunny rear garden with raised paved seating area closest to the property, a few steps lead down to a level lawned section framed with attractive stone boundary walls and deep flower borders containing various shrubs and trees, outside tap, door accessing the storage cellars and handy gated side access through 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:
it is understood that the property is Freehold. This information should be checked by your legal adviser.

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.