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"OFFERING SIX/SEVEN BEDROOM ACCOMMODATION THIS SUBSTANTIAL AND INDIVIDUAL PROPERTY IS SET WITHIN GARDENS OF APPROXIMATELY 3/4 ACRE AND IS SOLD WITH THE BENEFIT OF NO ONWARD CHAIN.

RECEPTION HALL, CLOAKROOM, LIVING ROOM, DINING ROOM, KITCHEN, INNER HALL, MASTER BEDROOM WITH EN-SUITE BATHROOM, BEDROOM TWO, SHOWER ROOM, UTILITY ROOM, LANDING WITH CUPBOARDS, RECEPTION ROOM THREE, FOUR FURTHER BEDROOMS, SHOWER ROOM, CELLAR, DOUBLE GARAGE, PARKING, GARDENS, OUTHOUSE.

Situation:
The property lies within an elevated location on the Bath side of the town approximately one mile from the town centre which has a comprehensive range of shopping facilities and public amenities including a library and sports centre. The Georgian city of Bath lies approximately 13 miles.

Description:
Built in 1978 this individual two storey property has reconstructed stone elevations under a Cotswold stone tiled roof. The property offers particular flexible accommodation with two reception rooms to the ground floor with a further two double bedrooms one with an en-suite bathroom also to this level. To the first floor there are five main rooms in addition to a shower room offering flexibility for use either exclusively as bedrooms or with bedroom three as an additional reception room. The double garage at the side of the property has been built using cavity wall construction and offers potential (subject to the usual planning consent) to provide a self contained annexe. The gardens are a particular feature of the property with an overall plot size approaching 3/4 acre with the south facing rear gardens offering excellent privacy.

Accommodation: All dimensions being approximate.

Reception Hall:
16' 3" (4.95m ) maximum x 15' (4.57m) maximum. With a panelled front door with obscure glazed panels to either side, wooden floor, cloaks cupboard, part obscure glazed door to the side, upvc sealed double glazed window to the side elevation, two radiators, natural wood staircase rising to the first floor, fifteen pane glazed door to the lounge, door to the study and further door to:

Cloakroom:
With a low level WC with wooden toilet seat, wash basin with a tiled splash, wooden floor, single radiator and an obscure upvc sealed double glazed window to the side elevation.

Lounge:
25' 1" x 13' 6" (7.65m x 4.11m ) Enjoying triple aspect with upvc sealed double glazed windows to the rear and one side elevation and sealed double glazed sliding patio doors to the further side elevation, two radiators, laminate floor and an open fireplace with a stone surround, archway through to:

Dining Room:
16' x 10' 10" (4.88m x 3.3m ) With double upvc sealed double glazed French doors and side panels onto the rear garden, laminate floor, obscure glazed door to the inner hall, radiator and archway through to:

Fitted Kitchen:
12' 8" x 9' 7" (3.86m x 2.92m ) With a comprehensive range of light wood effect fitted units incorporating a stainless steel one and a half bowl single drainer sink with mono bloc mixer tap, adjacent work surfaces with drawers and cupboards beneath and incorporating a stainless steel finish electric oven, space and plumbing for a dishwasher and space for a fridge freezer. Peninsular units incorporating a double, stainless steel gas hob. Gas fired Aga with double oven and double hob. Eye level cupboard units, laminate floor and obscure glazed door to:

Inner Hall:
With a cloaks cupboard, radiator, further built in linen cupboard, upvc sealed double glazed window to the side elevation and doors to:

Study:
9' 3" x 7' (2.82m x 2.13m) With a radiator, ceramic tiled floor and upvc sealed double glazed window to the front elevation.

Master Bedroom Suite:
With the master bedroom measuring 13' x 16' (3.96m x 4.88m) With extensive built-in wardrobes with mirror doors, upvc sealed double glazed windows to the side elevation and upvc double glazed sliding patio doors onto the rear garden.

En-Suite Bathroom:
With a panelled bath, vanity with double wash basins and cupboards beneath, shower enclosure with wall mounted Mira shower, low level WC, vertical towel rail/radiator, fluorescent strip light/shaver point and an obscure upvc sealed double glazed window to the side elevation.

Bedroom 2:
12' 10" x 11' (3.91m x 3.35m) With a single radiator, laminate floor, upvc sealed double glazed window to the side elevation and a pedestal wash basin with a tiled splash.

Shower Room:
With a tiled shower enclosure with wall mounted shower, low level WC, pedestal wash basin, vertical towel rail/radiator, fluorescent strip light/shaver point and an obscure upvc sealed double glazed window to the side elevation.

Utility Room:
16' 2" x 7' 2" (4.93m x 2.18m ) Enjoying dual aspect with a comprehensive range of fitted units comprising a stainless steel single drainer sink with adjacent work surfaces, drawers and cupboards beneath and incorporating space and plumbing for a washing machine, further base units, radiator, upvc sealed double glazed windows to the front elevation and a upvc sealed double glazed door to the garden. Wall mounted Gloworm gas fired boiler supplying domestic hot water and central heating to radiators.

First Floor:

Landing:
With a upvc sealed double glazed Dormer window to the front elevation and a large central Victorian style lantern light providing additional natural light to this spacious landing area which has a radiator, an eaves storage cupboard, airing cupboard with a factory lagged hot water cylinder and linen cupboard with louvre doors. Double obscure glazed doors to:

Bedroom 3/Reception 3:
18' 5" x 10' 4" (5.61m x 3.15m ) With a radiator and upvc sealed double glazed Dormer window to the rear elevation.

Bedroom 4:
20' 1" x 12' 9" (6.12m x 3.89m ) narrowing to 8' 8" (2.64m ) (floor measurements) With two upvc sealed double glazed windows, radiator and a vanity with inset wash basin and fluorescent strip light with shaver point.

Bedroom 5:
14' x 11' 10" (4.27m x 3.61m ) (floor measurements) With a radiator and upvc sealed double glazed window to the front elevation.

Bedroom 6:
11' 10" (3.61m ) average x 14' 6" (4.42m ) maximum. With two upvc sealed double glazed windows, radiator and store cupboard.

Bedroom 7:
13' 5" x 12' 2" (4.09m x 3.71m ) maximum

(floor measurements) Note: There are roof timbers within this room which limit the arrangement of the furniture). Radiator and upvc sealed double glazed window to the front elevation.

Cellar:
11' 5" x 9' 2" (3.48m x 2.79m ) With steps from the outside descending to this useful store/hobbies room which has light connected.

Outside:
The property is approached via double wrought iron gates with established stone walling providing privacy beyond this is conifer hedging and a tarmaced driveway and turning area in turn leading to:

Double Garage:
Measuring internally 20' 6" x 20' 3" (6.25m x 6.17m ) Of cavity wall construction with two individual electrically controlled metal up and over doors, power and light connected, two upvc sealed double glazed windows and a wash basin with a cold water supply. Note: The garage has been built using cavity wall construction and could (subject to the usual planning consent) to provide additional accommodation and a self contained annexe. Part glazed side personal door.

The Gardens:
Are a particular feature of the property with a total plot size approaching 3/4 acre. Behind the garage is a stone and block construction out house with window and half glazed door. Adjacent to this is a very private paved patio area. To the side of the house is a paved area leading to a almost full width patio terrace with steps leading down to a large expanse of lawn which measures approximately 81' (24.69m) by 75' (22.86m) in width with various shrubs bushes and flowering plants. There are established walls to both side bounderies and a stone wall and archway leading through to a further "secret garden" with shrubs bushes and trees. The gardens enjoys a southerly aspect and almost total privacy.

Directions:
From our offices in the Market Place proceed to the top of North Parade at the junction with Bath Road bear left through the traffic lights and then turn left into Grange Road, ultimately take the turning left into Pedlars Grove following the road around the property will be found on the left hand side marked by a 'For Sale' sign.

THE PROPERTY MISDESCRIPTIONS ACT 1991
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property."