ACCOMMODATION

APPROACH:
the property is accessed from the pavement via cast iron/steel gate which opens up onto a level brick pathway which leads beside the front communal gardens laid to turf to three stone steps which ascend to the communal entrance door with secure intercom entry system. Large wooden double doors lead into a secondary entrance area which in turn leads through into the communal hallway which is a well-lit and well maintained space laid with fitted carpet, various wall mounted assorted post trays, staircase ascends to the upper flats in the building. Access to Flat 2 can be found immediately on your right hand side via wooden door.

ENTRANCE HALLWAY:
intercom entry system, electricity meters, smoke alarm. Access off to the principal rooms in the flat including bedroom, open plan kitchen/living space, bathroom and useful understairs storage beneath the communal staircase.

OPEN PLAN KITCHEN/LIVING SPACE: (19' 8'' x 14' 3'') (5.99m x 4.34m)
an exceptionally large open plan kitchen/living space with plenty of natural light coming through from the front elevation via four single sash windows with a leafy outlook over the communal front garden. Measured as one but described separately as follows:-

Kitchen:
stylish tiled flooring, comprising a variety of wall, base and drawer units, square edged butchers style wooden worktops with inset ceiling downlights over, integrated fridge/freezer, space for freestanding washer/dryer, integrated gas oven with 4 ring induction hob over and overhead extractor hood, green tiled splashback surround, carbon monoxide/smoke alarm, extractor fan.

Living Area:
laid with fitted carpet, plenty of space for large sofa or dining table etc., exposed Worcester combi boiler, dado rail, light point, gas radiator.

BEDROOM: (15' 7'' x 10' 6'') (4.75m x 3.20m)
an exceptionally well proportioned double bedroom laid with fitted carpet, moulded skirting boards, gas column radiator, light point, plenty of natural light coming through from the front elevation via a large single sash window with a leafy outlook over the communal front garden. Due to the size of the room, you could easily fit a double bed as well as a desk and wardrobes etc.

BATHROOM/WC:
a stylish white suite comprising low level dual flush wc, hand wash basin with stainless steel tap over, bath with wall mounted stainless steel shower head over and controls, inset ceiling downlights, extractor fan, stainless steel towel radiator, tiled flooring and tiled splashbacks on four sides.

OUTSIDE

COMMUNAL GARDEN:
there are communal gardens solely for the use of residents of the building which are located in the centre of the Crescent itself.

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 995 year lease from 5 January 2007. This information should be checked with your legal adviser.

SERVICE CHARGE:
it is understood that the monthly service charge is £148. This information should be checked by your legal adviser.

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

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.