GROUND FLOOR

APPROACH:
the property is approached through six-panelled wooden door between classical pilaster and pediment entrance into:-

HALLWAY:
a short interstitial hallway with natural light from overlight above door with staircase rising to first floor straight ahead flanked by doors to two reception rooms to either side. Large single flagstone floor.

SNUG: (16' 0'' x 12' 6'') (4.87m x 3.81m)
wood framed multi-paned sash window to front elevation with street scene views and deep sill, moulded ceiling, central ceiling rose, large recesses either side of central chimney breast. Cast iron insert fireplace, slate hearth, decorative tiled surround and wooden mantel. Radiator, cupboard housing electric and gas consumer units, Virgin Media connection to side.

SITTING ROOM: (16' 0'' x 12' 2'') (4.87m x 3.71m)
wood framed multi-paned sash window to front elevation with sill, moulded ceiling, central ceiling rose, radiator, built-in wooden shelving into recesses either side of central chimney breast. Large open fireplace (not in use) into a fully tiled enclosure with wooden mantel. Two separate understairs store cupboards, tiled floor which continues through to dining room.

DINING ROOM: (13' 4'' x 11' 11'') (4.06m x 3.63m)
tiled floor continuing from the sitting room, ceiling lowers with adjustable spotlights, space for large dining table and space for American style fridge/freezer, radiator. Open plan with adjacent:-

KITCHEN: (13' 0'' x 7' 5'') (3.96m x 2.26m)
a wide galley style kitchen with fitted kitchen units and roll edged worksurfaces on both sides, with eye and floor level units, splashback tiling, integrated composite 1 1/3rd sink with swan neck mixer tap and drainer. Space for oven with integrated extractor hood. Space for further appliances include dishwasher, tumble dryer and washing machine under counters. Multi-paned wood framed windows and stable door to rear elevation overlooking garden

FIRST FLOOR

LANDING:
short landing area providing access to the four rooms on this level.

BEDROOM 1: (16' 1'' x 12' 6'') (4.90m x 3.81m)
multi-paned wood framed sash window to front elevation with pleasant street scene views, deep sill, radiator on opposing wall, recesses either side of central chimney breast. Cast iron insert fireplace, hearth and decorative mantel and surround. Moulded ceiling, central ceiling rose. Built-in wardrobe positioned over the staircase.

BEDROOM 2: (13' 0'' x 12' 10'') (3.96m x 3.91m)
multi-paned wood framed sash window to front elevation with pleasant street scene views, deep sill, radiator, recesses either side of central chimney breast. Cast iron insert fireplace, hearth and decorative mantel and surround. Moulded ceiling, central ceiling rose. Built-in wardrobe positioned over the staircase.

BEDROOM 4: (12' 8'' x 7' 1'') (3.86m x 2.16m)
two steps down from landing leads to bedroom with multi-paned wood framed window to rear elevation looking over garden, radiator.

BATHROOM/WC:
recently refurbished bathroom with low level shower cubicle with oversized rainhead shower and further attachment from a thermostatically controlled mixer and mains fed heated towel rail on the upper level of the bathroom, ceiling mounted extractor fan. Two steps down to lower level being at the same height as bedroom 4, which provides a steel bath with splashback and mixer shower, counter top handbasin with mixer tap which integrates with cupboards and drawers below, concealed cistern for low level wc, further mains fed heated towel rail, tile effect vinyl flooring, LED downlights, natural light to rear elevation via wood framed multi-paned window overlooking garden.

MEZZANINE/SECOND FLOOR
Half staircase leads up to bedroom 3

BEDROOM 3: (12' 7'' x 12' 1'') (3.83m x 3.68m)
radiator, three windows at head height facing towards Valley roof to the front elevation with a high vaulted ceiling following the roof line and double doors open to access hatch into:-

LARGE LOFT SPACE: (27' 11'' x 14' 9'') (8.50m x 4.49m)
part boarded with lighting, a substantial loft area in the greater portion of the main roof and provides great potential.

OUTSIDE

REAR GARDEN:
a long (approx. 47'6/14.5m) rectangular north by north west facing garden with open vista and raised terrace to rear provides a sunny rear garden with the sun easily over the house most of the year. The garden is currently arranged as low maintenance with a central path intersecting a stone chipped border either side, and is fully enclosed by stone walls on three sides with a wider seating area at the top of the garden with space for table, chairs, barbecue etc. Outdoor power supply.

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: D

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.