ACCOMMODATION

APPROACH:
from Arley Hill proceed up the steps leading to the front of the property. A pathway takes you to the rear of the building. Proceed up the external staircase where the communal front entrance door can be found in front of you at first floor level. Through communal stairwell to top floor landing where the private entrance to the top floor flat is straight ahead of you. The property further benefits from a rear entrance off Gibson Road which leads past the sides of the garages into the communal rear garden.

DINING HALL/KITCHEN: (17' 8'' x 16' 4'') (5.38m x 4.97m)
measured as one but described separately as follows:-

Kitchen:
plenty of natural light provided by windows to front and rear. A fitted kitchen with a range of wall, base and drawer units with oak effect laminate worktop above, integrated stainless steel oven and 4 ring gas hob above, inset ceramic sink with drainer unit and swan neck tap over, wall mounted Worcester combi boiler, plumbing for washing machine, tiled surrounds, shelving, cork tiled flooring, moulded skirting boards, inset ceiling downlighters, newly installed double glazed sash window overlooking rear elevation.

Dining Hall:
sash effect window overlooking front elevation, radiator, loft access hatch, inset ceiling downlighters, moulded skirting boards, obscure glazed window to communal stairwell, doors leading to sitting room, bedroom 1, bedroom 2 and family bathroom/wc.

SITTING ROOM: (12' 4'' x 12' 0'') (3.76m x 3.65m)
newly installed large double glazed sash window overlooking front elevation with cityscape views, built in book shelving to either side of chimney breast, loft access hatch, tv point, telephone point, ceiling light point, ceiling coving, moulded skirting boards, radiator.

BEDROOM 1: (12' 0'' x 10' 8'') (3.65m x 3.25m)
double glazed sash window overlooking rear elevation, ceiling light point, ceiling coving, built-in book shelving, moulded skirting boards, radiator.

BEDROOM 2: (12' 4'' x 5' 7'') (3.76m x 1.70m)
a single bedroom or home office with sash effect window overlooking side elevation, ceiling light point, ceiling coving, book shelving, moulded skirting boards, radiator.

FAMILY BATHROOM/WC:
a modern white bathroom suite comprising low level wc, pedestal wash hand basin, panelled bath with system fed shower over, tiled surrounds, Velux ceiling skylight, chrome towel radiator, shaver socket, vinyl tile effect flooring.

OUTSIDE

COMMUNAL FRONT GARDEN:
mainly laid to lawn with raised flower borders with a mixture of mature trees, shrubs and plants, enclosed by stone wall and iron railings.

COMMUNAL REAR GARDEN:
mainly laid to gravel, enclosed by wall boundaries, useful area for bin storage and recycling boxes, pathway leading to the rear of the garden where the garage for this property can be found.

GARAGE: (17' 8'' x 8' 9'') (5.38m x 2.66m)
the garage is the right hand garage in the block of three. Rolling door, mezzanine storage area.

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 which commenced on 24 June 1990. We understand that there is also a ground rent of £25 p.a. This information should be checked by your legal adviser.

SERVICE CHARGE:
it is understood that at the time of writing these particulars the monthly service charge is £85. This information should be checked by your legal adviser.

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

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.