HALL FLOOR

APPROACH:
from the pavement there are impressive gate pillars giving access to the tarmacadam driveway from which balustraded steps ascend to:-

OPEN-FRONTED PORCH:
tessellated tiled flooring, main switchboard control cupboard, part stained glass windows to side, telecom entry system. Arched multi-paned door with windows to side opening to:-

VESTIBULE & COMMUNAL RECEPTION HALL:
most impressive introduction to the building with tessellated tiled flooring, tall moulded skirtings, dado rail, ornate ceiling arch and ornate moulded plaster work. Sweeping staircase ascending to the upper floors enjoying natural light via a large lantern light. Private 6 panelled door with brass door furniture opening to:-

ENTRANCE HALL:
Amtico flooring, Victorian style radiator, moulded skirtings, ceiling light point. Stairs ascending to a mezzanine area which could potentially be a study. Turning staircase descending to the lower ground floor with double opening cloaks cupboard and shelving at half landing. Open doorway through to:-

SITTING ROOM: 27' 1'' x 16' 10'' (8.25m x 5.13m)
a magnificent dual aspect principal reception room with 11’9” ceiling height. Having virtually full height windows to the front and side elevations with panelled reveals and working plantation style shutters. Inset wood burning stove set upon a slate hearth with ornately carved stone mantle piece. Amtico flooring, tall moulded skirtings, timber panelled wall, picture rail, ornate moulded cornicing, ornate ceiling rose, ceiling light point, three vertical Victorian style radiators.

DINING AREA: 14' 11'' x 9' 9'' (4.54m x 2.97m)
wall to wall built-in cabinets, moulded skirtings, picture rail, simple moulded cornicing, 3 raised height internal windows through to the kitchen/breakfast room, vertical Victorian style radiator. Wide walkways through to:-

KITCHEN/BREAKFAST ROOM: 14' 8'' x 9' 2'' (4.47m x 2.79m)
three windows overlooking the rear garden with plantation style shutters plus large Velux window and the aforementioned raised height internal windows through to the dining area. Comprehensively fitted with an array of shaker style base and eye level units combing drawers and cabinets. Roll-edged Quartz worktop surfaces with matching upstands, undermount Franke sink and mixer tap. Integral NEFF appliances including tall fridge, electric oven, combi microwave/oven, induction hob, extractor hood, dishwasher and freezer. Breakfast bar, Amtico flooring, inset ceiling downlights.

LOWER GROUND FLOOR

HALL:
moulded skirtings, vertical Victorian style radiator, inset ceiling downlights, extractor fan, fitted cupboard with shelving, understairs storage cupboard with space and plumbing on stackered system for washing machine and tumble dryer. Four panelled doors with stainless steel door furniture and moulded architraves opening to:-

BEDROOM 1: 15' 9'' x 14' 4'' (4.80m x 4.37m)
dual aspect with windows to the front and side elevations, generous built-in wardrobes with cupboards above, moulded skirtings, two vertical Victorian style radiators, two wall light points, ceiling light point.

Ensuite shower/bathroom: 10' 4'' x 10' 2'' (3.15m x 3.10m)
low level dual flush wc with concealed cistern. Wash stand with wall mounted mixer tap and double opening drawers below. Free-standing bath with wall mounted mixer tap. Large shower cubicle with built in shower unit, hand held shower attachment and overhead circular shower. Tiled flooring with underfloor heating, fully tiled walls, wall mounted mirror, shelving, shaver point, heated towel rail/radiator, inset ceiling downlights, extractor fan.

BEDROOM 2: 13' 5'' x 8' 11'' (4.09m x 2.72m)
moulded skirtings, built-in wardrobe, vertical Victorian style radiator, ceiling light point, inset ceiling downlights. Double opening folding doors through to:-

Workroom: 8' 6'' x 8' 0'' (2.59m x 2.44m)
a pair of windows overlooking the garden, built-in wardrobe with cupboard above, Victorian style radiator, moulded skirtings, inset ceiling downlights. Double opening folding doors to:-

Walk-in wardrobe: 8' 10'' x 3' 11'' (2.69m x 1.19m)
opaque glazed window to the front elevation, open fronted cupboards, hanging rail and shelving, inset ceiling downlights.

SHOWER ROOM: 10' 0'' x 5' 4'' (3.05m x 1.62m)
low level flush wc. Ornate pedestal wash handbasin with hot and cold water taps. Shower cubicle with built-in shower unit and handheld attachment. Tiled flooring with underfloor heating, full tiled wall, heated towel rail/radiator, inset ceiling downlights, extractor fan.

OUTSIDE

OFF STREET PARKING:
there is a tarmacadam driveway which offers allocated parking for each apartment (no.1 is the first on the right hand side) and each parking space has an EV charger point. Useful bin/bike stores.

PRIVATE GARDEN: 52' 0'' x 42' 0'' (15.84m x 12.79m)
Immediately to the rear of the Kitchen/breakfast room there is a small terrace with steps descending to the remainder of the garden flanked one side by an established pink Jasmine. Across the full width of the apartment there is a timber deck with ample space for furniture , potted plants and barbecuing. The remainder of the garden is principally laid to lawn and level with deep borders featuring a fine array of flowering plants and mature shrubs including hydrangea, weeping fig, rhododendron, baby sage, Himalayan honey suckle to name but a few. Pergola with established Clematis and space below for outside seating. Rose arch with parquet brick flooring with both pink and white rose bushes. Enjoying a good amount of privacy with south-easterly orientation and an open south-westerly orientation to one side. The garden was specifically created to our clients’ exacting standards by a professional landscape gardener. Outside water tap, two useful and discreetly positioned storage sheds, outside lighting and water butt. Pedestrian door giving access to the parking forecourt.

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.

SERVICE CHARGE:
it is understood that at the time of writing these particulars the monthly service charge is £100. The property is subject to a yearly rentcharge of £13. 0s. 0d. This information should be checked by your legal adviser.

TENURE:
it is understood that the property is Leasehold. 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.