ACCOMMODATION

APPROACH:
from the pavement via an impressive Bath stone fronted porch, stairs rise to the multi-panelled wooden communal entrance door. Attractive conservatory style period walkway leads up to further steps rising to the communal inner entrance hallway, where the private entrance door to the subject flat can be found on the left hand side. Door opens into:-

SITTING ROOM: 24' 7'' max into bay/20'0" min excluding bay x 16' 9'' (7.49m/6.10m x 5.10m)
an impressive room with excess of 12’0”/3.66m ceiling heights and beautiful curved period bay window with three wooden single glazed sash windows overlooking the front elevation, communal garden and attractive street scene. Ceiling cornice, picture rail, high period skirting boards, period fireplace with beautiful marble fire surround and matching overmantel with slate hearth, radiator, fitted storage cupboard and complimentary shelf, door to:-

INNER HALLWAY:
leading off to bedroom 1, bedroom 2, bathroom, utility cupboard and open to:-

KITCHEN: 9' 3'' x 5' 7'' (2.82m x 1.70m)
a modern fitted kitchen with an array of wall, base and drawer units with wooden working surfaces, tiled splashback, 1 ½ bowl sink with drainer unit to side and stainless steel mixer tap over, integrated electric oven with induction hob and extractor hood over, space for fridge/freezer, inset ceiling downlights, vinyl wood effect flooring.

BEDROOM 1: 13' 2'' x 10' 2'' (4.01m x 3.10m)
with large multi-paned sash window overlooking the front elevation and accessing a private period terrace (circa 15’0” x 4’0”) (4.57m x 1.22m). Exceptional in excess of 12’0”/3.66m ceiling heights, ceiling cornice, picture rail, corner cupboard discreetly housing boiler, fitted cupboard and drawer unit, radiator.

BEDROOM 2: 7' 9'' x 7' 3'' (2.36m x 2.21m)
with large multi-paned wooden sash window overlooking the front elevation and providing access to private terrace. 12’0”/3.66m ceiling heights, picture rail, ceiling cornice, mezzanine storage space with ladder access, high period skirting boards, radiator.

FAMILY BATHROOM/WC: 7' 0'' x 6' 8'' (2.13m x 2.03m)
a modern bathroom suite comprising panelled bath with tiled surrounds, wall mounted stainless steel shower controls with wall mounted detachable shower head, low level button flush wc, vanity cabinet mounted wash hand basin with tiled splashback and wall mounted stainless steel tap and controls, skirting boards, tiled flooring, extractor fan, inset downlights.

UTILITY CUPBOARD:
useful cupboard with space and plumbing for washing machine and dryer stacked over with further shelved storage space.

OUTSIDE

PARKING:
the property has use of a shared parking area operating on a ‘first come, first served’ basis. Residents parking permits for on-road parking may also be purchased via Bristol City Council.

COMMUNAL GARDENS:
there are communal gardens to the front and side which are available for the free use of the properties within the building.

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 989 year lease which commenced on 19 December 1982. There is also a second lease for the balcony, being a 983 year lease which commenced on 29 May 1988. Both leases expire on 19 April 2971. This information should be checked by your legal adviser.

SERVICE CHARGE:
it is understood that the monthly service charge is £180. 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.