ACCOMMODATION

APPROACH:
located within the ground floor of the right hand of the two buildings (that make up this development) with spacious communal entrance hall which leads to the front door to this flat on your left hand side.

ENTRANCE VESTIBULE:
engineered oak floor, door leads off to the utility room and further door with glazed surround leads into the entrance hallway.

ENTRANCE HALLWAY:
ceiling downlighters, engineered oak floor, 2 vertical electric radiators and doors lead off to all rooms within the apartment.

SITTING/DINING ROOM: 23' 7'' x 11' 11'' (7.18m x 3.63m)
engineered oak floor with underfloor electric heating, double glazed windows to one elevation and full height sliding double glazed door to balcony and views across the communal gardens. Breakfast bar and openings through to the kitchen.

Balcony:
covered balcony with tiled floor and part glazed surround and access via steps down to the communal garden.

KITCHEN: 11' 5'' x 7' 10'' (3.48m x 2.39m)
fitted with base and wall mounted units with integrated Neff double electric oven and Neff induction hob (5) with extractor hood above, built in fridge with high level freezer, integrated Miele dishwasher, quartz work surfaces with inset 1½ bowl sink unit with drainer and mixer tap, ceiling downlighters, high level double glazed window and engineered oak floor with electric underfloor heating.

UTILITY:
plumbing for washing machine with space for condensing dryer above, work surface with circular sink unit with mixer tap, wall mounted cupboards above and below, recess which can accommodate a fridge/freezer, storage cupboard with fuse board, further cupboard with unvented hot water cylinder, double glazed window and extractor fan, engineered oak floor.

BEDROOM 1: 15' 4'' x 11' 5'' (4.67m x 3.48m)
double glazed window with shutters overlooking the communal gardens, underfloor heating, door leads through to:

En Suite Shower Room/wc:
white suite comprising low level wc, wall hung wash hand basin with mixer tap and drawers beneath with oval mirror above with built in lighting, large shower tray with glass screen and drench rose and further hand held shower attachment, full wall tiling and electric underfloor heating to tiled floor and further heated towel rail, double glazed window and ceiling downlighters.

BEDROOM 2: 11' 5'' x 9' 9'' (3.48m x 2.97m)
double glazed windows overlooking the communal gardens with shutters, electric wall mounted panel heater.

BEDROOM 3: 11' 5'' x 9' 9'' (3.48m x 2.97m)
double glazed windows overlooking the communal gardens with shutters and wall mounted electric panel heater.

BATHROOM/SHOWER/WC:
white suite comprising low level wc with concealed cistern, wall mounted wash hand basin with mixer tap and drawer beneath, circular mirror with built in lighting, bath with mixer tap and hand held shower attachment and further corner shower unit with drench rose and hand held shower attachment, full wall tiling with 2 double glazed windows and underfloor heated tiled floor and further electrically heated towel rail, ceiling downlighters and extractor fan.

OUTSIDE

COMMUNAL GARDENS:
the property enjoys use of generous communal gardens that surround the property. The gardens are mainly laid to lawn with numerous mature trees and beds with shrubs and bushes maintained by an on-site gardener. There is direct private access from this apartment’s balcony into these extensive communal gardens.

GARAGE: 18' 9'' x 8' 10'' (5.71m x 2.69m)
located in a nearby block is a single garage with up and over door and useful loft storage space above, power and light.

VISITOR'S PARKING:
there are a number of visitor’s parking spaces in front of the development on a first come first served basis.

RESIDENTS PARKING:
residents parking scheme in operation Leigh Woods (LW) permits can be obtained from North Somerset Council.

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 976 year lease from 1963. This information should be checked with your legal adviser.

SERVICE CHARGE:
it is understood that the monthly service charge is £300 (includes water rates, building insurance, gardener and communal cleaning. 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.