ACCOMMODATION

APPROACH:
the property is accessed from the pavement over a level concrete pathway which leads to four stone steps ascending to the four-panelled wooden communal entrance door with intercom entry buzzer system, opening to:-

COMMUNAL HALLWAY:
a wide, bright well-maintained space laid with fitted carpet, assorted wall mounted post trays, inset doormat. Access provides off to two hall floor flats, however the carpeted staircase ascends to the first floor of this beautiful period building where the private entrance to the first floor flat can be found immediately in front of you via wooden front door.

ENTRANCE HALLWAY:
'L' shaped entrance hallway which provides access off to the principal rooms of the flat including living room, separate kitchen, master bedroom and bathroom. Stripped wooden floorboards, moulded skirting boards, gas radiator, thermostat, intercom entry phone, inset ceiling downlights, carbon monoxide alarm and electricity meter. Notably exceptional for the high ceilings throughout making the space feel even grander.

LIVING ROOM: (19' 5'' x 14' 10'') (5.91m x 4.52m)
an extremely generous reception room more akin to a hall floor drawing room in proportions with 10'5/3.18m high ceilings throughout making the apartment feel even bigger than it is; moulded skirting boards, laid with fitted carpet, gas column radiator, ceiling light point, three sash windows set into bay with a leafy outlook over the street scene. Period fireplace with marble hearth.

SEPARATE KITCHEN: (7' 0'' x 6' 0'') (2.13m x 1.83m)
fitted with a range of wall, base and drawer units, space for freestanding washer/dryer, space for freestanding dishwasher, space for freestanding fridge/freezer, 4 ring gas induction hob with oven below and extractor hood over, stainless steel sink with drainer unit to side and swan neck mixer tap over, stylish white cube splashback surround, ceiling light point, painted stripped wooden floorboards. Single sash window opens and leads through to a quirky balcony space with a leafy outlook over the street scene, which in turn is the perfect al-fresco dining space.

MASTER BEDROOM: (14' 7'' x 12' 11'' max) (4.44m x 3.93m)
an exceptionally well proportioned double bedroom which could easily fit a double bed, as well as a desk and fitted wardrobes etc. Stripped wooden floorboards, light point, single sash window overlooking the front elevation towards the street with a leafy outlook, gas column radiator, moulded skirting boards.

SHOWER ROOM/WC:
a light and bright modern room with stylish tiled flooring, comprising floor standing hand wash basin with stainless steel tap over and useful integrated cupboards below, low level wc, shower cubicle with wall mounted stainless steel taps and shower head over, extractor fan, inset ceiling downlights, stylish wall tiles on three sides.

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 1 January 1988. We further understand that this flat has a part ownership of the Freehold for the building. This information should be checked with your legal adviser.

SERVICE CHARGE:
it is understood that the monthly service charge is £70. 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.