ACCOMMODATION

APPROACH:
from the pavement of West Mall proceed up the short pathway where the communal entrance door can be found immediately in front of you.

COMMUNAL ENTRANCE HALLWAY:
via hardwood front door, a lobby area leads into the main entrance and the private entrance can be found on the left hand side just before the staircase.

ENTRANCE HALLWAY:
inset ceiling downlighters, door entry intercom system, storage cupboard, coving, moulded skirting boards, radiator, doors leading to sitting/dining room, kitchen/breakfast room, bedroom 1, bedroom 2 and bathroom/wc.

LIVING/DINING ROOM: 16' 0'' x 16' 0'' (4.87m x 4.87m)
a most impressive room with tall ceilings, 2 large sash windows overlooking the front elevation with working shutters, ceiling rose with ceiling light point, detailed cornicing, picture rail, radiator, tv point, fireplace with marble hearth, ample space for both sofas and dining room table and chairs.

BATHROOM/WC:
a most impressive room with tall ceilings, 2 large sash windows overlooking the front elevation with working shutters, ceiling rose with ceiling light point, detailed cornicing, picture rail, radiator, tv point, fireplace with marble hearth, ample space for both sofas and dining room table and chairs.

BEDROOM 1: 12' 7'' x 8' 2'' (3.83m x 2.49m)
a double bedroom, sash window to the side elevation, ceiling light point, coving, radiator, tall moulded skirtings.

BEDROOM 2: 13' 1'' x 7' 7'' (3.98m x 2.31m)
a double bedroom with tall ceilings, ceiling light point, coving, multi panelled sash window overlooking the rear elevation, picture rail, moulded skirtings.

KITCHEN/BREAKFAST ROOM: 13' 0'' x 11' 4'' (3.96m x 3.45m)
fitted with a matching range of wall, base and drawer units with wood effect laminated worktop over, stainless steel sink with drainer unit and mixer tap over, integrated double oven with 4 ring gas hob and extractor fan over, space for the following appliances: washing machine, fridge/freezer and slimline dishwasher, tiled surrounds, wall mounted Worcester combi boiler, ceiling light point, coving, multi panelled sash window to the side elevation, space for breakfast table and chairs, radiator, vinyl flooring, moulded skirtings, double glazed French doors leading out onto private rear garden.

OUTSIDE

REAR GARDEN: 21' 0'' x 13' 5'' (6.40m x 4.09m)
accessed directly from the kitchen/breakfast room mainly laid to patio with raised borders, enclosed by a mixture of wall and wooden fence boundaries. Rear access gate.

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 from 1 January 1979. This information should be checked with your legal adviser.

SERVICE CHARGE:
it is understood that the quarterly service charge is £543.56. This information should be checked by your legal adviser.

LOCAL AUTHORITY INFORMATION:
City Council. Council Tax Band: D

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.