GROUND FLOOR

APPROACH:
via pathway leading beside front garden and driveway providing off road parking for at least 2 cars. The pathway leads up the right hand side of the house to the main front door to the property.

ENTRANCE VESTIBULE: 5' 10'' x 5' 0'' (1.78m x 1.52m)
high ceilings with glazed roof light panels providing plenty of natural light through the entrance porch and into the main entrance hallway, coat hooks, dado rail, tiled floor, part glazed door leading through into a beautiful utility/storage room, which connects through to the rear garden. Further part glazed period door with glazed panels beside and over leads through into the main reception hallway.

ENTRANCE HALLWAY:
a lovely central entrance hallway with high ceilings, original ceiling cornicing and dado rail, solid oak flooring, radiator, staircase rising to first floor landing with generous understairs storage cupboard, butler’s pantry with original sideboard, open shelving unit and fuse box for electrics. Wall mounted thermostat control for central heating. Doors leading off to the sitting room, large through L shaped kitchen/dining/living room and reception 2/family room or office.

SITTING ROOM: (front) 17' 7'' max into bay x 12' 10'' max into chimney recess (5.36m x 3.91m)
an elegant bay fronted sitting room with wonderful high ceilings, ceiling cornicing and picture rail. Attractive period style cast iron fireplace with marble surround and tiled hearth. Oak flooring, wide bay to front comprising 3 sash windows and a radiator.

RECEPTION 2: 13' 9'' x 9' 7'' max into chimney recess (4.19m x 2.92m)
currently used as a generous home work space, but would work equally well as a play room, dining room or music room with high ceilings, ceiling cornicing and picture rail, oak flooring, built in open book casing to chimney recesses, sash window to front and a period style radiator.

KITCHEN/DINING/LIVING AREA: 23' 0'' x 16' 8'' in living area expanding to 19'7" in kitchen/dining area (7.01m x 5.08m/5.96m)
a wonderful open sociable kitchen/dining/living space, with the rare advantage of being on one level floor, with seamless direct access out onto the south westerly facing rear garden through aluminium framed sliding doors.

Living Area
lovely high ceilings with ceiling coving and picture rail, an attractive open period fireplace, oak flooring, French doors to rear accessing the rear garden, contemporary upright radiator. Wide wall opening connecting through to the:

Kitchen/Dining Area:
bespoke fitted kitchen comprising base level matt white units with granite worktops over and inset 1½ bowl sink and drainer unit, integrated dishwasher, appliance space for large range cooker and fridge/freezer, central island with more built in storage cupboards and an inset sink, ample space for dining table and chairs, sliding doors access the rear garden and wall opening connects through a rear lobby to a cloakroom/wc.

CLOAKROOM/WC:
low level wc, wash hand basin with tiled splashbacks, wall mounted Potterton gas boiler and high level window to side.

UTILITY ROOM/STORE: 13' 2'' x 3' 9'' (4.01m x 1.14m)
a practical utility space with appliance space for washing machine and dryer with worktop over and built in shelving above. Tiled floor, glazed roof light panels and handy access straight through from the entrance porch through to the rear garden.

FIRST FLOOR

LANDING:
doors off to bedroom 1, bedroom 2, bedroom 3, bedroom 4 (off lower mezzanine half landing). Further doors access a shower room/wc and Airing Cupboard, housing pressurised hot water cylinder and slatted shelving. Staircase rises up to the second floor.

BEDROOM 1: 17' 7'' max into bay x 13' 0'' max into chimney recess (5.36m x 3.96m)
a wonderful principal bedroom with wide bay to front comprising 3 sash windows, high ceilings with ceiling coving, an attractive period fireplace, built in wardrobes, sink and radiator.

BEDROOM 2: (rear) 13' 1'' x 12' 0'' (3.98m x 3.65m)
a double bedroom with high ceilings, ceiling coving, an attractive period fireplace, radiator, double glazed window overlooking the sunny rear garden.

BEDROOM 3: (front) 13' 11'' x 10' 2'' max into chimney recess (4.24m x 3.10m)
a double bedroom with high ceilings, ceiling coving, period sash window to front, radiator and an attractive period fireplace.

BEDROOM 4: 13' 1'' x 10' 10'' max into chimney recess (3.98m x 3.30m)
(off lower mezzanine half landing) a double bedroom with high ceilings, double glazed window to rear overlooking the rear garden, radiator and period fireplace.

FAMILY SHOWER ROOM/WC:
a white suite comprising shower enclosure with system fed shower, low level wc, wall mounted wash basin, high ceilings with inset spotlights, part tiled walls, shaver point, heated towel rail and double glazed window to side.

SECOND FLOOR

LANDING:
doors off to bedroom 5 and a large family bathroom.

BEDROOM 5: (rear) 13' 0'' x 10' 10'' (3.96m x 3.30m)
a double bedroom with double glazed window to rear, period fireplace, built in storage cupboard to chimney recess.

FAMILY BATHROOM/WC:
: a large L shaped bathroom with double ended panelled bath with central mixer taps and retractable shower head, low level wc with concealed cistern, wash hand basin, part tiled walls, Velux windows to front and side, heated towel rail, tiled floor and low level door accessing a generous loft storage space providing ample storage for suitcases etc.

OUTSIDE

OFF ROAD PARKING & FRONT GARDEN:
the property has the benefit of a driveway to front providing off road parking for at least 2 cars with low level front boundary wall, flower border containing shrubs and plants and pathway leading up to the main front door to the house.

REAR GARDEN: approx 53' 0'' x 29' 0'' (16.14m x 8.83m)
a gorgeous south westerly facing rear garden mainly laid to lawn with sunken paved seating area closest to the property, rich flower borders containing various shrubs and trees, pathway leads through the lawned section to the top of the garden where there is an insulated garden shed/workshop with power and light. Attractive brick boundary walls with trellising over, overdoor light and handy access through the utility area to the entrance porch and front of the property.

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

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.