ACCOMMODATION

APPROACH:
a pedestrian pathway gives access to the main entrance via a shallow flight of steps with handrail. Solid wood panelled communal front door with arched fanlight opens to the communal entrance vestibule with tessellated tiled flooring. An open walkway to the communal hall with six-panelled private entrance door opening to:-

RECEPTION HALL:
a most welcoming entrance with a particular feature being a wide walkway with moulded architraves and panelled reveals. Wall mounted telecom entry system, two radiators, moulded skirtings, four ceiling light points, storage cupboard. Six-panelled doors with brass door furniture opening to:-

SITTING/DINING ROOM: 20' 10'' x 18' 3'' max into bay window (6.35m x 5.56m)
a particularly grand principal reception room with 11ft high ceiling and a virtually full height bay window to the front elevation which comprises three sash windows and working shutters. Central period fireplace with cast iron grate and surround together with an ornately carved marble mantle and slate hearth. Recesses to either side of the fireplace, tall moulded skirtings, picture rail, ornate moulded cornicing, ceiling rose with light point, two radiators.

KITCHEN: 18' 9'' x 5' 10'' (5.71m x 1.78m)
a triple aspect room with tall sash windows to the front, side and rear elevations. Comprehensively fitted with a modern range of base and eye level units with a combination of drawers and cupboards. Integrated washing machine, integrated dishwasher, fridge/freezer. Integral eye level electric oven, 4 ring electric hob with filter hood above. Stainless steel single sink unit. Two radiators, feature period recessed arch, recessed spotlights, underfloor heating. Wall mounted gas fired Worcester combination boiler.

BEDROOM 1: 18' 9'' x 10' 8'' descending to 6'10" (5.71m x 3.25m/2.08m)
having a large deep recessed triple window to the rear elevation with central sash window and panelled surround with working shutters. Ornate moulded cornicing, picture rail, ceiling light point, moulded skirtings, radiator. Door to:-

En Suite Shower/wc:
modern suite comprising corner shower cubicle, low level wc, wall mounted wash hand basin with vanity unit, radiator, extractor fan, heated towel rail.

BEDROOM 2: 10' 8'' x 9' 5'' (3.25m x 2.87m)
having a tall deep recessed sash window to the rear elevation with panelled surround and working shutters, ornate moulded cornicing, tall moulded skirtings, ceiling light point, radiator.

BATHROOM/WC: 12' 8'' x 5' 5'' (3.86m x 1.65m)
modern white suite comprising: panelled bath with mixer tap, shower screen and built-in shower unit with wall mounted shower. Hand basin with mixer tap and vanity unit below. Low level dual flush wc. Contemporary style heated towel rail/radiator, fully tiled walls and flooring with under floor heating, wall mounted mirrored cupboard with integral lighting, extractor fan, ceiling light point.

OUTSIDE

FRONT GARDEN:
situated to the right hand side of the central communal pedestrian pathway and overlooked by the bay window of the sitting/dining room is a level section of lawn which enjoys a good amount of privacy from the road behind deep shrub borders which also exhibit a wealth of flowering plants.

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 such as carpets etc. 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 29 September 1871. This information should be checked by your legal adviser.

MANAGEMENT COMPANY & SERVICE CHARGE:
it is understood that the management company is run internally by the owners of the four flats. There isn’t a formal service charge but the block building insurance as well as maintenance costs are shared equally between the four flats. This information should be checked by your legal adviser.

PLEASE NOTE:
1. As from the 1st April 2018 there will be a requirement for any properties rented out in the private rented sector to normally have a minimum energy performance rating of E on an Energy Performance Certificate (EPC). The regulations will come into force for new lets and renewals of tenancies with effect from 1st April 2018 and for all existing tenancies on 1st April 2020. It will be unlawful to rent a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption [eg the building is Listed]. The energy performance rating of a property can be upgraded on completion of certain energy efficiency improvements.
2. The photographs may have been taken using a wide angle lens.
3. 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.
4. 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.
5. 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.
6. 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.
7. 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.
8. 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.