GROUND FLOOR

APPROACH:
via pathway leading beside a tastefully landscaped front garden to the main front of the property into:

ENTRANCE HALLWAY:
a staircase rising to first floor landing, wood-effect flooring, radiator, coat hooks and useful built in boot cupboard, which also houses the fuse box and electric and gas meters. Door leads off the hallway into:

SITTING ROOM: 17' 3'' x 12' 2'' (5.25m x 3.71m)
a lovely bright sitting room with bay window to front comprising modern double glazed windows with integrated blinds, contemporary upright radiators, inset spotlights, wood-effect flooring, door accessing a large walk in cupboard and wide wall opening providing a sociable connection with the kitchen/dining room.

KITCHEN/DINING ROOM: 15' 7'' x 10' 2'' (4.75m x 3.10m)
a beautifully appointed kitchen/dining space with newly fitted kitchen comprising base and eye level sage coloured cupboards and drawers with brushed gold handles and Quartz worktops over with inset 1½ bowl. Integrated appliances including a 60/40 fridge/freezer, dishwasher, induction hob with contemporary extractor fan over. Ample space for dining table and chairs, contemporary upright radiator, double glazed window to rear overlooking the rear garden and large anthracite grey double doors providing a seamless connection through to the rear garden.

FIRST FLOOR

LANDING:
a spacious landing with loft hatch and pull down ladder accessing a generous loft storage space, high level linen cupboard with built in shelving, inset spotlights and doors leading off to all three bedrooms and the bathroom/shower/wc.

BEDROOM 1: 14' 7'' x 9' 0'' (4.44m x 2.74m)
a good sized double bedroom with double glazed windows to front, radiator and built in wardrobes.

BEDROOM 2: 13' 0'' x 9' 0'' (3.96m x 2.74m)
double glazed windows to rear overlooking the rear garden, radiator and built in wardrobes.

BEDROOM 3: 7' 7'' x 6' 3'' (2.31m x 1.90m)
a single bedroom or home office with double glazed windows to front and a radiator.

BATHROOM/SHOWER/WC: 8' 8'' x 6' 0'' (2.64m x 1.83m)
a smart and good sized bathroom comprising double ended bath with central mixer taps, a shower enclosure with dual headed system fed shower and sliding glass shower door, wall mounted wash basin with storage drawer beneath, wc, tiled floor, part tiled wall, inset spotlights, extractor fan, heated towel rail and double glazed windows to rear.

OUTSIDE

GARDENS:

Front:
a landscaped front garden mainly laid to slate chippings with flower border containing roses and shrubs. privet hedgerow to front and pathway leading to the main front door to the house.

Rear: 35' 7'' x 16' 2'' max narrowing to 7’6” beside the garage (10.84m x 4.92m)
a smart landscaped rear garden with generous paved seating area closest to the property with outdoor lighting and two steps up to an artificial lawned section and raised decked area. Outdoor tap, gated access to the rear and door accessing the garage.

GARAGE: 14' 6'' x 7' 8'' (4.42m x 2.34m)
a good sized single garage with power and light, plumbing and appliance space for washing machine and dryer, part double glazed door to side accessing the garden and up and over door accessing the rear forecourt.

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.

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.