Property description

BEST & FINAL OFFERS TO BE RECEIVED BY 10 A.M. ON WEDNESDAY 28TH OCTOBER 2015. PLEASE CONTACT THE OFFICE TO RECEIVE A LETTER EXPLAINING THE PROCEDURE

Full of charm and original character, this engaging 3 double bedroom Victorian townhouse benefits from having many period features, a tastefully updated interior, a 50ft town garden and useful outbuilding/garden workshop.Located on Cliftonwood Crescent with its friendly community and convenience of location situated between Clifton Village and Bristol's harbourside, excellent local gastro pub 'The Lion', situated at the end of the street and a small community park/playground beyond.

GROUND FLOOR

APPROACH:
via main front door from pavement level leading into the entrance hallway.

ENTRANCE HALLWAY:
high ceilings with original cornicing, feature archway and inset spotlights, staircase rising to first floor landing with useful cloaks area beside and understairs cupboard, radiator, wall mounted thermostat for central heating, high level fuse box and gas meter, doors leading off to sitting room and kitchen/breakfast room, large mirror.

SITTING ROOM: - (front) (11'4\" X 11'2\" max into chimney recess) (3.45m x 3.40m)
large double glazed sash window to front with stripped working wooden shutters, high ceilings with ceiling coving and picture rail, log burner with beautiful stone surround and mantle, exposed stripped floorboards, tv point and door accessing walk in larder, which in turn leads through to the kitchen/breakfast room.

KITCHEN/BREAKFAST ROOM: - (14'6\" max into chimney recess x 11'5\") (4.42m x 3.48m)
sociable kitchen space with a fitted kitchen supplied by 'John Lewis of Hungerford' with a Corian worktop over, space for range cooker, integrated dishwasher, stone tiled flooring with underfloor heating, space for breakfast table, sliding sash style window to rear and wide wall opening leading through into the conservatory/dining room.

CONSERVATORY/DINING ROOM - (9'8\" x 6'10\") (2.95m x 2.08m)
bright and pleasant space with double glazed roof panels and double doors leading out onto rear garden.

Larder:
connecting the sitting room to the kitchen/breakfast room this useful space has built in shelving and an understairs recess affording space for a fridge/freezer and microwave.

FIRST FLOOR

LANDING:
staircase continuing up to the second floor landing and doors off to bedroom 1 (front), bathroom/wc and separate shower room/wc/utility.

BEDROOM 1: - (front) (14'8\" max into chimney recess x 11'5\") (4.47m x 3.48m)
generous double bedroom with large double glazed sash window to front and working wooden shutters, tv point, radiator, ceiling coving, picture rail and door accessing walk in wardrobe. Beautiful period style cast iron fireplace with marble surround and slate hearth.

SHOWER ROOM/WC: - (7'8\" x 7'0\" max into shower enclosure) (2.34m x 2.13m)
large oversized walk in shower enclosure with system fed shower, recessed alcove shelf, part tiled walls, exposed stripped floorboards, wall mounted wash basin, corner wc, inset spotlights, picture window to rear offering pleasant outlook over gardens, built in utility cupboard housing plumbing and appliance space for washing machine.

BATHROOM/WC: - (12'0\" max x 7'3\" max into chimney recess) (3.66m x 2.21m)
white bathroom suite comprising panelled bath with mixer taps and shower attachment, low level wc, wash hand basin with cabinet beneath, further corner Airing Cupboard (housing Worcester gas boiler and slatted shelving), large sash window to rear, exposed stripped floorboards, heated towel rail, inset spotlights.

SECOND FLOOR

LANDING:
Velux skylight window providing plenty of natural light through the landing and stairwell, feature built in open bookcase (12ft high) on the half landing, telephone point, exposed feature roof beams and doors off to bedroom 2 and bedroom 3.

BEDROOM 2: - (front) (14'9\" max into chimney recess x 9'7\" taken half way down sloped ceiling) (4.50m x 2.92m)
beautiful period fireplace, exposed stripped floorboards, large Velux skylight window with blackout blind to front, radiator and door accessing useful walk in storage cupboard.

BEDROOM 3: - (rear) (14'8\" x 10'4\" taken half way down sloped ceiling) (4.47m x 3.15m)
double bedroom with an attractive period fireplace, double glazed window to rear offering pleasant outlook over rear and neighbouring gardens, clever built in cupboards, open shelves and drawers, radiator, feature exposed beams and inset spotlights.

OUTSIDE

REAR GARDEN: - (50ft max taken from the kitchen to the outbuilding x 15ft) (15.24m x 4.57m)
terraced rear garden with sunken courtyard seating area closest to the property, pathway leading up between flower borders to a raised patio section affording plenty of sunshine and with further flower borders containing shrubs, climbers and a fig tree, patio leads up to a small veranda and covered seating area where there is a door accessing the outbuilding/garden studio, small pond, wood shed, outside lights.

OUTBUILDING/GARDEN STUDIO: - (15ft x 7ft widening to 8'6\") (4.57m x 2.13m/2.59m)
currently used as a workshop/bike store but could equally be used as a hobby space. Pitched roof, power, lighting and door accessing secure pedestrian rear access lane.

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 such as carpets etc. are not included but may be available by separate arrangement.

PLEASE NOTE:
1.The photographs may have been taken using a wide angle lens.2.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. 3.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. 4.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. 5.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.6.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.7.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.

Property Features :

• Ground Floor: entrance hallway, sitting room with log burner, kitchen/breakfast room with wide wall
• First Floor: landing, bedroom 1, bathroom/wc, further shower room/wc with utility cupboard
• Second Floor: landing with built in bookcase and Velux window and 2 further double bedrooms
• Enjoyed, cared for and improved by the current owners over the last 12 years, this individual and h