ACCOMMODATION

APPROACH:
via garden gate and communal pathway leading up the left hand side of the building, where you will find the main entrance to the house and the entrance to hall floor flat is straight ahead of you on the right hand side.

ENTRANCE HALLWAY:
a welcoming entrance hall with door entry intercom, doors leading off to the sitting room, bedroom 2 and understairs storage. Inset spotlights, loft hatch accessing some storage space above the suspended ceiling. Door leading through to:-

REAR LOBBY:
which in turn has a wide wall opening creating a wonderful sociable entrance into the kitchen/dining room. Further doors off to bedroom 1 and the bath/shower room/wc

SITTING ROOM:  24' 6'' x 18' 6'' (7.46m x 5.63m)
a magnificent sitting room of a wonderful scale with impressive high ceilings, ceiling cornicing and picture rail. Wide bay to front comprising three tall original sash windows with working wooden shutters, exposed floorboards, period style fireplace with marble surround and mantel, high level skirting boards, radiator.

KITCHEN/DINING ROOM:  14' 8'' x 13' 0'' (4.47m x 3.96m)
a good sized sociable kitchen/dining room which expands further into the rear lobby; modern fitted kitchen comprising base and eye level gloss white units with square edged worktop and inset 1 ½ bowl sink and drainer unit, range cooker with built-in extractor fan over. Integrated dishwasher, washing machine and microwave. Tiled flooring, windows to rear, radiator, plenty of space for dining table and chairs, further space for freestanding fridge/freezer.

BEDROOM 1:  17' 0'' x 16' 9'' (5.18m x 5.10m)
an impressive large double bedroom with high ceilings, ceiling coving, radiator. Wide bay to rear comprising three tall sash windows with working wooden shutters. Feature recessed fire alcove. High level glass blocks providing borrowed light through from the bedroom to the bathroom.

BEDROOM 2:  17' 6'' x 11' 2'' (5.33m x 3.40m)
a good sized second double bedroom with high ceilings, ceiling coving, two tall sash windows to front, radiator, freestanding wardrobe.

BATH/SHOWER ROOM/WC:  13' 1'' x 6' 4'' (3.98m x 1.93m)
white suite comprising freestanding double ended roll edged bath. Walk-in wet room style oversized shower area with central drain, wall mounted mixer taps and shower head. Sink set into a counter, low level wc with concealed cistern, contemporary upright radiator, high ceilings, inset spotlights, window to side.

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 Leasehold for the remainder of a 999 year lease from 1 September 1983. It is further understood that this property owns a share of the Freehold of the building. This information should be checked with your legal adviser.

SERVICE CHARGE:
it is understood that the monthly service charge is £112.71. This information should be checked by your legal adviser.

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

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.