ACCOMMODATION

APPROACH:
from the pavement pathway leads to the rear of the building, through the communal garden and up a stone staircase to the communal front door on the first floor communal entrance where the stairs rise to the top floor where the subject property’s private entrance can be found.

ENTRANCE HALLWAY: 7' 9'' x 13' 8'' (2.36m x 4.16m)
ceiling light point, moulded skirting boards, radiator, doors leading off to kitchen/diner, sitting room, bedroom 1, bedroom 2/study, family bathroom/wc.

KITCHEN/DINER: 13' 5'' x 9' 11'' (4.09m x 3.02m)
a fitted kitchen with an array of wall, base and drawer units with 1½ bowl stainless steel sink with drainer unit to side and stainless steel mixer tap over, roll edged working surfaces, tiled splashback, integrated electric oven with 4 ring gas hob over and extractor hood. Space for fridge/freezer, space and plumbing for washing machine on a raised plinth, lino flooring, built in window seat with storage beneath and single glazed sash window overlooking the front elevation into an attractive dormer, radiator, inset ceiling downlights. Dining area and storage cupboards leading into the eaves space.

SITTING ROOM: 16' 0'' x 10' 11'' (4.87m x 3.32m)
2 attractive single glazed sash windows overlooking the front elevation and pleasant street scene with distant city views beyond, ceiling light point, moulded skirting boards, gas heater into chimney recess with back boiler, radiator.

BEDROOM 1: 15' 3'' x 15' 10'' (4.64m x 4.82m)
with wooden single glazed sash window overlooking the rear elevation and communal garden, attractive period fireplace with period inset, ceiling light point, large built in cupboard with rail, drawers and storage shelf to high level, radiator, moulded skirting boards.

BEDROOM 2: 11' 10'' x 7' 5'' (3.60m x 2.26m)
with restricted head room with Velux window overlooking the rear elevation, ample eaves storage, separate storage cupboard, ceiling light point, moulded skirting boards.

FAMILY BATHROOM/WC: 7' 11'' x 7' 9'' (2.41m x 2.36m)
Velux window overlooking the side elevation. A white suite comprising panelled bath with tiled surround, wall mounted electric shower, Airing Cupboard housing lagged tank and shelves beneath. Pedestal wash hand basin with stainless steel mixer tap over and wall mounted mirror, complementary recessed shelf to side, low level flush wc, radiator, wooden flooring, ceiling light point and loft hatch.

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 1 January 1976. 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.

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.