ACCOMMODATION

APPROACH:
from the pavement, an opening leads into an open porch where the communal entrance door can be found immediately in front of you leading through into:-

COMMUNAL HALLWAY:
stairs rise to the first floor where the entrance to the subject property can be found on the left hand side. Wooden front door leads through to:-

ENTRANCE HALLWAY:  11' 3'' x 3' 2'' (3.43m x 0.96m)
wall downlighter, two low level cupboards discreetly housing gas meter, wall mounted fuse board, radiator, hard wood flooring, doors leading off to Kitchen/ Living room, bedroom 1, bedroom 2 and family bathroom.

KITCHEN/LIVING ROOM:  19' 11'' x 10' 6'' (6.07m x 3.20m)
measured as one, but described separately as follows:

LIVING AREA:
with impressive 11ft ceiling heights, ceiling light point, moulded ceiling cornice, picture rail, tall period skirting boards, radiator, attractive wooden fire surround with slate hearth beneath, hard wood flooring, opening through to kitchen.

KITCHEN:
a modern, bespoke solid oak kitchen with an array of wall, base and drawers units with Marmobello stone working surfaces and matching upstand, stainless steel sink with swan neck stainless steel mixer tap over, and moulded drainer into worksurface. Partially tiled wall. Integrated appliances include electric oven with four ring induction hob over. Space for fridge/freezer, separate wall mounted shelf convenient for microwave space, inset ceiling downlights, hard wood flooring.

BEDROOM 2:  12' 2'' x 9' 2'' (3.71m x 2.79m)
uvpc double-glazed overlooking rear elevation, moulded ceiling cornice, picture rail, moulded skirting boards, radiator, ceiling light point, double fitted wardrobes with storage space over.

BATHROOM/WC:
a modern shower room suite comprising large shower enclosure with glazed Crittall-effect frame and wall mounted stainless steel shower with separate stainless steel controls, oversized tiled walls and floors, inset ceiling downlights, wall mounted wash handbasin with mixer tap over set into vanity cabinet with drawer beneath, wall mounted mirror, low level button flush wc, wall mounted towel rail and extractor fan.

BEDROOM 1:  15' 5'' x 9' 7'' (4.70m x 2.92m)
multipaned sash window overlooking front elevation, pleasant moulded ceiling cornice with picture rail, ceiling light point, moulded skirting boards, radiator.

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 1981. 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 £???. 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.