GROUND FLOOR

APPROACH:
via a garden gate and pathway leading through the courtyard front garden to the main front door to the house.

ENTRANCE VESTIBULE:
high ceilings with ceiling coving, high level meter cupboard, exposed stripped floorboards with inset floormat, an attractive period part stained glass door leads through into:-

ENTRANCE HALLWAY:
high ceilings with ceiling coving and feature original arch, exposed stripped floorboards, contemporary upright radiator, staircase rising to first floor landing. Doors off to the large kitchen/dining room and sitting room. Further doors access a ground floor cloakroom/wc and understairs storage cupboard.

KITCHEN/DINING ROOM: 31' 3'' max into bay x 12' 5'' max into chimney recess in dining area (9.52m x 3.78m)
a large sociable kitchen/dining room, described separately as follows:-

Dining Room: (front) 13' 0'' x 12' 5'' (3.96m x 3.78m)
wide bay to front comprising four sash windows with original stained glass panels over, high ceilings, original cornicing, feature fireplace, radiator, exposed stripped floorboards. Wide wall opening connecting through to:-

Kitchen: (rear) 12' 5'' x 10' 9'' (3.78m x 3.27m)
a fitted kitchen comprising base and eye level cupboards and drawers with granite worktops over and inset Belfast style sink. Integrated appliances including dishwasher, washing machine and fridge/freezer. Range cooker (included) set into the chimney breast with inset extractor fan. Double glazed double doors lead out from the kitchen to the rear garden.

SITTING ROOM: (rear) 17' 8'' x 10' 4'' max into chimney recess (5.38m x 3.15m)
a good sized sitting room with plenty of natural light provided by the bi-folding doors to rear with glazed rooflight panels over and further double glazed window to side. Feature brick exposed chimney breast, exposed stripped floorboards, radiator.

CLOAKROOM/WC:
low level wc, wash hand basin with storage cabinet beneath, part tiled walls, tiled floor, inset spotlights and extractor fan.

FIRST FLOOR

LANDING:
a split landing with doors off to two double bedrooms at the front and staircase rising to the second floor. To the rear there are doors off to bedroom 4/study and bath/shower room/wc.

BEDROOM: (front) 16' 8'' max into chimney recess x 15' 9'' max into bay (5.08m x 4.80m)
a large bay fronted double bedroom with high ceilings, period fireplace, exposed stripped floorboards, wide bay to front comprising four sash windows with built-in plantation shutters and further sash window beside, radiator.

BEDROOM 2: 12' 5'' x 10' 8'' (3.78m x 3.25m)
a double bedroom with high ceilings, radiator, sash window to rear offering an open outlook over rear and neighbouring gardens.

BEDROOM 4/STUDY: 7' 3'' x 5' 5'' (2.21m x 1.65m)
a smaller single bedroom, perfect as a study or nursery, with radiator, exposed stripped floorboards and windows to side.

BATH/SHOER ROOM/WC: 9' 2'' x 8' 9'' (2.79m x 2.66m)
a white suite comprising panelled bath with mixer taps and shower attachment, corner shower enclosure, low level wc with concealed cistern, pedestal wash basin. Recessed cupboards, one of which houses the gas central heating boiler. Heated towel rail, alcove shelving, window to rear.

SECOND FLOOR

LANDING:
Velux skylight window provides natural light through the landing and stairwell. Door leads off to:-

BEDROOM 3: 18' 5'' max taken below sloped ceiflings x 16' 7'' max reducing to 10'6" (5.61m x 5.05m/3.20m)
a loft converted double bedroom with Velux skylight windows to front and rear, exposed stripped floorboards, radiator, low level hatches accessing eaves storage space.

OUTSIDE

FRONT GARDEN:
a small courtyard front garden with low level boundary wall and hedgerow to front offering privacy.

REAR GARDEN:
courtyard rear garden with a westerly aspect, attracting much of the afternoon and early evening summer sunshine and backing onto other gardens giving it an open feel. The garden is framed with brick boundary walls. The garden offers a perfect space for outdoor dining and entertaining.

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. We understand that there is also a perpetual yearly rent charge of £4.0s.0d p.a. This information should be checked with 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.