APPROACH:
via gated entrance from Woodfield Road and pathway leading beside the communal front garden to the main entrance of the building. Through communal hall and stairs to first floor where there is the private entrance to the apartment.

ENTRANCE HALLWAY:
T shaped hallway with doors off to the sitting room, kitchen, bedroom 1, bedroom 2, study and bathroom/wc. Ceiling cornicing, dado rail, door entry intercom and wall mounted fuse box.

SITTING ROOM: 20' 6'' x 19' 10'' (6.24m x 6.04m)
original cornicing and ceiling rose, picture rail, large bay to front comprising 3 period style sash windows, wood flooring throughout, period style cast iron fireplace with gas coal effect fire, slate hearth and original marble surround. TV point and 2 double radiators.

KITCHEN:  9' 6'' x 8' 3'' (2.89m x 2.51m)
newly fitted modern kitchen comprising base and eye level cupboards and drawers with woodblock worktop over, 1½ bowl white ceramic sink and drainer unit, appliance space for fridge/freezer, plumbing for washing machine and dishwasher, part tiled walls, double glazed sash style window to rear with pleasant outlook, ceiling cornicing and inset spotlights, wooden flooring.

BEDROOM 1:  12' 7'' x 12' 0'' (3.83m x 3.65m)
period cornicing and picture rail, large period style sash window to rear, single radiator and door accessing large walk in wardrobe/storage cupboard with built-in hanging rail and shelving.

BEDROOM 2:  11' 1'' x 9' 0'' (3.38m x 2.74m)
original cornicing and picture rail, large period style sash window to rear.

STUDY:  7' 0'' x 6' 8'' (2.13m x 2.03m)
period cornicing, large period style sash window to front, single radiator, wood effect flooring and telephone point.

BATHROOM/WC:  8' 0'' x 4' 10'' (2.44m x 1.47m)
contemporary white suite comprising panelled bath with shower enclosure at one end, contemporary chrome mixer taps and shower head and curved glass screen, low level wc with concealed cistern, bowl style wash hand basin with storage unit beneath, grey tiled walls, grey wood-effect tiled floor and chrome effect heated towel rail.

OUTSIDE

COMMUNAL FRONT GARDEN:  35' 0'' x 30' 0'' (10.66m x 9.14m)
pillared pedestrian entrance with gate and communal pathway with steps ascending to the main front entrance door. To one side of the pathway is the fully enclosed level lawned front garden featuring a circular paved area with ample space for garden furniture, potted plants and barbecuing etc. There is also a large timber shed. The garden enjoys a good amount of privacy with high hedge border and sunny south-westerly aspect.

PARKING:
the property benefits from one allocated off street parking space accessed off Woodfield Road to the 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 1989. We understand that there is a ground rent of £25 p.a. 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.