APPROACH:
the property is approached through impressive pillared stone entrance and up a short flight of steps to six-panelled wooden communal door, which services the three upper flats in the building. Door opens to:-

COMMUNAL HALLWAY:
L shaped entrance hall which provides access to the hall floor flat, high ceilings with elaborate cornice, dado rail, meter cupboard, obscured wood framed sash window to side elevation providing natural light. Turning staircase rising to the first floor. Private door into:-

ENTRANCE HALLWAY:
naturally lit by a pair of both wood framed sash and Crittall windows to side elevation, high ceiling lowers slightly to form a suspended ceiling with loft store above, intercom entry phone, cupboard housing Worcester Greenstar 28cdi gas fired combination boiler (installed 2022) with space and plumbing for washing machine below. Concealed cupboard for electric consumer unit, radiator. Door into:-

SITTING ROOM: (16' 1'' x 12' 6'') (4.90m x 3.81m)
three rounded arched wood framed sash windows to front elevation overlooking stone balustrade and street scene below with deep wooden sill. Fireplace (not in use) with wooden surround and mantel, slate hearth and built-in wooden shelving into chimney recesses. Virgin Media connection, high ceilings, simple cornice and central ceiling rose. Radiator and door into:-

KITCHEN: (8' 1'' x 4' 6'') (2.46m x 1.37m)
naturally lit by rounded arched wood framed sash window to front elevation overlooking street scene. Natural wood flooring. Small fitted kitchen comprising eye level cupboards with extractor hood, splashback tiling below, roll edged worksurfaces with inset 1 1/3rd sink with mixer tap and drainer, with cupboards and drawers below, integrated 4 ring gas top electric oven, space for fridge.

BEDROOM 1: (14' 7'' x 11' 11'') (4.44m x 3.63m)
wood framed sash window into shallow bay to rear elevation with far reaching views across Cotham and Redland, high ceilings, simple cornice and radiator.

BEDROOM 2: (8' 10'' x 8' 3'') (2.69m x 2.51m)
wood framed sash window into shallow bay to rear elevation with far reaching views across Cotham and Redland, high ceilings, simple cornice and radiator.

BATHROOM/WC:
bathroom suite comprising small steel bath with mixer tap and shower attachment, hand basin set into vanity unit with mixer tap and fixed wall mirror above and shaving/lighting point, close coupled wc with concealed cistern, fully tiled walls, tile effect vinyl flooring, ceiling extractor fan.

OUTSIDE

COMMUNAL GARDENS:
this property has access to communal gardens at the front and rear of the property.

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 1990. The property also owns a share of the Freehold. 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 £75. 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.