GROUND FLOOR

APPROACH:
via the main front door with two steps up from pavement level into:-

ENTRANCE PORCH: (3' 10'' x 3' 0'') (1.17m x 0.91m)
coat hooks, floor matting and part glazed door leading through into the open plan kitchen/dining/living area.

KITCHEN/DINING/LIVING AREA: (24' 5'' x 13' 7'') (7.44m x 4.14m)
an inviting sociable and well-arranged space described in two sections as follows:

Kitchen Area:
farmhouse style kitchen with cream coloured base and eye level units and chunky wood block worktop over with inset Belfast style sink, appliance space for range cooker with built in chimney hood over, integrated fridge, freezer and washing machine. Further plumbing and appliance space for slimline dishwasher, wall mounted Vaillant gas combination boiler, engineered wood flooring and double glazed window to rear. Overhanging breakfast bar area and the kitchen opens into:

Lounge/Dining Area:
ample space for sitting and dining furniture, an attractive period cast iron fireplace with wood surround and mantle, engineered wood flooring, radiator, double glazed sash window to front, staircase rising to first floor landing and descending to the lower ground floor and double glazed door to rear accessing the rear courtyard garden.

LOWER GROUND FLOOR

LANDING:
useful recessed landing area beside the staircase, door leading off to bedroom 1, radiator.

LANDING:
useful recessed landing area beside the staircase, door leading off to bedroom 1, radiator.

BEDROOM 1: (13' 7'' x 10' 10'') (4.14m x 3.30m)
a good sized double bedroom with double glazed window to front, built in wardrobes, radiator, inset spotlights, recessed high level meter cupboards and door accessing:-

En-Suite Bathroom/WC:
a modern en-suite bathroom with a bath with central wall mounted mixer tap and shower over with glass shower screen, low level wc with concealed cistern, set into a unit with storage and work counter over, as well as an inset sink. Part tiled walls, two heated towel rails and a shaver point.

FIRST FLOOR

LANDING:
double glazed window to rear providing natural light through the landing and stairwell, engineered oak flooring, radiator. Doors off to bedroom 2, bedroom 3 and a shower room/wc. Loft hatch accesses some useful loft storage space.

BEDROOM 2: (front) (13' 11'' x 8' 11'') (4.24m x 2.72m)
a double bedroom with window to front, engineered oak flooring, radiator and an attractive period fireplace.

BEDROOM 3: (rear) (10' 9'' x 7' 9'') (3.27m x 2.36m)
a double bedroom with window to rear, radiator, door accessing recessed storage cupboard with built in hanging rail, engineered oak flooring.

SHOWER ROOM/WC:
white suite comprising an oversized shower enclosure with system fed shower, low level wc, wall mounted wash basin with storage drawer beneath, high level Velux window, high level doors accessing loft storage space, tiled walls, tiled floor, heated towel rail and an extractor fan.

OUTSIDE

REAR COURTYARD GARDEN: (13' 5'' x 10' 5'') (4.09m x 3.17m)
an enclosed walled outside space providing a perfect sheltered courtyard area with space for table and chairs/outdoor entertaining. Flower border containing various shrubs, flagstone tiled floor.

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.

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

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.