GROUND FLOOR

APPROACH:
from the road the property is accessed via concrete patio which leads to wooden front door beside small compact front garden with a variety of established plants and shrubs, laid with gravel with low level brick wall boundary, four-panelled wooden front door with stained glass panel above, leads into:-

ENTRANCE VESTIBULE:
laid with original period tiling, variety of wall mounted coat hooks, light point, moulded skirting boards, wooden door with glazed panel leads into:-

ENTRANCE HALLWAY:
wooden door leading off to sitting room and wooden French doors lead into kitchen/dining/living space. Laid with stylish herringbone flooring, moulded skirting boards, gas radiator, ceiling light point, smoke alarm, large integrated wardrobe space useful for coats and storage etc, carpeted staircase with wooden handrail and balustrade ascends to the first floor landing,

SITTING ROOM: (15' 5'' x 14' 11'') (4.70m x 4.54m)
an exceptionally well-proportioned and bright bay fronted sitting room with plenty of natural light coming through from the front elevation via three upvc double glazed windows overlooking the front garden, fitted carpet, moulded skirting boards, dado rail, ceiling rose, ceiling light point, internet point, phone point, fireplace with log burning stove with marble hearth surround, integrated cupboards to chimney recesses with shelving units.

KITCHEN/DINING SPACE: (21' 5'' x 19' 0'') (6.52m x 5.79m)
carefully extended by the current owners to an exceptional high standard, wooden herringbone flooring throughout, inset ceiling downlights, gas column radiator, light point, large floor fixed island with quartz marble effect roll edged worktops and fitted with an array of wall and base cupboard units. The kitchen comprises a variety of stylish wall, base and drawer units which have recently been added by the current owners. Integrated appliances include dishwasher, fridge/freezer, gas oven and 4 ring induction hob. 1½ bowl sink with stainless steel tap and controls over and draining board beside, stylish emerald green hexagon splashback surround, quartz marble effect roll edged worktops. Plenty of natural light coming through from the rear elevation via large sliding bi-fold doors as well as two skylights which have been expertly put in. The bi-fold doors subsequently lead out onto level access to the garden. Accessed only off the kitchen is a large and well-proportioned utility and ground floor wc.

UTILITY/GROUND FLOOR WC:
herringbone wooden flooring, gas column radiator, space for free standing washing machine and dryer, integrated freezer, carbon monoxide alarm and inset ceiling downlights, extractor fan. A variety of eye level wall mounted units. To the rear of this space underneath the stairs is a low level wc, floor standing wash hand basin with stainless steel tap and emerald hexagon splashback, inset ceiling downlight

FIRST FLOOR

LANDING:
fitted carpet, ceiling light point, doors off to all three bedrooms and the family bath/shower/wc. Door accessing a large storage cupboard with a variety of wall mounted shelving units. Turning staircase with fitted carpets ascends to the second floor.

BEDROOM 2: (15' 3'' x 12' 2'') (4.64m x 3.71m)
fitted carpet, ceiling light point, dado rail, plenty of natural light coming through from the front elevation via upvc double glazed windows.

BEDROOM 3: (14' 2'' x 10' 2'') (4.31m x 3.10m)
fitted carpet, ceiling light point, dado rail, plenty of natural light coming through from the south easterly facing rear elevation via upvc double glazed windows.

BEDROOM 4: (12' 2'' x 8' 8'') (3.71m x 2.64m)
fitted carpet, moulded skirting boards, ceiling light point, plenty of natural light coming through from the south easterly facing rear elevation via upvc double glazed windows, gas radiator.

FAMILY BATH/SHOWER ROOM/WC:
stylish large bathroom with tiled flooring, frosted upvc double glazed window overlooking the front elevation, painted towel radiator, white suite comprising bath with central taps and hand held shower fitment, shower cubicle with glass panelled doors with wall mounted stainless steel shower head over, low level wc, wash hand basin, extractor fan, inset ceiling downlights.

SECOND FLOOR

LANDING:
access off to master bedroom with Juliette balcony, bedroom 5/study and shower room/wc,.

BEDROOM 1: (15' 11'' x 12' 10'') (4.85m x 3.91m)
fitted carpet, further benefits from a stunning Juliette balcony overlooking the cricket ground, inset ceiling downlights, gas radiator, large integrated wardrobe space, double glazed upvc French doors open up to a Juliette balcony overlooking the rear elevation across the south east facing garden towards the cricket ground.

SHOWER ROOM/WC:
vinyl flooring, wall mounted wash hand basin with stainless steel swan neck tap over, stylish tiled splashback, painted towel radiator, low level wc, shower unit with glass door and extractor hood overhead, large upvc double glazed skylight.

BEDROOM 5/STUDY: (11' 5'' x 8' 4'') (3.48m x 2.54m)
fitted carpet, integrated shelving units, plenty of natural light via upvc double glazed window overlooking the front elevation, moulded skirting boards, gas radiator, inset ceiling downlights.

OUTSIDE

FRONT GARDEN:
small compact front garden with a variety of established plants and shrubs, laid with gravel with low level brick wall boundary,

REAR GARDEN:
a larger than average south easterly facing rear garden predominantly laid to turf, concrete patio providing the perfect al fresco dining area. To the borders there is a variety of established plants and shrubs providing a degree of privacy.

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.