GROUND FLOOR

ENTRANCE VESTIBULE:
original six panel entrance door with overlight, ceiling cornicing, dado rail and glazed door leading into:

ENTRANCE HALL:
ornate ceiling cornicing, stairs rising to the upper floors and descending to the lower ground floor and doors lead into the home office and sitting room, Radiator, dado rail, period arch.

STUDY: (14' 6'' x 12' 2'' into chimney recess) (4.42m x 3.71m)
large room with high ceilings, ornate ceiling cornicing, picture rail, large marble fireplace with slate hearth, large sash window to the front elevation incorporating working shutters, fitted bookshelves and door opening into handy storage room with fitted shelves and radiator.

DRAWING ROOM: (16' 7'' into chimney recess x 12' 8'' into window recess) (5.05m x 3.86m)
high ceilings, ceiling cornicing and ceiling rose, picture rail, large multi-paned sash window to the rear elevation, cast iron coal effect gas fire with wooden surround and mantle and slate hearth, door leading into the storage cupboard also accessible via the home office, radiator.

LOWER GROUND FLOOR

VESTIBULE:
useful understair storage, large opening through to the games room and doorway through to the kitchen/dining room, radiator, engineered wooden flooring.

KITCHEN/DINING ROOM: (16' 2'' into chimney recess x 14' 1'') (4.92m x 4.29m)
multi-paned sash window to the front elevation with working shutters, multi-paned door leading to the front courtyard. Very generous kitchen/dining room with a range of wall and base units incorporating working surfaces, 1 1/2 bowl sink unit with mixer tap and draining board, large fireplace with original cast iron range and radiator. Opening through to the utility room.

UTILITY ROOM: (7' 9'' x 5' 11'') (2.36m x 1.80m)
useful space with a number of casement windows overlooking the front courtyard, extractor fan, stainless steel sink unit with draining board, space and plumbing for washing machine and dishwasher, space for tumble dryer.

PANTRY:
space for tall fridge and freezer.

GAMES ROOM: (16' 5'' into chimney recess x 12' 2'') (5.00m x 3.71m)
multi-paned sash window to the rear elevation with working shutters, multi-paned door to the rear elevation, coal effect gas fire, wooden surround and mantle, slate hearth, engineered wooden flooring, radiator and range of fitted book shelves.

FIRST FLOOR

LANDING:
stairs rise to the top floor, radiator and doors off to bedroom 1, bedroom 2 and wc.

BEDROOM 1: (16' 5'' into chimney recess x 14' 7'') (5.00m x 4.44m)
lovely shaped room with high ceilings, ceiling cornicing, ceiling rose, picture rail, cast iron fireplace with marble surround and mantle and slate hearth, radiator, multi-paned sash window to the front elevation opening out onto the wrought iron balcony.

BEDROOM 2: (13' 2'' x 12' 8'' into chimney recess) (4.01m x 3.86m)
multi-paned sash window to the rear elevation, high ceilings, ceiling cornicing, cast iron fireplace with wooden surround and mantle, radiator.

WC:
opaque sash window to rear elevation, low level wc, wall mounted wash hand basin.

SECOND FLOOR

LANDING:
half landing with useful linen storage cupboard, skylight window providing lots of natural light, doors leading off to bedroom 3, bedroom 4 and bathroom. Access to roof storage space.

BEDROOM 3: (front) (16' 8'' into chimney recess x 14' 10'') (5.08m x 4.52m)
large room with multi-paned sash window to the front elevation, radiator and door to useful storage cupboard.

BEDROOM 4: (rear) (12' 10'' x 10' 6'') (3.91m x 3.20m)
multi-paned sash window to the rear elevation, door to useful storage cupboard, radiator, boiler cupboard housing the gas combination boiler.

BATHROOM/WC: (9' 4'' x 5' 8'') (2.84m x 1.73m)
opaque glazed sash window to the rear elevation, low level wc, pedestal wash hand basin, panelled bath with shower, heated towel rail, tiled floor and tiled walls, recessed spotlights.

OUTSIDE

COURTYARD GARDEN: (approx. 16' 0'' x 16' 0'') (4.87m x 4.87m)
high stone walls, flagstone paving and probably the remanence of a Victorian conservatory floor, outside tap.

FRONT COURTYARD:
flagstone tiled floor, outside 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 by 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.