ACCOMMODATION

APPROACH:
the property is approached either via a front entrance door or side door from the parking area into communal entrance with video link intercom entry phone. Door and staircase rises one flight of stairs to half landing which services two flats on this level. Private door into:-

CENTRAL HALLWAY:
wood effect laminate flooring, radiator, four doors into principal rooms and fifth door into cupboard housing washing machine, shelving and consumer unit. Double doors open into:-

SITTING/DINING ROOM: 19' 8'' x 11' 2'' (5.99m x 3.40m)
dual aspect room with large walk-in square bay to front and side elevations with wood framed double glazed sash windows with radiator below, downlighting throughout. Opens to:-

KITCHEN: 9' 6'' x 6' 4'' (2.89m x 1.93m)
wood framed double glazed sash window to front elevation, newly installed kitchen comprising U shaped square edged wooden worksurfaces with eye and floor level cupboards, 4 ring gas top electric Neff oven with matching extractor hood over, integrated AEG microwave, integrated floor to ceiling fridge/freezer, slimline Belfast sink with swan neck mixer tap over and grooved drainer into worksurface, tiled splashback to half wall height, cupboard housing Ariston combination boiler (installed in 2021).

BEDROOM 1: 11' 4'' x 10' 5'' (3.45m x 3.17m)
upvc double glazed French doors open onto a Juliet balcony. Radiator, dimmer switch downlighting, wall mounted tv point, door into:-

En-Suite Shower Room:
recently refitted shower room with wood framed obscured glazed sash window to side elevation with hand basin with mixer tap under, partially tiled walls, fully tiled floor, handrail, radiator, shower cubicle to one side with exposed variable thermostatically controlled mixer shower and extractor fan over.

BEDROOM 2: 10' 10'' x 8' 1'' (3.30m x 2.46m)
wood framed double glazed sash window to rear elevation with radiator below.

BATHROOM/WC:
newly installed suite comprising bath with shower screen, exposed variable thermostatically controlled mixer shower over, wall hung hand basin with mixer tap, low level wc with concealed cistern, partially tiled walls, recess with shelf with large mirrored medicine cabinet over, mains fed heated towel rail, head height towel shelf and ceiling mounted extractor fan.

OUTSIDE

PARKING:
to the rear of the property is a shared electric gated parking area between two developments. There are seven allocated spaces on the left which are each in turn demised to this development. The parking space for this property is the far end of the gravel area.

COMMUNAL GARDEN:
in addition, there is a small area of communal garden which is laid entirely to lawn.

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 May 2003. 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 £160 per month, paid bi-annually. 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.