ACCOMMODATION

APPROACH:
from the pavement of Henleaze Road proceed up the block paved pathway to the front communal entrance door, communal entrance hallway via composite front door, proceed up the stairs to the first floor landing where the entrance door to the flat can be found immediately in front of you.

ENTRANCE HALLWAY:
tall ceilings, ceiling cornicing, wall light point, dado rail, storage cupboard with shelving, wood effect laminate flooring, doors to sitting room, kitchen/dining room, bedroom 1, bedroom 2, bathroom/wc.

SITTING ROOM: (18' 10'' x 15' 9'') (5.74m x 4.80m)
a grand sitting room with wide bay window to the front elevation with double glazed windows, ceiling cornicing, picture rail, 3 ceiling light point, tall ceilings, period cast iron gas fireplace with tiled insets and marble hearth, double radiator, tv point, wood effect laminate flooring, tall moulded skirting boards.

KITCHEN/DINING ROOM: (15' 4'' x 11' 9'') (4.67m x 3.58m)
a modern white gloss fitted kitchen with wood effect laminate worktop over, integrated appliances include oven with 4 ring gas hob and extractor fan over, integrated fridge/freezer, inset sink with drainer unit and swan neck mixer tap over, plumbing for washing machine, tiled surrounds, large breakfast bar area, ample space for dining room table and chairs, large double glazed windows overlooking the rear elevation, ceiling light point, coving, picture rail, double radiator, wood effect laminated flooring.

BEDROOM 1: (15' 11'' x 15' 4'') (4.85m x 4.67m)
with tall ceilings, cornicing, wall light point, picture rail, large double glazed windows overlooking the rear elevation, double radiator, beautiful bespoke fitted wardrobes with hanging rails and shelving. Door leading to:-

'JACK & JILL' BATHROOM/WC:
a large bathroom comprising of low level wc, pedestal wash hand basin, corner bath and separate corner shower cubicle with electric shower over and glass shower screen, large obscure double glazed windows to the side elevation, tall ceilings, ceiling light point, wall mounted chrome towel radiator, fully tiled walls, tiled flooring, access door to bedroom 1.

BEDROOM 2: (15' 3'' x 11' 2'') (4.64m x 3.40m)
tall ceilings, 2 wall light points, picture rail, large double glazed windows overlooking the front elevation, period feature fireplace, useful built in storage cupboards with shelving, telephone point, double radiator, tall moulded skirting boards.

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 1978. 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 £40. 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.