GROUND FLOOR

APPROACH:
from the pavement, a dwarf brick wall with wrought iron double gates opening onto tarmacadam driveway which leads alongside the house to detached garage. A pathway leads to the front entrance. Solid wood panelled front door with leaded light panel and obscure glazed fanlight opens to: -

ENTRANCE VESTIBULE:
inlaid entrance mat, ceiling light point. Multi-paned wooden door opens to: -

RECEPTION HALL:
a most welcoming introduction, having turning staircase ascending to the first floor, part stained glass windows with overlights to the side elevation, radiator, ceiling light point. Meter cupboard with shelving and ceiling light point. Useful understairs cloakroom cupboard with hanging rail and shelving, currently housing the Worcester Bosch gas fired boiler. Doors to: -

CLOAKROOM/WC:
low level dual flush wc, wall mounted wash handbasin with mixer tap and splashback tiling plus cupboard below, radiator, obscure upvc double glazed leaded light window to the front elevation, ceiling light point.

DINING ROOM: (front) (14' 3'' x 12' 5'') (4.34m x 3.78m)
virtually full width bay window to the front elevation comprising six upvc double glazed leaded light windows with overlights and having window seat. Central exposed brick fireplace with canopy and open fire. A pair of leaded light windows to the side elevation with secondary glazing, radiator, raised height shelving, ceiling light point.

INTERCONNECTING SITTING ROOM & LIVING ROOM: (25' 2'' x 12' 0'') (7.66m x 3.65m)
loosely divided as follows:-

Sitting Room:
exposed slate fireplace with decorative recess and hearth, plus open fire. Radiator, coved ceiling, two wall light point, ceiling light point. Wide wall opening to: -

Living Room:
dual aspect with south-facing upvc double glazed window overlooking the rear garden plus upvc double glazed double doors with side panels to either side opening to a side patio. Radiator, coved ceiling.

KITCHEN: (12' 6'' x 9' 5'') (3.81m x 2.87m)
comprehensively fitted with an array of shaker style base and eye level units combining drawers, cupboards, wine rack and glazed display cabinets. Roll edged granite effect worktop surfaces with splashback tiling and pelmet lighting. Stainless steel sink with drainer to side and mixer tap over. Integral appliances include electric double oven, four ring gas hob, pull-out extractor hood, tall fridge/freezer and washing machine. Tiled effect flooring, space for table and chairs, radiator, two ceiling light points. Dual aspect with upvc double glazed windows to the side and rear elevations (the latter overlooking the south-facing garden). Upvc double glazed overlooking and opening externally to the rear garden

FIRST FLOOR

LANDING:
enjoying plenty of natural light via a tall part-stained glass window to the side elevation with secondary glazing. Two ceiling light points and picture rail. Turning staircase ascending to the second floor with handrail. Airing cupboard with hot water cylinder, slatted shelving and cupboard above. Doors to: -

BEDROOM 1: (14' 3'' x 12' 6'') (4.34m x 3.81m)
virtually full width bay window to the front elevation comprising six upvc double glazed leaded light windows. Built-in wardrobes offering ample hanging rail, shelving and drawer space with cupboards above. Pedestal wash handbasin with hot and cold water taps, fully tiled surround and wall light over. Radiator, coved ceiling, ceiling light point.

BEDROOM 2: (13' 0'' x 12' 1'') (3.96m x 3.68m)
upvc double glazed leaded light windows overlooking the rear garden, picture rail, radiator, two ceiling light points.

BEDROOM 3: (12' 7'' x 9' 9'') (3.83m x 2.97m)
upvc double glazed leaded light windows overlooking the rear garden. Built-in bedroom furniture including double opening wardrobe, vanity unit, drawers and shelving. Wash handbasin with hot and cold water taps and cupboard below. Radiator, picture rail, ceiling light point.

SHOWER ROOM:
a modern suite with walk-in style shower having low level shower tray, shower screen, wall mounted shower unit, handheld shower attachment and overhead waterfall style shower. Wash handbasin with mixer tap and double opening cupboard below. Upvc obscure double glazed leaded light windows to the side elevation with tiled sill. Heated towel rail/radiator, ceiling light point.

SEPARATE WC:
low level dual flush wc, upvc obscure double glazed window to the front elevation, radiator, ceiling light point.

SECOND FLOOR

LANDING
enjoying natural light with upvc double glazed window to the side elevation, ceiling light point, door to:-

LOFT ROOM: (14' 1'' x 10' 10'') (4.29m x 3.30m)
upvc double glazed dormer window with south-facing orientation to the rear elevation, canopy style ceiling with exposed beams, eaves storage cupboards, ceiling light point. Our understanding is that the loft room did not comply with building regulations at the time as the seller elected not to install fire doors out of personal preference.

OUTSIDE

FRONT GARDEN: (28' 5'' x 28' 4'') (8.65m x 8.63m)
set back from the road behind a dwarf brick wall with section of lawn and U-shaped border featuring an array of flowering plants and mature shrubs.

DRIVEWAY PARKING:
a tarmacadam driveway leading alongside the front garden and house to a detached garage with a pedestrian gate giving access to the rear garden.

DETACHED TANDEM GARAGE: (25' 1'' x 8' 10'') (7.64m x 2.69m)
a brick/block-built garage with pitched roof and exposed beams. Having a remote electronically operated roller door. Window to the rear elevation, light and power connected.

REAR GARDEN: (70' 0'' x 35' 0'') (21.32m x 10.66m)
enjoying a sunny southerly orientation and level. Immediately to the rear of the house there is a paved patio with ample space for garden furniture, potted plants and barbecuing etc. The remainder of the garden is principally laid to lawn with shrub borders and enclosed on all three side by timber fencing. Personal door to garage and pedestrian gate to tarmacadam driveway. Greenhouse, external lighting and outside water 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 with your legal adviser.

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