APPROACH:
pathway leads up to the double-glazed front door which opens into:-

ENTRANCE HALLWAY:
engineered oak flooring to the hall area which runs throughout the whole of the ground floor. LED ceiling downlighters, radiator. Staircase with glass screen and wooden hand rail rises to first floor landing. Door to the study, separate wc and the utility cupboard, and opening through into:-

SITTING/DINING/KITCHEN ROOM: 23' 6'' x 19' 1'' (7.16m x 5.81m)
wonderfully sociable open plan L-shaped living space with engineered oak flooring, LED downlighters, modern column radiator and further radiator, double-glazed windows to front elevation and double-glazed sliding patio doors which overlook the rear garden (all of the window panels can be slid to one end and concertinaed back to provide a large opening on to the garden). Wide opening through to the kitchen with a central island-style unit with breakfast bar and cupboards beneath which divides the kitchen space from the living/dining area, further good range of base and wall-mounted units with Quartz work surfaces, tiled splashbacks, 1½ bowl stainless steel sink unit with mixer tap, hot water tap and waste disposal, an AEG induction hob with extractor above and built-in AEG double oven, including microwave facility, built-in fridge/freezer, integrated dishwasher, under cupboard lighting. (Measured separately the sitting/dining area measures 23’6” x 11’9” and the kitchen area measures 4’5” x 6’9”).

STUDY: 10' 9'' x 9' 8'' (3.27m x 2.94m)
upvc double-glazed window to front elevation, wooden flooring, radiator and ceiling LED downlighters.

UTILITY CUPBOARD:
useful utility cupboard and further storage area which continues under the stairs with plumbing for a washing machine and space for a tumble dryer.

CLOAKROOM/WC:
cantilevered wc with concealed cistern with tiled surround, contemporary wash handbasin with mixer tap, tiled surround and large mirror behind, storage shelf and drawers beneath, further storage cupboard housing the Vaillant gas boiler, LED downlighter, tiled floor.

FIRST FLOOR

LANDING:
doors radiate to all rooms on this floor and to extensive storage cupboards.

BEDROOM 1: 12' 3'' x 11' 10'' (3.73m x 3.60m)
upvc double-glazed window to rear elevation, radiator.

BEDROOM 2: 10' 5'' x 8' 5'' (3.17m x 2.56m)
upvc double-glazed window to front elevation, radiator.

BEDROOM 3: 8' 7'' x 7' 0'' (2.61m x 2.13m)
upvc double-glazed windows to rear elevation, radiator.

BATHROOM/WC: 8' 7'' x 7' 0'' (2.61m x 2.13m)
wet room style arrangement with tiled floor, large walk-in shower with drench rose and mains-fed shower, tiled walls, heated towel rail, bath with centrally located taps set in tiled surround, contemporary wash bowl with tall mixer tap set on stone surface with drawers beneath, and cantilevered Villeroy & Bosch wc with concealed cistern, LED downlighters, upvc double-glazed window to front elevation and extractor fan.

OUTSIDE

REAR GARDEN:
circa 40ft x 20ft lawned garden with patio area close to the house, with a paved pathway that leads up to raised timber-edged patio at the far end of the garden, ideal for sitting out and catching the end of the day sun. Raised vegetable bed and further raised shrub bed and flower beds. Wooden panel fencing and brick boundaries with rear gate which leads onto path leading through to the garages. Fir tree. (Located close to the front door of the property there is a storage cupboard that contains the fuse board).

GARAGES x 2: 15' 10'' x 8' 0'' (4.82m x 2.44m)
This property has the benefit of 2 single garages, both with up and over doors which are located some 40 metres from the property within a row. (Please note there is no power or light to these garages).

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. There is an internally run Residents Association and service charge of £160 to be paid quarterly which includes maintenance of the roads, front gardens and cleaning of the front window. This information should be checked by your legal adviser.

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.