GROUND FLOOR

APPROACH:
via block paved driveway to the right hand side of the building providing off road parking. The driveway leads up the right hand side of the house where you will find the main entrance to the property a short way along on the left hand side.

ENTRANCE HALLWAY: (16' 7'' x 6' 0'' max inclusive of staircase) (5.05m x 1.83m)
a central hallway with staircase rising to first floor landing with generous understairs storage cupboard, radiator, door off to the sitting room. Feature archway leading through into the inner hallway, where there are further doors off to reception 2/family room and kitchen/breakfast room.

SITTING ROOM: (front) (18' 1'' into bay x 16' 3'' into chimney recess) (5.51m x 4.95m)
an incredibly well proportioned bay fronted sitting room with high ceilings, ceiling cornicing, feature wood burning stove with granite hearth, two radiators, bay to front comprising double glazed windows.

KITCHEN/BREAKFAST ROOM: (13' 1'' into chimney recess x 12' 11'') (3.98m x 3.93m)
a modern fitted kitchen comprising base and eye level cupboards and drawers with roll edged Hi-mac worktop over and inset 1 ½ bowl sink and drainer unit, integrated Neff ovens, plumbing and appliance space for American style fridge/freezer and dishwasher, central island unit with overhanging breakfast bar, tiled floor, double glazed window to side, radiator.

RECEPTION 2/FAMILY ROOM: (16' 2'' x 11' 3'') (4.92m x 3.43m)
a light and airy second sitting room with engineered oak flooring, double glazed window to side, chimney recess with gas stove and granite hearth, wide wall opening creating a sociable connection through to:-

GARDEN ROOM/RECEPTION 3: (19' 6'' x 10' 2'') (5.94m x 3.10m)
a superb single storey extension providing a lovely ground floor garden room with three bi-folding doors to rear providing access out onto the south-easterly facing rear garden, further double glazed windows to side provide plenty of natural light, engineered oak flooring, radiators. Doors accessing a shower room/wc and utility room.

SHOWER ROOM/WC: (8' 8'' x 4' 10'') (2.64m x 1.47m)
white suite comprising shower enclosure, low level wc, wash hand basin set into a counter with storage drawers and appliance space beneath, remote controlled Velux rooflight window provides natural light, and extractor fan.

UTILITY ROOM: (10' 1'' x 5' 0'') (3.07m x 1.52m)
base level unit with worktop over and inset stainless steel sink and drainer unit, built-in shelving, tiled floor, appliance space, coat hooks, double glazed door to rear.

FIRST FLOOR

LANDING:
doors off to all three double bedrooms, bedroom 4/study and family shower room/wc.

BEDROOM 1: (front) (18' 1'' into bay x 16' 3'' into chimney recess) (5.51m x 4.95m)
an impressive principal double bedroom with high ceilings, ceiling cornicing and central ceiling rose, bay window to front comprising double glazed windows offering an open outlook across Stoke Lane and over neighbouring gardens towards the trees in Blaise Castle Estate in the distance. Two radiators and tv point.

BEDROOM 2: (12' 10'' x 11' 0'' max into recess) (3.91m x 3.35m)
a double bedroom with double glazed window to side, high ceiling, radiator and tv point.

BEDROOM 3: (rear) (11' 3'' max x 10' 4'') (3.43m x 3.15m)
a double bedroom with high ceiling, double glazed window to rear offering a leafy outlook over rear and neighbouring gardens. Radiator and tv point.

BEDROOM 4/STUDY: (12' 10'' x 4' 11'') (3.91m x 1.50m)
double glazed window to side, wood flooring, radiator, useful recessed storage area.

FAMILY SHOWER ROOM/WC: (6' 10'' x 5' 3'') (2.08m x 1.60m)
white suite comprising shower enclosure with system fed shower, low level wc, wash hand basin with storage drawers beneath, heated towel rail, tiled walls, tiled floor, extractor fan, double glazed window to rear.

OUTSIDE

FRONT GARDEN & OFF ROAD PARKING:
well stocked front garden containing various shrubs with block paved driveway beside providing off road parking.

REAR GARDEN: (approx. 85' 0'' max x 23' 0'') (25.89m x 7.01m)
a level south-easterly facing garden, mainly laid to lawn with incredibly well stocked flower borders containing various plants, shrubs and trees. Generous paved seating area closest to the property, perfect for outdoor seating and entertaining, with a lily pond beside. Small garden shed, wide paved pathway to side with gated access onto the driveway. Outdoor power sockets, lighting and outdoor 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.

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.