GROUND FLOOR

APPROACH:
via pathway leading beside the courtyard front garden to the main entrance to the house.

ENTRANCE VESTIBULE:
generous entrance vestibule with high ceilings, original ceiling coving, high level meter cupboard housing fusebox and electrical meter. Coat hooks, floor matting and part glazed door leading through into reception hallway which flows into the sitting room and on into the kitchen, staircase rising to first floor landing. Further door immediately to the left leads into a second reception room.

SITTING ROOM: 14' 9'' x 13' 11'' (4.49m x 4.24m)
good sized sitting room with space for dining and seating furniture with wide wall opening providing sociable connection through to the kitchen. Feature chimney recess with built-in storage cupboard beside (housing the gas central heating boiler). Further door accesses a recessed understairs storage cupboard, and double-glazed French door accesses the rear garden.

KITCHEN/BREAKFAST ROOM: 15' 9'' x 7' 0'' (4.80m x 2.13m)
modern fitted kitchen comprising base and eye level matt units with roll-edged laminated worktops over and inset stainless steel sink and drainer unit. Integrated appliances include double eye level Bosch electric ovens and 4 ring ceramic hob with built-in chimney hood over. Further appliance space for washing machine and fridge freezer. Radiator and dual aspect double-glazed windows to rear and side overlooking the rear garden.

RECEPTION ROOM 2: 11' 5'' x 9' 11'' (3.48m x 3.02m)
currently used as a home office but would equally work well as a snug/second reception room. With double-glazed windows to front, high ceilings with ceiling coving, built-in book shelving to chimney recesses and a radiator.

FIRST FLOOR

LANDING:
doors off to two bedrooms and a bathroom.

BEDROOM 1: 14' 9'' x 10' 0'' (4.49m x 3.05m)
double bedroom spanning the width of the house with high ceilings, picture rails, double-glazed windows to front, radiator and loft hatch with pull-down ladder accessing a useful loft storage space.

BEDROOM 2: 9' 0'' x 8' 4'' (2.74m x 2.54m)
lovely light second bedroom with high ceilings, picture rails, built-in shelving to chimney recesses, radiator and large double-glazed window to rear offering open outlook over the rear and neighbouring gardens.

BATHROOM/WC: 11' 5'' x 6' 1'' (3.48m x 1.85m)
incredibly good sized bathroom with a white suite comprising double-ended panelled bath, oversized shower enclosure, low level wc, wash handbasin with storage cabinet beneath, contemporary heated towel rail, double-glazed window to rear, part tiled walls and doors accessing generous recessed storage and airing cupboards.

OUTSIDE

FRONT GARDEN:
low maintenance courtyard front garden mainly laid to paving with low level brick boundary wall. The front garden provides ample space for bins and recycling and potentially garden shed/bike store.

REAR GARDEN: 33' 0'' x 16' 0'' (10.05m x 4.87m)
pretty and sunny south westerly facing L-shaped level rear garden with paved seating area closest to the property. Further seating area laid to stone chippings with raised railway sleeper borders surrounding containing various shrubs and trees. Outdoor light and outside tap.

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.

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

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.