ACCOMMODATION

APPROACH:
from the pavement the property is approached over shared pathway, passed bin store up to 6 steps to side box porch with outside lighting and communal entrance door into:-

COMMUNAL ENTRANCE:
tiled flooring, high ceilings and obscure glazed windows to two sides providing an abundance of natural light. Entrance to hall floor flat on this level with single flight of steps up to first floor landing with door ahead to the first floor flat and the door on the right is a private entrance into:

STAIRWELL:
lower hallway at first floor level with radiator and internal window to side and borrowed light via door from hallway. Stairs rise to half landing with large wood framed sash window to the side elevation with ornate stained glass with further half flight of steps leading up to:

CENTRAL HALLWAY:
large central hallway which acts as a pivot for all principal rooms and doubles as an extra reception room. Small loft access point and natural light from the landing below.

SITTING ROOM: (16' 7'' x 15' 5'') (5.05m x 4.70m)
triple cluster of wood framed sash windows to front elevation with impressive street scene views with radiator opposite, cast iron insert fireplace (not in use) with slate hearth and wooden surround. Television and Virgin Media connection points and simple central ceiling rose.

BEDROOM 1: (rear) (16' 1'' x 14' 3'') (4.90m x 4.34m)
wood framed sash window to rear elevation looking towards Clifton Cathedral with the railway line in the foreground providing excellent privacy and secondary glazing on this window. Twin built in wardrobes either side of former chimney breast and radiator on opposing wall with simple central ceiling rose.

BEDROOM 2: (front) (14' 3'' x 12' 5'') (4.34m x 3.78m)
wood framed sash window to front elevation with pleasant street scene views and radiator.

INNER HALL:
a short inner hall from the main hallway with radiator and larger loft access hatch with drop down ladder provides access to both shower room and kitchen with head height electric consumer unit in metal enclosure.

SHOWER ROOM/WC:
obscured wood framed sash window to side elevation, suite comprising close coupled wc, Edwardian style pedestal hand basin with splashback tiling and mirrored medicine cabinet with radiator on opposing wall, corner shower cubicle with rain head shower and mixer tap and wooden flooring.

KITCHEN/BREAKFAST ROOM: (13' 3'' x 10' 8'') (4.04m x 3.25m)
wood framed sash window to rear elevation overlooking railway line. Fitted kitchen comprising eye and floor level kitchen units, roll edged wood effect work surfaces, integrated stainless steel sink with mixer tap and drainer, electric oven with 4 ring gas hob and stainless steel extractor hood over, space for fridge/freezer, space for washing machine, tile effect vinyl flooring, radiator and space for dining table.

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 29 September 1991. 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 £100. 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.