ACCOMMODATION

APPROACH:
from the pavement proceed through the iron gate and along the pathway, steps lead up to communal entrance. Hardwood entrance door into communal vestibule and door leading into communal hallway where the private entrance to this property can be found on the right hand side. Hardwood door into:-

ENTRANCE HALLWAY:
simple ceiling cornicing, ceiling light point, tall moulded skirting boards, built in storage cupboard doors leading to sitting room, bedroom 1 and bedroom 2.

SITTING ROOM: (17' 2'' x 13' 11'') (5.23m x 4.24m)
a stunning sitting room with light flooding through the upvc double glazed sash windows overlooking the rear elevation, tall ceilings with original cornicing, ceiling light point, picture rail, period cast iron feature fireplace with inset tiles, period surround and tiled hearth, tv point, internet point, double radiator, understairs storage cupboard, tall moulded skirting boards opening to:-

KITCHEN/BREAKFAST ROOM: (14' 3'' reducing to 10'1 x 9' 5'') (4.34m/3.07m x 2.87m)
a spacious modern fitted new kitchen with an array of wall, base and drawer units with working surfaces, sink with drainer unit to side and stainless steel mixer tap over and tiled splashback, fitted appliances including electric oven with 4 ring gas hob over and extractor hood, microwave, combined washing machine/tumble dryer, fridge/freezer, wine fridge, slimline dishwasher, useful discreetly housed cupboard housing Vaillant combination gas boiler, upvc double glazed sash window overlooking the rear elevation, radiator, vinyl flooring, skirting boards, ceiling light point.

BEDROOM 1: (18' 1'' into bay x 12' 6'') (5.51m x 3.81m)
a fabulous double bedroom with wide feature bay window housing 3 upvc double glazed sash windows with fitted plantation shutters, tall ceilings with ornate cornicing, ceiling light point, picture rail, period feature fireplace with marble surround and tiled hearth, useful built-in storage cupboard with shelving, internet point, 3 radiators, tall moulded skirting boards.

BEDROOM 2: (11' 3'' x 7' 3'') (3.43m x 2.21m)
a double bedroom with upvc double glazed sash window overlooking front elevation, ceiling light point, radiator, internet point, tall moulded skirting boards.

BATHROOM/WC: (8' 6'' x 6' 5'') (2.59m x 1.95m)
a classic white bathroom suite comprising low level wc, wash hand basin set in vanity unit with illuminated mirror above, compact roll top bath with waterfall shower over, glass shower screen, tiled surrounds, ceiling light point, extractor fan, upvc double glazed sash window to side elevation, radiator, vinyl flooring, tall moulded skirting boards.

OUTSIDE

FRONT GARDEN:
a low maintenance private courtyard garden mainly laid to lawn, semi enclosed by low stone wall boundaries with mature trees, shrubs and flowers to the borders and small patio area for bistro table and chairs.

RAILWAY LINE:
This property backs onto the Severn Beach railway line and you should be aware of the following: 1. Noise will be experienced at this property from trains that run on this line and you should make careful investigations as to the timetable of such train journeys (timetables can of course be the subject of change in the future). 2. Japanese Knotweed is prevalent on the railway line and is subject to an ongoing treatment plan from Network Rail. The property has had historic knotweed in the garden but this has since been treated, and has the relevant treatment programmes in place to protect future owners. Further information can be made available on request.

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 February 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 £50. This information should be checked by your legal adviser.

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

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.