ACCOMMODATION

APPROACH:
the property is approached through pillared front vehicular entrance with immediate right turn onto the private front garden with shallow turning steps down intersecting the front garden leading to the private entrance to the property. Storm porch with outside lighting and glazed wooden door into:-

ENTRANCE VESTIBULE:
tiled floor, further internal door with glazing into:-

CENTRAL HALLWAY:
L shaped central hall providing access to all rooms, polished timber flooring, radiator, high ceilings, shallow alcove with book shelving, door into:-

RECEPTION ROOM: 24' 8'' x 15' 7'' (7.51m x 4.75m)
large bay fronted reception room with 3 wood framed sash windows to the front elevation into angled bay, twin radiators on opposing walls, shallow alcove with book shelving, dimmer switch lighting, large formal fireplace with wooden surround and mantle and tiled hearth and wooden flooring continues from the hallway with high ceilings.

KITCHEN: 13' 8'' x 8' 1'' (4.16m x 2.46m)
dual aspect room with pedestrian door to rear elevation with obscured glazing and further obscure glazed window to the side elevation towards the passageway. Eye and floor level kitchen units with square edged wooden work surfaces and tiled splashback, enamel sink with swan neck mixer tap and drainer, space for oven with extractor hood over, space for dishwasher, space for fridge/freezer. Tiled flooring and radiator and extends to small breakfast bar area with further kitchen units. Two walk in storage cupboards in this area one of which houses a gas fired Vaillant boiler and plumbing and space for washing machine. There is a further smaller cupboard and wall mounted extractor fan.

BEDROOM 1: 15' 5'' x 13' 9'' (4.70m x 4.19m)
wood framed sash window to the rear elevation overlooking the garages with radiator below with deep sill, marble fireplace (not in use) with tiled hearth.

BEDROOM 2: 12' 8'' x 10' 5'' (3.86m x 3.17m)
double glazed window to the side elevation with deep sill and radiator on opposing wall.

BEDROOM 3: 10' 11'' x 9' 9'' (3.32m x 2.97m)
upvc double glazed window to the front elevation overlooking the front garden with radiator.

BATHROOM/WC: 12' 1'' x 6' 7'' (3.68m x 2.01m)
obscured upvc double glazed window to the rear elevation. White suite comprising P shaped bath with shower screen, mains fed shower, pedestal hand basin, close coupled wc, mirrored medicine cabinet, radiator, long fixed wall mirror, wall mounted extractor fan and tiled flooring and tiled walls around the shower.

OUTSIDE

The side and the majority of the rear of the property is reserved for a well maintained tarmacadam driveway area which services 4 rear garages. The side passageway narrows to (7’10”) (2.38m) at its narrowest point before extending into a large level turning area. The garage for this property is the one on the far right hand rear corner as you look away from the property.

FRONT GARDEN:
the front garden is intersected by the front pathway down to the flat with the area on the left of the path reserved for bedding area and a larger raised section which is laid to lawn with a small patio area for seating or barbeque etc. The front garden is screened by a low stone wall with some medium sized shrubs and small trees with a pleasant street scene view over Clifton. There is a further small seating area below the retaining wall abutting the property.

DOUBLE GARAGE: internal measurements 15' 9'' x 15' 2'' (4.80m x 4.62m)
an irregular square shaped double garage with standard up and over door which can fit two smaller cars with a door frame opening of (12’0” x 6’6”) (3.66m x 1.99m). It has a profiled steel shallow pitched roof and with a concrete foundation. No power or lighting.

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 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 £120. This information should be checked by your legal adviser.

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.