GROUND FLOOR

APPROACH:
from the pavement, a dwarf stone wall with clipped box hedging providing a good amount of privacy, wrought iron pedestrian gate with pathway to the front entrance. Solid wood panelled front door with brass door furniture and fanlight, opening to:-

ENTRANCE VESTIBULE:
having tessellated tiled flooring, tiled walls to dado height, simple moulded cornicing. Part glazed casement door with overlight, opening to:-

RECEPTION HALL:
a most welcoming entrance with exposed wooden floorboards and an elegant wide staircase ascending to the first floor with handrail and ornately carved spindles. Victorian style radiator, tall moulded skirtings, two ceiling light points, raised height meter cupboard, two useful understair storage cupboards. Four panelled doors with moulded architraves and brass door furniture, opening to:-

SITTING ROOM: 14' 0'' x 13' 5'' (4.26m x 4.09m)
an attractive principal reception room with bay window to the front elevation comprising three wooden double glazed sash windows with plantation style shutters, exposed wooden floorboards, chimney breast with inset wood burning stove set upon a slate hearth with timber mantlepiece, recesses to either side of the chimney breast (both with floating book shelving), Victorian style radiator, picture rail, simple moulded cornicing, ceiling light point.

DINING ROOM: 11' 7'' x 10' 10'' (3.53m x 3.30m)
central period fireplace comprising cast iron surround, ornately carved wooden mantlepiece and tiled hearth, recesses to either side of the chimney breast, exposed wooden floorboards, tall moulded skirtings, picture rail, Victorian style radiator, ceiling light point. Double glazed double doors with stained glass overlight overlooking and opening externally to the side return and rear garden.

CLOAKROOM/WC:
low level dual flush wc with concealed cistern, wall mounted wash hand basin with hot and cold water taps, tiled walls to dado height, exposed wooden floorboards, wall light point, extractor fan.

KITCHEN/BREAKFAST ROOM: 22' 7'' x 11' 6'' (6.88m x 3.50m)
a stylish, well-appointed and bespoke kitchen by Shaker Kitchens of Cirencester installed in 2019. Comprehensively fitted with an array of shaker style base and eye level units combining drawers and cabinets. Roll edge quartz Carrara marble style work tops with matching upstands and splashback tiling. Undermount double Belfast style sink with indented draining board to side. Integral appliances including Belling range cooker with extractor hood, dishwasher, washing machine and wine cooler. Space for tall fridge/freezer. Tiled flooring, ample space for table and chairs, inset ceiling downlights, Victorian style radiator. Two windows to the side elevation, Velux window and double glazed double doors opening out onto the west facing rear garden.

FIRST FLOOR

SPLIT LEVEL LANDING:
part galleried over the stairwell with handrail and ornately carved spindles and enjoying plenty of natural light via a Velux window. Moulded skirtings and ceiling light point. Loft access with pull down ladder. Four panelled doors with moulded architraves, opening to:-

BEDROOM 1: 17' 2'' xinto bay 13' 9'' (5.23m x 4.19m)
bay window to the front elevation comprising three wooden double glazed sash windows with additional wooden double glazed sash window to side (all having plantation style shutters), white painted ornate cast iron fireplace, tall moulded skirtings, Victorian style radiator, built in wardrobes to either side of the chimney breast with cupboards above.

BEDROOM 2: 11' 7'' x 10' 8'' (3.53m x 3.25m)
double glazed sash window to the rear elevation with plantation style shutters, white painted ornately carved cast iron fireplace with recesses to either side of the chimney breast, tall moulded skirtings, Victorian style radiator, picture rail, ceiling light point.

BEDROOM 3: 11' 8'' x 11' 6'' (3.55m x 3.50m)
double glazed window to the rear elevation, ornate cast iron fireplace, recesses to either side of the chimney breast (one with fitted shelving), Victorian style radiator, moulded skirtings, ceiling light point.

FAMILY BATHROOM/WC: 7' 2'' x 6' 2'' (2.18m x 1.88m)
panelled bath with mixer tap, shower screen, wall mounted shower unit plus hand held shower attachment and an overhead circular waterfall style shower. Pedestal wash hand basin with hot and cold water taps. Low level flush wc. Tiled flooring and majority bevel edged tiled walls, obscure double glazed window to the side elevation, heated towel rail/radiator, ceiling light point.

OUTSIDE

FRONT COURTYARD:
enjoying a good amount of privacy with high hedge border and designed for ease of maintenance with stone chippings.

REAR GARDEN: 47' 3'' decreasing to 23'6" x 17' 10'' (14.39m/7.16 x 5.43m)
enjoying a lovely sunny westerly orientation with southerly side aspect. Enclosed on all three sides by timber fencing and having an assortment of climbing plants including clematis and honeysuckle. Immediately to the rear of the kitchen there is a parquet bricked patio with ample space for garden furniture, potted plants, barbequing etc. To the rear of the dining room there is a timber decked area with further space for seating. The remainder of the garden is principally laid to lawn with shaped border featuring an array of flowering plants and mature shrubs including hydrangea, acer, magnolia, choisya and rose bush.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATIION:
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:
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.