GROUND FLOOR

APPROACH:
from the pavement, there are brick pillars with a tarmacadam driveway offering driveway parking for several cars. Steps up to an open-fronted porch with lantern light. Part glazed wood panelled front door with brass door furniture and leaded light obscure glazed windows to either side. Opening to:-

RECEPTION HALL: (18' 11'' x 9' 2'') (5.76m x 2.79m)
a most welcoming and spacious introduction, having a wide staircase ascending to the first floor with handrail and spindles, open fronted understairs storage, inlaid entrance mat and solid maple wood flooring, tall moulded skirtings, large raised height obscure glazed window to the side elevation, radiator, ceiling light point, wall light point, cupboards housing meters. Panelled doors with moulded architraves, opening to:-

DINING ROOM: (15' 2'' x 13' 2'') (4.62m x 4.01m)
wide window to the front elevation with leaded light overlights, coal effect gas fire with marble surround and hearth plus ornately carved wooden mantlepiece, recesses to either side of the chimney breast, tall moulded skirtings, picture rail, coved ceiling, radiator, ceiling light point.

SITTING ROOM: (18' 10'' x 13' 2'' max into bay window) (5.74m x 4.01m)
box bay window to the rear elevation with central door and three windows to either side with leaded light overlights. Open fireplace with cast iron surround, decorative tiled slips, slate hearth and an ornately carved wooden mantlepiece. Recesses to either side of the chimney breast, tall moulded skirtings, picture rail, coved ceiling, two ceiling light points, radiator.

MUSIC ROOM: (12' 5'' x 9' 0'') (3.78m x 2.74m)
upvc double glazed sliding door with side panel and overlights overlooking and opening externally to the rear garden, moulded skirtings, coved ceiling, radiator, two ceiling light points. Part multi-paned door opening to:-

KITCHEN/BREAKFAST ROOM: (17' 11'' x 13' 2'') (5.46m x 4.01m)
dual aspect with large windows to the side and rear elevations enjoying a pleasant outlook over the well-stocked garden. Shaker style kitchen which is comprehensively fitted with an array of base and eye level units combining drawers, cabinets, glazed display cabinet and shelving. Roll edged worktop surfaces with splashback tiling and pelmet lighting. Ceramic sink with draining board to side and swan neck mixer tap over. Stoves gas/electric range cooker with extractor hood over. Space for dishwasher. Integral tall fridge/freezer. Chimney breast with Fat Penguin inset woodburning stove set upon a slate hearth with recesses to either side of the chimney breast (one with fitted shelving and the other with both shelving and wall mounted double opening cupboard). Karndean tiled flooring, ample space for table and chairs, tall moulded skirtings, radiator, wall light point, inset ceiling downlights. Panelled door returning to the reception hall.

CLOAKROOM/WC:
low level flush wc, pedestal wash hand basin with mixer tap and splashback tiling, Velux window to the front elevation, tiled flooring, radiator, moulded skirtings, ceiling light point, extractor fan. Space and plumbing for washing machine with shelf above.

FIRST FLOOR

PART GALLERIED LANDING: (11' 7'' x 9' 1'' including stairwell) (3.53m x 2.77m)
part galleried over the stairwell and enjoying plenty of natural light via the aforementioned obscure glazed window to the side elevation. Tall moulded skirtings, ceiling light point. Open doorway through to an inner hall. Panelled doors with moulded architraves, opening to:-

BEDROOM 1: (16' 4'' x 13' 2'') (4.97m x 4.01m)
large window overlooking the rear garden with overlights, chimney breast with recesses to either side, tall moulded skirtings, picture rail, radiator, ceiling light point. Wash hand basin with mixer tap and double opening cupboard below.

BEDROOM 2: (15' 2'' x 13' 3'') (4.62m x 4.04m)
large window to the front elevation with overlights, chimney breast with recesses to either side, tall moulded skirtings, radiator, picture rail, ceiling light point, fitted bookshelving.

BEDROOM 4: (10' 5'' x 9' 1'') (3.17m x 2.77m)
dual aspect with windows to the front and side elevations, tall moulded skirtings, radiator, coved ceiling, ceiling light point.

FAMILY BATH/SHOWER ROOM/WC: (12' 11'' x 9' 2'') (3.93m x 2.79m)
panelled bath with mixer tap. Low level dual flush wc. Wall mounted wash hand basin with mixer tap. Corner shower cubicle with wall mounted shower unit, handheld shower attachment and an overhead waterfall style shower. Partially tiled walls with complimentary shelf, obscure glazed windows to the rear elevation, built-in cupboards with shelving, radiator, coved ceiling, inset ceiling downlights, extractor fan. Useful understairs storage cupboard.

INNER HALL:
window to the front elevation, built-in shelving, tall moulded skirtings, ceiling light point. Staircase ascending to the second floor with handrail. Panelled door with moulded architraves, opening to:-

BEDROOM 3: (17' 11'' max/9'6 min x 13' 0'' max/8'5 min) (5.46m/2.90m x 3.96m/2.57m)
dual aspect with window to the front elevation and large window with overlights overlooking the rear garden. Moulded skirtings, radiator, coved ceiling, fitted shelving, ceiling light point.

SECOND FLOOR

LANDING:
ceiling light point, doors opening to:-

BEDROOM 5: (25' 7'' x 18' 7'' max measurements) (7.79m x 5.66m)
having always been used by the family as a playroom, the room provides a generous sized space but also with exciting potential for further enhancement with a dormer window or such like to the rear elevation (subject to first obtaining the necessary consents). Velux windows to the front, side and rear elevations totalling four Velux windows. Moulded skirtings, two radiators, ceiling light points. Loft access and door to eaves storage.

BATHROOM/WC: (11' 5'' x 6' 0'' having part restricted head height) (3.48m x 1.83m)
corner bath with mixer tap and telephone style shower attachment, pedestal wash hand basin with hot and cold water taps, low level dual flush wc, Velux window to the rear elevation, radiator, ceiling light point, extractor fan. Door to eaves storage area.

OUTSIDE

DRIVEWAY PARKING:
tarmacadam driveway with off street parking for four cars. Access to:-

DOUBLE GARAGE: (16' 5'' x 15' 5'') (5.00m x 4.70m)
metal up and over door, light and power connected, window and personal door to the side elevation. Wall mounted Vaillant gas fired boiler.

FRONT GARDEN:
to one side of the driveway there is a square section of lawn with central Amelanchier tree. The house is set behind a dwarf brick wall with deep shrub borders to both the front and side elevations featuring an array of flowering plants and mature shrubs. Immediately in front of the house there is a rockery with an assortment of flowering plants and mature shrubs including euphorbia, climbing hydrangea. Outside water tap. Pedestrian side gate leading alongside the house and giving access to:-

REAR GARDEN: (100' 0'' x 50' 0'') (30.46m x 15.23m)
enjoying a sunny southerly orientation and therefore the all day sun. immediately to the rear of the house there is a patio with ample space for garden furniture and potted plants etc. The remainder of the garden is then level and laid to lawn which features an orchard consisting of a variety of established fruit trees. Raised fruit beds delivering an assortment of fruits. Half circular patio. Enclosed on all three sides by timber fencing and enjoying a good amount of privacy with woodland area at the very end of the garden. Useful outside shed and wood storage areas to one side of the house, together with security lighting. An established grape vine has been trained around the kitchen window. Garden pond.

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: G

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.