ACCOMMODATION

APPROACH:
from the pavement, proceed through the wrought iron gates and continue (bear right) up the tarmac pathway where steps lead to the communal front entrance door.

COMMUNAL ENTRANCE HALLWAY:
door to the left hand side leads up to the first floor landing where the private entrance door to the flat can be found immediately in front of you.

ENTRANCE HALLWAY:
tall ceilings, ceiling light point, cornicing, electric night storage heater, skirting boards, linen cupboard housing cold water tank with immersion heater, doors leading through to kitchen, dining/sitting room, bedrooms 1, 2 and 3, and the family bathroom/wc.

KITCHEN:  8' 2'' x 7' 8'' (2.49m x 2.34m)
fitted with a range of wall, base and drawer units with roll-edged laminate worktops over, inset stainless steel sink with drainer unit and mixer tap over, integrated electric oven with 4 ring gas hob over, space for fridge, plumbing for washing machine, tiled surrounds, 2 large sash windows overlooking the leafy side elevation, ceiling light point, vinyl wood effect flooring, door entry intercom system, moulded skirting boards.

SITTING/DINING ROOM:  15' 4'' x 15' 0'' (4.67m x 4.57m)
tall ceilings with ceiling light point, cornicing, 2 period sash windows overlooking front elevation, obsolete gas fireplace with tiled surround, picture rail, recesses to either side of chimney breast, TV point, exposed wooden floorboards, electric night storage heater.

BEDROOM 1:  15' 0'' x 13' 0'' (4.57m x 3.96m)
double bedroom with large sash window overlooking front elevation, tall ceilings with ceiling light point, cornicing, picture rail, 2 arched recesses to chimney breast, moulded skirting boards.

BEDROOM 2:  15' 1'' x 14' 3'' (4.59m x 4.34m)
double bedroom with tall ceilings, ceiling light point, coving, picture rail, 2 period sash windows overlooking the side elevation, electric night storage heater, moulded skirting boards.

BEDROOM 3:  15' 3'' x 8' 9'' (4.64m x 2.66m)
double bedroom with tall ceilings, ceiling light point, coving, 2 period sash windows overlooking the rear elevation, picture rail, telephone point, moulded skirting boards.

BATHROOM/WC:
bathroom suite comprising wc, pedestal wash handbasin, panelled bath with electric shower over, tiled surrounds, ceiling light point, sash window to rear elevation.

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 July 1973. 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 £179.57. This information should be checked by your legal adviser.

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

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.