ACCOMMODATION

APPROACH:
from the pavement of Cotham Lawn Road proceed through the wrought iron gates, up the pathway to the side of the building where the communal entrance door can be found on the left hand side.

COMMUNAL ENTRANCE HALL:
via hardwood front door a welcoming entrance hallway with stained glass fanlight, ornate ceiling cornicing, Victorian period tiled flooring, the private entrance door to the flat can be found immediately in front of you (to the left hand side of the staircase).

ENTRANCE HALLWAY:
a split level hallway leading to inner hallway with tall ceiling, ceiling light point, ornate cornicing, radiator, multiple built in storage cupboards, doors leading to kitchen/dining room, sitting room, bedroom 1, bedroom 2, family bathroom/wc, second door to communal hallway, staircase rises to first floor landing where the doors to bedroom 3 and bedroom 4 are located, radiator. Access door to basement.

SPLIT LEVEL HALL FLOOR

SITTING ROOM: 20' 7'' x 13' 8'' (6.27m x 4.16m)
a bright and spacious room with tall ceilings, box bay to front elevation comprising 6 double glazed hardwood sash windows with stained glass panels above, coving, picture rail, ceiling light point, DEFRA approved clean air log burner, 2 radiators, tv point, tall moulded skirting boards.

BEDROOM 2: 15' 1'' x 11' 0'' (4.59m x 3.35m)
a double bedroom with tall ceilings, ceiling light point, cornicing, 2 sash windows overlooking the front elevation, picture rail, radiator, tall moulded skirting boards.

KITCHEN/DINING ROOM: 15' 3'' x 12' 3'' (4.64m x 3.73m)
a modern shaker style Howdens kitchen with an array of wall, base and drawer units with square edge worktops over with matching upstand, tiled surround, inset 1½ bowl ceramic sink with swan neck mixer tap over and drainer unit to one side, space for the following appliances – range cooker, fridge/freezer, washing machine, dishwasher and tumble dryer. Large pantry cupboard, radiator, inset ceiling downlighters, 2 windows overlooking the rear elevation, double glazed door giving access out onto the private rear garden. Space for dining room table and chairs, moulded skirting boards.

BEDROOM 1: 17' 0'' x 14' 1'' (5.18m x 4.29m)
a generous sized double bedroom with tall ceilings, ceiling light point, coving, 2 large hardwood double glazed sash windows overlooking the private rear garden, gas fireplace with ornate marble surround, high level storage cupboard, 2 radiators, tall moulded skirting boards, door leading to:

En Suite Shower Room/wc:
a modern white shower room suite comprising low level wc, wash hand basin set on vanity unit, double shower enclosure with electric shower over, tiled surrounds, inset ceiling downlighters, extractor fan, shaver socket, wall mounted towel radiator, vinyl flooring, moulded skirting boards.

FIRST FLOOR

LANDING:
high level storage cupboard, ceiling light point, wall light point, doors leading to bedroom 3 and bedroom 4.

BEDROOM 3: 15' 1'' x 7' 1'' (4.59m x 2.16m)
a double bedroom with generous ceiling height, hardwood double glazed sash window overlooking the rear elevation, ceiling light point, coving, radiator, large built in storage cupboard, moulded skirting boards.

BEDROOM 4: 15' 1'' x 6' 6'' (4.59m x 1.98m)
a double bedroom with generous ceiling height, hardwood double glazed sash window overlooking the rear elevation, ceiling light point, coving, radiator, tall moulded skirting boards.

BASEMENT

Accessed from the inner hallway, steps lead down to a basement area which has light and power, radiator. There is an additional basement room which also has a ceiling light point and radiator, and is where the Vaillant boiler is located. This downstairs space would make an ideal workshop but also offering useful storage.

OUTSIDE

FRONT GARDEN:
private front garden mainly laid to lawn with deep flower borders housing a variety of mature shrubs and plants. Enclosed by stone wall boundaries and wrought iron gates.

PRIVATE REAR GARDEN:
with flagstone patio accessed immediately from the kitchen/dining room with further steps leading down onto a level lawn. Mature shrubs and bushes to the boundaries and the garden has a westerly aspect getting the late afternoon/early evening sun. Enclosed by a mixture of pretty stone wall and fenced boundaries.

N.B. There is a communal pathway/right of access to the side of the building (via gate) to give access to the storage rooms.

EXTERNAL GARDEN STORAGE ROOM:
at the back of the property there is a private storage room for this flat. As you proceed down the steps it is the first door on the left hand side. A useful space for storing outdoor equipment and tools.

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 from 13 September 1982. This information should be checked with your legal adviser.

SERVICE CHARGE:
it is understood that the monthly service charge is £77.90. This information should be checked by your legal adviser.

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