GROUND FLOOR

APPROACH:
from the pavement find stone pillars and block paved pathway which leads up to the front entrance door to the property in the side elevation (and also leads on further to the rear garden via a wooden gate and side pathway). Solid wooden front door with glazed upper pane and side sash window, opens into:

ENTRANCE VESTIBULE:
dado rail, ceiling cornice, high level built in cupboard housing electricity meters and fuse board, sash window, large inset floor mat and radiator, inner door and side screen both with stained glass inserts and further glazed overlights opens into:

RECEPTION HALL:
ceiling cornice and centre rose, dado rail, staircase rises to first floor, whilst understairs door opens to steps which lead down to cellar rooms. Doors radiate from the hall to all rooms on this floor. Radiator.

SITTING ROOM: (front) (19' 8'' x 12' 10'') (5.99m x 3.91m)
wide bay with five wooden double glazed sash windows and stained glass overlights, ceiling cornice and centre rose, period style fireplace with ornate surround, cast iron insert, granite hearth. Extensive range of bookcases to either side of the fireplace, picture rail, engineered oak wooden floorboards, radiator.

STUDY: (front) (15' 8'' x 6' 4'') (4.77m x 1.93m)
ceiling cornice and picture rail, double glazed sash window to the front elevation, period style fireplace with surround, cast iron insert and tiled reveals, engineered oak floorboards, extensive array of bookcases and built in cabinets and desk with work surface, radiator.

FAMILY ROOM: (19' 3'' x 12' 0'') (5.86m x 3.65m)
ceiling cornice and picture rail, bay window with three double glazed sash windows, period style fireplace with wooden surround and iron insert with tiled reveals and slate hearth, engineered oak floorboards, radiator and two steps down into the kitchen/breakfast/snug.

KITCHEN/BREAKFAST ROOM/SNUG: (38' 11'' x 9' 3'') (11.85m x 2.82m)
lovely open plan sociable living accommodation described separately as follows:

Kitchen/Breakfast Room:
range of base and wall mounted units with work surfaces and tiled splashbacks, plumbing for dishwasher (existing integrated dishwasher not working), 1½ bowl stainless steel sink unit with drainer and mixer tap, space for fridge/freezer, space for oven, extractor hood, Karndean flooring, radiator, upvc double glazed windows to rear elevation and matching double glazed double doors open onto the garden and additional large double glazed lantern provides a tremendous amount of natural daylight for this area as well as the end of the room where there is an obvious space for a family table.

Snug:
space for sofa and table and useful storage cupboards and also further cupboard currently used as a location for washing machine with tumble dryer above. Radiator.

CLOAKROOM/WC:
low level wc, wash hand bowl with tower mixer tap set on wooden corner unit with cupboard beneath.

CELLAR ROOMS
Rudimentary storage space with a reduced ceiling height of 5’8”/1.73m divided into 2 areas:

Main Room: (18' 5'' max into bay x 11' 8'') (5.61m x 3.55m)

Entrance Area: (19' 4'' x 6' 11'' inclusive of steps) (5.89m x 2.11m)

FIRST FLOOR

LANDING:
staircase rises from the reception hall via half landing with door off to bedroom 3 at lower mezzanine level, double glazed Velux skylight casting plenty of natural light into the stairwell and landing. Doors radiate off to all bedrooms and family bathroom/wc.

BEDROOM 1: (front) (19' 8'' x 13' 4'') (5.99m x 4.06m)
ceiling cornice and picture rail, wide bay with five double glazed sash windows, pretty period fireplace with over mantle and tiled hearth, radiator, door leads to:

En-Suite Shower Room/WC:
white suite comprising low level wc with concealed cistern, wash hand basin set in cupboard storage units with tiled splashback, large shower unit with tiled surround and mains fed Mira shower with further hand held shower attachment and sliding glazed screen, ceiling downlighters and extractor fan, double glazed sash window to the side elevation, radiator, Karndean flooring.

BEDROOM 2: (rear) (14' 0'' x 12' 3'') (4.26m x 3.73m)
ceiling cornice and picture rail, double glazed sash windows in wide bay, cast iron period fireplace, radiator.

BEDROOM 3: (rear) (16' 0'' x 9' 4'') (4.87m x 2.84m)
located at lower level mezzanine level off the half landing: double glazed sash window to rear elevation, picture rail, good range of built in wardrobes and storage accommodation and built in bookcase, radiator.

BEDROOM 4: (front) (15' 10'' x 9' 3'') (4.82m x 2.82m)
ceiling cornice, pretty period style fireplace, double glazed sash window to the front elevation, radiator, built in cupboards and door leads back into bedroom 1.

BEDROOM 5: (rear) (15' 7'' x 6' 9'') (4.75m x 2.06m)
located at upper mezzanine level via door and short flight of stairs up from the main landing: pretty period fireplace with cast iron fire basket, built in wardrobes and storage accommodation, double glazed sash window to the rear elevation, built in bookcase with cupboard and desk unit and double glazed remote controlled Velux ceiling skylight, radiator. Wooden step ladder leads up to informal sleeping platform with balustrade and bookcase, access to loft storage accommodation.

BATHROOM/WC:
(side) white suite comprising low level wc, wash hand basin set in unit with marble surface, mixer tap and cupboard beneath. Panelled bath with mains fed shower over with large drench rose and further hand held shower attachment, glazed side screen, extensive wall tiling, heated towel rail/radiator, built in cupboard housing Worcester wall mounted gas boiler and large hot water tank. Double glazed sash window to the side elevation.

OUTSIDE

FRONT GARDEN:
block paved off street parking space for one vehicle within the front garden and further deep raised shrub and bush bed and pathways lead to the front entrance.

REAR GARDEN: (overall max dimension incl. of rear extension 37' 0'' x 25' 0'') (11.27m x 7.61m)
paved patio area and further wild garden with fence and brick boundaries, garden shed and covered seating area, outside tap. Side pathway leads through to the front of the property.

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