GROUND FLOOR

APPROACH:
via garden gate and pathway leading beside a level lawned front garden framed with boundary walls. The pathway leads up to the main front door to the property.

ENTRANCE VESTIBULE: (4' 9'' x 4' 6'') (1.45m x 1.37m)
high ceilings with inset spotlights, oak wood floor with inset floormat, alarm control panel and part glazed door leading through to:-

ENTRANCE HALLWAY:
high ceilings with inset spotlights, staircase rising to first floor landing with generous understairs storage cupboards, oak flooring with system fed underfloor heating, wall mounted thermostat controls for underfloor heating and BT fibre point. Doors radiate off the hallway into the sitting room, kitchen/dining room and utility room/wc.

SITTING ROOM: (front) (16' 8'' x 11' 1'') (5.08m x 3.38m)
lovely high ceilings with inset spotlights, grey aluminium framed double glazed windows with central glazed door leading out onto the front garden, oak flooring with underfloor heating, tv point, lamp sockets and thermostat control for the heating.

KITCHEN/DINING ROOM: (rear) (22' 8'' x 16' 3'' max/9'9 min in kitchen area) (6.90m x 4.95m/3.05m)
a large sociable kitchen/dining/ living space with an abundance of natural light provided by the rooflight glazed panels and five bi-folding doors to rear providing a seamless connection out onto the rear garden. Contemporary gloss white and grey kitchen with silestone worktop over. Integrated Neff appliances including an eye level oven and microwave combi-oven, 5 ring induction hob with wall mounted extractor fan over, dishwasher and fridge/freezer. Inset stainless steel sink, tiled flooring with underfloor heating. Wide wall opening connects the kitchen area into the dining and living space which also has tiled floor with underfloor heating, high ceilings, inset spotlights, alarm control panel, video door entry system and ample space for dining and seating furniture.

UTILITY/WC: (9' 8'' x 5' 7'') (2.94m x 1.70m)
a built-in worksurface with base level cabinet beneath with plumbing and appliance space for washing machine and tumble dryer beside, wall mounted sink with splashback, duravit wc with concealed cistern and push button wall mounted flush, high ceilings with inset spotlights, water softener and extractor fan.

FIRST FLOOR

LANDING:
staircase continuing up to the first floor landing with video door entry system, high ceilings with inset spotlights, contemporary upright radiator, alarm control panel. Doors off to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc.

BEDROOM 1: (16' 3'' x 11' 10'') (4.95m x 3.60m)
a good sized double bedroom with built-in wardrobes along one wall, double glazed grey framed aluminium windows to front, inset spotlights, radiator and door accessing:-

En-Suite Shower Room/WC: (9' 1'' x 4' 7'') (2.77m x 1.40m)
a smart en-suite shower room comprising an oversized shower enclosure with system fed shower, low level wc, wash hand basin set within a counter with large built-in mirror over. Recessed alcove shelving, part tiled walls, tiled floor with underfloor heating, shaver point, extractor fan and inset spotlights.

BEDROOM 2: (9' 9'' x 9' 8'') (2.97m x 2.94m)
a double bedroom with double glazed window to rear, radiator.

BEDROOM 3: (12' 4'' x 8' 7'') (3.76m x 2.61m)
a double bedroom with high ceilings, loft hatch, radiator and double glazed window to rear.

FAMILY BATHROOM/WC: (9' 0'' x 5' 5'') (2.74m x 1.65m)
white suite comprising panelled bath with mixer tap and shower attachment, glass shower screen, low level wc with concealed cistern, wall mounted wash hand basin, chrome effect heated towel rail, tiled walls, inset spotlights and extractor fan, tiled floor with underfloor heating.

SECOND FLOOR

LANDING:
a spacious landing with high ceilings, inset spotlights, video door entry system, door accessing useful storage cupboard and further door accessing Airing Cupboard (housing gas boiler and slatted linen shelving). Further doors lead off to reception 2/bedroom 5, bedroom 4 and shower room/wc.

RECEPTION 2/BEDROOM 5: (front) (12' 7'' x 11' 0'') (3.83m x 3.35m)
an impressive and bright reception room or double bedroom to suit ones requirements with wonderful high ceilings and sliding aluminium framed windows with fixed glazed panels over providing an abundance of light and accessing a balcony with impressive views over rooftops of surrounding buildings towards Blaise Castle Estate. Contemporary upright radiator.

BEDROOM 4: (rear) (9' 9'' max into recess x 9' 6'') (2.97m x 2.89m)
a double bedroom with high ceilings, double glazed window to rear, radiator.

SHOWER ROOM/WC: (7' 4'' x 5' 5'') (2.23m x 1.65m)
a stylish shower/wet room with walk-in shower area with central draining floor and system fed dual headed shower over, fixed glass shower screen, wall mounted wash basin, low level wc with concealed cistern, extractor fan, inset spotlights, tiled walls and floor, shaver point and chrome effect heated towel rail.

OUTSIDE

FRONT GARDEN:
there is a level lawned front garden with flower border containing shrubs and a silver birch tree, recessed recycling/dustbin area and pathway leading up to the front door.

REAR GARDEN & OFF STREET PARKING: (35' 0'' x 17' 0'' reducing to 8'5 in parking area) (10.66m x 5.18m/2.57m)
a tastefully landscaped town garden mainly laid to paving with ample space for outdoor dining and entertaining, paved area leads up to an artificial grass section with double gates leading onto the rear shared forecourt. This astroturfed area can be used for off street parking, if required. Beside the parking area there is a door accessing:-

GARAGE: (internal measurement 16' 8'' x 8' 8'') (5.08m x 2.64m)
(door opening width of 7'7/2.31m) vehicularly accessed via electric double gates off Grange Court Road accessing a well kept forecourt where this and neighbouring houses have garaging and parking. A single garage with electric up and over door, lighting and door to rear going into the rear garden. The garage is a good size and will fit a generous family vehicle (the vendors park their BMW 3 series inside).

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.

RESIDENTS ASSOCIATION:
the properties all contribute £50 per month towards the upkeep of the communal forecourt area, electric gates and insurance policy.

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.