ACCOMMODATION

APPROACH:
approach road to covered car port entrance with outside light and main front door entrance at the side of flat.

ENTRANCE LOBBY:
via composite front door with obscured double glazed side windows, meter cupboard, ceiling light point, tiled flooring, skirting boards door leading through to:-

ENTRANCE/DINING HALL:
two ceiling points with ceiling roses, built-in storage cupboard, triple glazed window to rear elevation, doors leading to inner hallway (which in turn access the three bedrooms and family bathroom), sitting toom, kitchen and the:-

UTILITY ROOM: 7' 10'' x 7' 9'' (2.39m x 2.36m)
ceiling light point, triple glazed window to rear elevation, plumbing for washing machine, built-in wall and base units with roll-edge laminate worktop over, tiled flooring, skirting boards.

KITCHEN/BREAKFAST ROOM: 17' 7'' x 8' 4'' (5.36m x 2.54m)
fitted with an array of wall, base and drawer units with Corian worktop over incorporating breakfast bar, inset stainless steel sink with drainer unit to side. Integrated appliances include two Siemens waist height ovens, 4-point induction hob with extractor fan over, fridge and slimline dishwasher. Coloured glass splashback, wall mounted electric radiator, two ceiling light points, coving, triple glazed window to front elevation with leafy outlook, tiled flooring, moulded skirting boards.

SITTING ROOM: 24' 4'' x 18' 9'' (7.41m x 5.71m)
an impressive room partially subdivided into two sections, two triple glazed windows overlooking the front elevation and communal gardens with views beyond, three wall mounted electric radiators, door leading private balcony/terrace. Two ceiling light points with ceiling roses, detailed cornicing, feature electric fire with synthetic marble hearth and surround. Ample space for sofas, skirting boards.

INNER HALLWAY:
two ceiling light points with ceiling roses, built-in storage cupboards with sliding doors, airing cupboard housing hot water cylinder with slatted wooden shelving beneath, wall mounted electric radiator, skirting boards, doors leading to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc.

BEDROOM 1: 15' 8'' x 12' 0'' (4.77m x 3.65m)
stunning light filled room with pleasant views via a large triple glazed window, an array of fitted wardrobes, ceiling lights point with ceiling rose, coving, wall mounted electric radiator, door to small balcony and further door leading to:-

Ensuite Shower Room:
modern suite comprising low level wc, oversized wash handbasin with utility storage beneath, walk-in double shower enclosure with glass shower screen, fully tiled walls, extractor fan, ceiling light point, obscured triple glazed window overlooking the private balcony, tiled flooring with underfloor heating.

BEDROOM 2: 18' 6'' x 10' 11'' (5.63m x 3.32m)
double bedroom with triple glazed window to side elevation, ceiling light point with ceiling rose, coving, extra deep fitted wardrobes, built-in dressing table, wall mounted electric radiator, skirting boards.

BEDROOM 3: 14' 10'' x 11' 1'' (4.52m x 3.38m)
double bedroom with triple glazed window to side elevation, built-in wardrobes, wall mounted electric radiator, skirting boards.

BATHROOM/WC:
white suite comprising low level wc with concealed cistern, wash handbasin with an array of built-in vanity units, panelled bath with mixer tap over, ceiling light point, extractor fan, fully tiled walls, electric wall mounted radiator, tiled flooring.

OUTSIDE

BALCONY/TERRACE:
accessed via the sitting room, laid to patio.

DOUBLE CARPORT: 19' 0'' x 18' 0'' (5.79m x 5.48m)
paved flooring, side light and room for two cars, in turn leading up to the:-

DOUBLE GARAGE: 18' 10'' x 15' 6'' (5.74m x 4.72m)
remote controlled electric up and over door, electric, light and power installed, concrete flooring.

COMMUNAL PARKING:
there are further parking spaces available on a first come first served basis.

COMMUNAL GARDENS:
well-kept communal gardens surround The Pines complex with a mixture of mature trees, plants and shrubs to borders.

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 25 March 1969. This information should be checked by your legal adviser.

SERVICE CHARGE:
it is understood that at the time of writing these particulars the quarterly service charge is £562.44 and includes upkeep of communal gardens, cleaning of the communal areas, general maintenance and building insurance. 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.