GROUND FLOOR

APPROACH:
from the pavement, there is a brick paviored driveway leading to an open-fronted porch with external lantern light. Wood panelled front door with stained glass windows to either side, opening to:-

RECEPTION HALL:
wooden flooring with inlaid entrance mat, moulded skirtings, picture rail, radiator, inset ceiling downlights. Two useful understairs storage cupboards. Turning staircase ascending to the first floor with handrail and ornately carved spindles. Panelled doors with moulded architraves and stainless steel door furniture, opening to:-

SITTING ROOM: (18' 8'' x 11' 4'') (5.69m x 3.45m)
virtually full width bay window to the front elevation comprising six multi-paned windows with overlights, inset wood effect gas fired stove set upon a stone hearth with wooden mantelpiece. Recesses to either side of the chimney breast (both with fitted cabinets). Wooden flooring, moulded skirtings, picture rail, two radiators, ceiling light point.

SEMI OPEN-PLAN KITCHEN/BREAKFAST/DINING ROOM: (26' 4'' x 12' 10'' decreasing to 9'6) (8.02m x 3.91m/2.90m)
loosely divided as follows:-

Kitchen/Breakfast Room:
comprehensively fitted with an array of sleek gloss base and eye level units combining drawers, cabinets, glazed display cabinets and shelving, roll edged granite worktops with matching upstands and pelmet lighting. Stainless steel 1 ½ bowl sink with draining board to side and swan neck mixer tap over. Integral appliances including double electric oven, tall fridge/freezer, 5 ring induction hob, extractor hood, dishwasher and washer/dryer. Window overlooking the rear garden, wooden flooring, inset ceiling downlights. Wide walkway through to:-

Dining Area:
powder coated aluminium bi-folding double glazed doors overlooking and opening externally to the rear garden. chimney breast with recess and recesses to either side, wooden flooring, moulded skirtings, radiator, inset ceiling downlights.

SEPARATE WC:
low level dual flush wc with concealed cistern, wall mounted wash hand basin with mixer tap and splashback tiling, wooden flooring, moulded skirtings, obscure glazed window to the side elevation, inset ceiling downlight.

FIRST FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell and enjoying plenty of natural light via multi-paned window to the front elevation with deep sill. Eaves storage cupboard, exposed beams, inset ceiling downlights, picture rail. Loft access. Panelled doors with moulded architraves, opening to:-

BEDROOM 1: (14' 0'' x 13' 0'') (4.26m x 3.96m)
wide window overlooking the rear garden with views towards the Blaise Estate, moulded skirtings, picture rail, inset ceiling downlights, radiator, wall to wall built-in wardrobes.

BEDROOM 2: (19' 1'' x 11' 4'' max into bay) (5.81m x 3.45m)
bay window to the front elevation comprising six multi-paned windows, chimney breast with recesses to either side (one with bookshelving), moulded skirtings, two radiators, inset ceiling downlights, picture rail.

BEDROOM 3: (12' 10'' x 11' 6'') (3.91m x 3.50m)
window to the rear elevation with far reaching views, double opening wardrobe with hanging rail and shelving, radiator, moulded skirtings, fitted bookshelving, picture rail, inset ceiling downlights.

BATHROOM/WC: (9' 0'' x 5' 0'') (2.74m x 1.52m)
freestanding roll top bath on ball and claw feet with mixer tap and telephone style attachment. Pedestal wash basin with hot and cold water taps. Low level flush wc. Tiled walls to dado height, heated towel rail/radiator, obscured glazed window to the side elevation, inset ceiling downlights, eaves storage cupboard.

SHOWER ROOM/WC: (7' 3'' x 4' 11'') (2.21m x 1.50m)
walk-in style shower with low level shower tray, shower screen, built in shower unit and an overhead shower. Pedestal wash hand basin with mixer tap. Low level dual flush wc. Tiled flooring and partially tiled walls, heated towel rail/radiator, inset ceiling downlights, extractor fan, obscure glazed window to the side elevation.

OUTSIDE

DRIVEWAY PARKING & FRONT GARDEN: (30' 0'' x 26' 6'') (9.14m x 8.07m)
off-street parking for two cars which is brick paviored and having an artificial section of lawn to side plus shaped border featuring an array of mature shrubs. Pedestrian side access with gate to the rear garden. Access to:-

INTEGRAL GARAGE: (14' 8'' x 8' 0'') (4.47m x 2.44m)
metal up and over door, obscured glazed window to the side elevation, ceiling light point. Wall mounted EcoTech gas fired combination boiler. Door returning to the reception hall.

REAR GARDEN: (53' 0'' x 28' 0'') (16.14m x 8.53m)
immediately to the rear of the house there is a large sun terrace with ample space for garden furniture, potted plants and barbecuing etc. From here a gentle flight of steps descends to the remainder of the garden which is level and principally laid to lawn being enclosed by timber fencing on all three sides. Shrub borders to either side featuring an array of flowering plants and mature shrubs. Children's purpose built play area with slide. Outside lighting and water 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: E.

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.