ACCOMMODATION

APPROACH:
via communal stairwell or lift to the second floor level, where you will find the private entrance to Flat 9 on the right hand side.

ENTRANCE HALLWAY: (12' 4'' x 6' 3'' plus 15'4 x 3'1) (3.76m x 1.90m plus 4.67m x 0.94m)
a spacious and welcoming central entrance hallway with recessed storage cupboards, wall mounted thermostat for the central heating, double doors accessing cloaks cupboard and further recessed storage cupboard. Doors lead off the central hallway to the open plan living/dining room and the hallway extends along where there are further doors leading off to all three double bedrooms, the bathroom and utility cupboard.

OPEN PLAN LIVING/DINING ROOM: (30' 5'' x 13' 1'' min/14'11 max in living area) (9.26m x 3.98m/4.55m)
a magnificent south westerly facing living space with an abundance of natural light provided by the double glazed windows and offering wonderful views over the Avon Gorge towards Leigh Woods opposite. The living/dining room provides ample space for seating and dining furniture, three radiators, feature fireplace, tv point, ceiling coving, door to kitchen/breakfast room. Sliding patio door to:-

Balcony: (15' 11'' x 6' 2'') (4.85m x 1.88m)
a wonderful south westerly facing balcony enjoying much of the afternoon and evening sunshine.

KITCHEN/BREAKFAST ROOM: (15' 11'' x 9' 4'') (4.85m x 2.84m)
a modern fitted kitchen/breakfast room comprising base and eye level cream coloured kitchen units with square edged wood effect worktop over and inset ceramic sink and drainer unit. Integrated eye level double ovens. Further plumbing and appliance space for washing machine, dryer, fridge/freezer and dishwasher. Various storage cupboards, radiator, ceiling coving. Double glazed picture windows offering breathtaking views towards Leigh Woods. Gas central heating boiler concealed within one of the lower kitchen cupboards.

BEDROOM 1: (front) (15' 4'' x 11' 2'') (4.67m x 3.40m)
a double bedroom with ceiling coving, built-in wardrobes, built-in drawers and desk, double glazed windows to front, ceiling coving, radiator. Door accessing:-

En-Suite Shower Room/WC: (8' 6'' x 5' 0'') (2.59m x 1.52m)
white suite comprising modern oversized shower area with Mira Sport electric shower, low level wc, wash hand basin with storage cabinet beneath, chrome effect heated towel rail, double glazed window to side, tiled walls and tiled floor.

BEDROOM 2: (11' 10'' x 10' 0'') (3.60m x 3.05m)
a double bedroom with ceiling coving, double glazed windows to front, radiator, built-in dressing table, recessed wardrobes.

BEDROOM 3: (11' 8'' max x 9' 0'') (3.55m x 2.74m)
a smaller double bedroom with built-in wardrobes and drawers, radiator, ceiling coving, double glazed window to front.

BATHROOM/WC: (8' 10'' x 8' 1'' max into recess reducing to 5'9) (2.69m x 2.46m/1.75m)
a modern white suite comprising panelled bath with Mira electric shower over, low level wc, wash hand basin with storage cabinet beneath, heated radiator, tiled walls, tiled floor, extractor fan, double doors accessing airing cupboard housing lagged hot water tank and slatted shelving.

OUTSIDE

COMMUNAL GARDENS:
there are impressive communal gardens to the rear of the building for the enjoyment of the residents. They are south westerly facing and have an incredible view along the River Avon towards Brunel's Suspension Bridge.

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 998 year lease which commenced on 30 December 1977 and runs until 25 March 2975. This information should be checked by your legal adviser.

SERVICE CHARGE:
it is understood that at the time of writing these particulars the service charge is £3,300 per annum. This information should be checked by your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: E

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.