GROUND FLOOR

APPROACH:
via block pavior forecourt parking area and side pathway to main front entrance door and outside electric light.

ENTRANCE VESTIBULE:
ceiling coving, front door with glazed upper pane, dado rail, wooden floorboards with insert floor mat, sash window, fuse box, burglar alarm and fire alarm control boxes (each room has a smoke detector), large stained glass door opens into:-

RECEPTION HALL: (including staircase 12' 9'' x 7' 5'') (3.88m x 2.26m)
ceiling cornice and rose, dado rail, radiator. Stripped wooden doors radiate to sitting room, dining room, study and cloakroom/wc. Staircase with stripped wooden balustrade rises to first floor landing.

CLOAKROOM/WC:
low level wc and wall mounted wash hand basin.

SITTING ROOM: (19' 5'' into bay x 12' 1'' into chimney recess) (5.91m x 3.68m)
ceiling cornice and rose, picture rail, bay window with 5 sash windows and stained glass upper panes, fireplace with surround, coal effect gas fire and marble hearth and two radiators.

STUDY: (16' 2'' max x 7' 0'' into chimney recess) (4.92m x 2.13m)
ceiling cornice and rose, 2 sash windows to front elevation with stained glass upper pane, picture rail, period fireplace with cast iron insert and tiled reveals, radiator.

FAMILY/DINING ROOM: (19' 0'' into bay x 11' 4'' into chimney recess) (5.79m x 3.45m)
ceiling cornice and rose, picture rail, large bay window with 3 sash windows, cast iron fireplace with marble surround and tiled reveals and slate hearth, steps lead down into:-

KITCHEN: (15' 6'' x 8' 3'') (4.72m x 2.51m)
good range of base and wall mounted units with under cupboard lighting, rolled edge work surfaces and splashback, 1½ bowl stainless steel sink unit with drainer and mixer tap, 5 ring gas hob with filter hood, built in electric double oven, range style period fireplace with decorative surround, picture rail, ceiling cornice and rose and small top opening window with glass pane beneath to rear elevation, radiator, opening through to:-

UTILITY ROOM: (10' 1'' x 5' 3'') (3.07m x 1.60m)
further range of base and wall mounted units with rolled edge work surfaces, under cupboard lighting, stainless steel sink unit with mixer tap and drainer, built in dishwasher, door to lobby, space for washing machine and dryer above. Door leads to:-

BATHROOM/WC No. 2: (5' 10'' x 5' 4'') (1.78m x 1.62m)
white suite comprising panelled bath with mixer tap and shower attachment, pedestal wash hand basin, low level wc, window to side elevation, radiator and extractor fan.

FIRST FLOOR

LANDING:
skylight, staircase rises from main reception hall via half landing with door off to bedroom 3, further doors off main landing to:-

BEDROOM 1: (front) (19' 3'' x 12' 6'') (5.86m x 3.81m)
ceiling cornice and rose, picture rail, bay window with 5 sash windows, decorative fireplace and two radiators, door to:

En Suite Shower Room/WC: (7' 3'' x 7' 0'') (2.21m x 2.13m)
walk in mains fed shower with drench rose shower with additional hand held shower head, large glass screen, wall mounted double white wash hand basin unit with mixer taps, corner positioned low level wc, under floor heated Fired Earth Chinese slate flooring and extensive Chinese slate wall tiling, heated towel rail, 2 sash windows to side elevation, ceiling spotlights and extractor fan.

BEDROOM 2: (rear) (12' 9'' into chimney recess x 11' 10'' into bay) (3.88m x 3.60m)
ceiling cornice and rose, picture rail, bay window with 3 sash windows, two radiators, decorative fireplace.

BEDROOM 3: (rear) (16' 1'' x 8' 7'' into chimney recess) (4.90m x 2.61m)
located at lower mezzanine level off of a half landing; ceiling cornice and rose, picture rail, sash window to rear elevation, decorative period style fireplace, heated towel rail. Cupboard housing Worcester Bosch gas boiler and shelving.

BEDROOM 4: (rear) (15' 7'' x 7' 1'' into chimney recess) (4.75m x 2.16m)
ceiling cornice and rose, picture rail, 2 sash windows to front elevation, radiator, decorative period style fireplace.

BEDROOM 5: (rear) (16' 0'' x 8' 7'') (4.87m x 2.61m)
located at upper level; ceiling skylight and sash window to rear elevation, radiator, decorative period style fireplace and staircase with balustrade rising to:

Raised Galleried Mezzanine Level: (20' 10'' x 7' 5'') (6.35m x 2.26m)
measurements into walls below sloping ceilings at min 2'7/0.79m and 2'4/0.71m respectively; loft area with restricted headroom due to sloping ceilings - skylights to side and rear elevation, visible beams, door to useful loft storage area.

FAMILY BATHROOM/WC No. 1: (7' 10'' x 5' 9'') (2.39m x 1.75m)
white suite with shower over panelled bath with mixer tap, double glazed sash window to side elevation, low level pedestal wc, wall mounted wash hand basin with mixer tap, heated towel rail, under floor heating, extensive wall tiling and floor tiles, ceiling downlighters. Extractor fan.

OUTSIDE

FRONT GARDEN AREA/OFF STREET PARKING: (circa 24' 5'' x 10' 9'') (7.44m x 3.27m)
full width open pavioured forecourt area providing space for at least one vehicle off street, pathway leading to main front entrance door of house.

REAR GARDEN: (circa 36' 0'' x 18' 0'' widening to 24'0) (10.96m x 5.48m/7.32m)
sunny south west facing patio garden with timber edged flower borders and raised deck area, brick and stone boundary walls and wooden gated side access. Outside light, tap, small timber shed and further:

Storage Shed/Workshop: (11' 2'' x 5' 10'') (3.40m x 1.78m)
power and light, work surfaces with cupboard, 1½ bowl stainless steel sink unit with drainer and mixer 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 and subject to a small (£7) historic annual rent charge which is no longer paid. This information should be checked with your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: F