ACCOMMODATION

APPROACH:
from the pavement a pathway leads to the communal front entrance door. Communal entrance hallway with hardwood entrance door leading to large communal hallway. The private entrance door to the flat can be found on the right hand side.

ENTRANCE HALLWAY: (17' 10'' x 3' 11'') (5.43m x 1.19m)
two ceiling light points, large floor to ceiling storage cupboard with space and plumbing for washing machine with slatted shelving above, tall moulded skirting boards. Doors lead to open plan kitchen/breakfast/sitting room, bedroom and bathroom/wc.

OPEN PLAN KITCHEN/BREAKFAST/SITTING ROOM: (19' 10'' x 15' 1'') (6.04m x 4.59m)
described separately as follows:-

Kitchen:
fitted with a range of wall, base and drawer units with laminate wood effect worktop over, stainless steel sink with drainer unit to one side, tiled surrounds, space for cooker and upright fridge/freezer.

Sitting Area:
large bay to front elevation comprising of four period sash windows, tall ceilings, cornicing, picture rail, two electric wall mounted heaters, tall moulded skirting boards, ample space for sofas and breakfast table/dining room table & chairs. Telephone point.

BEDROOM: (11' 7'' x 11' 6'') (3.53m x 3.50m)
a double bedroom with tall ceilings, ceiling light point, two large sash windows overlooking the front elevation, electric wall mounted heater, cornicing, picture rail, tall moulded skirting boards.

BATHROOM/WC: (9' 2'' x 7' 5'') (2.79m x 2.26m)
a white bathroom suite comprising low level wc, pedestal wash hand basin, panelled bath, ceiling light point, extractor fan, tiled surrounds, built-in cupboard housing large hot water cylinder with fitted shelving, tiled flooring, moulded skirting boards. Wall light point with shaver socket.

OUTSIDE

PRIVATE FRONT GARDEN: (approx. 24' 10'' x 18' 2'') (7.56m x 5.53m)
private front garden with a south-westerly aspect, mainly laid to Astroturf with borders containing shrubs, plants and trees. Enclosed by a mixture of dwarf stone wall and iron railings.

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 1983. It is understood that there is also an annual ground rent of £30 p.a. This information should be checked by your legal adviser.

SERVICE CHARGE:
it is understood that at the time of writing these particulars that there is no monthly service charge. This information should be checked by your legal adviser.

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

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.