ACCOMMODATION

APPROACH:
from the road concrete steps ascend up to concrete pathway which proceeds past the well maintained communal front garden to stone steps which ascend to the communal entrance door. This wood-panelled communal entrance door leads into a well-maintained communal corridor with various post trays. Steps ascend to the first floor where the private entrance to the top floor flat can be found immediately in front of you on your left hand side via wooden front door. Once through the private entrance you are immediately met with a turning staircase which is for the private use of this apartment. This adjoining staircase is laid with carpet and the landing area also provides ample space for coat storage etc. This staircase rises to the top floor of this beautiful building and subsequently to the landing of the top floor flat. The property further benefits from a rear entrance off Gibson Road which leads past the sides of the garages into the communal rear garden.

LANDING:
with doors off to all rooms including kitchen, sitting room, bathroom, bedroom 1 and bedroom 2. The landing also has a large cupboard space housing the Glowarm boiler. Wood laminate flooring with large skylight above, carbon monoxide alarm, thermostat, intercom phone entry system, fire alarm, light point, gas radiator, cornicing, ceiling rose.

KITCHEN: (11' 1'' x 9' 1'') (3.38m x 2.77m)
laminate tile effect flooring, fitted with an array of base and drawer units with wooden roll edged work counter tops with laminate surfacing, integrated gas oven with 4 ring induction hob over, Bosch extractor hood over, stylish blue tiled ceramic splashbacks on 4 sides, space for free-standing fridge and freezer, space for free standing washer/dryer, stainless steel bowl sink with mixer tap over and integrated stainless steel drainer unit beside. Double glazed windows overlooking front elevation allowing plenty of natural light through with city views, radiator, moulded skirting boards and inset ceiling downlights.

SITTING ROOM: (14' 8'' x 14' 5'') (4.47m x 4.39m)
wood effect laminate flooring with gas radiator, moulded skirting boards, cast iron effect fireplace with gas tap, internet point, tv point, double glazed window overlooking front elevation with city views alongside providing plenty of natural light, ceiling rose and light point.

BEDROOM 1: (13' 6'' x 13' 0'') (4.11m x 3.96m)
wood effect laminate flooring with moulded skirting boards, gas radiator, inset ceiling downlights, double glazed window to rear elevation overlooking private garden as well as the communal garden and garages to rear elevation, loft hatch providing plenty of loft storage space.

BEDROOM 2: (13' 6'' x 10' 8'') (4.11m x 3.25m)
wood effect laminate flooring, gas radiator, moulded skirting boards, inset ceiling downlights, double glazed window overlooking the rear elevation towards private garden and communal garden.

OUTSIDE

COMMUNAL GARDENS:

Front:
compact but beautifully maintained flower beds laid with a mixture of established plants, flowers and shrubbery.

Rear:
large space mainly laid to concrete, enclosed by wall boundaries, useful area for bin storage and recycling boxes, pathway leading to the rear to Gibson Road where the garage for this property can be found.

GARAGE:
single garage located on Gibson Road and accessed via the rear communal garden. Up and over 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 29 March 1989. 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 £100. This information should be checked by your legal adviser.

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

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.