GROUND FLOOR

APPROACH:
via a private gated entrance and pathway leading through a magical well stocked garden. The pathway leads up to an impressive covered columned entrance where you will find the double doors which are the private entrance into the apartment.

ENTRANCE VESTIBULE:
high ceilings with original cornicing, part glazed period door leading through into the reception hallway.

ENTRANCE HALLWAY: 14' 9'' x 8' 10'' (4.49m x 2.69m)
a lovely wide welcoming entrance hallway with high ceilings, original ceiling cornicing and picture rail. Doors radiate off to all 3 bedrooms, bathroom/wc, sitting room and separate kitchen/dining room

SITTING ROOM: 21' 6'' x 17' 11'' (6.55m x 5.46m)
an elegant and bright sitting room with high ceilings, original ceiling cornicing, central ceiling rose, picture rail, wide bay to side with 3 large sash windows with working wooden shutters, further sash window to the south elevation looking down St John’s Road, a feature fireplace with wood burning stove, radiator, tv point.

KITCHEN/DINING ROOM: 17' 11'' x 14' 1'' (5.46m x 4.29m)
a generous sociable kitchen/dining room with high ceilings with ceiling coving, a fitted kitchen comprising base and eye level cupboards and drawers with roll edged laminated worktops over with inset stainless steel 1½ bowl sink and drainer unit. Integrated appliances including a double eye level Neff oven, 4 ring gas hob with extractor fan over and further plumbing and appliance space for dishwasher and fridge/freezer. Ample space for dining table and chairs, 2 large sash windows to rear, radiator, wood flooring, door accessing a generous walk in recessed storage cupboard and wall opening connecting through into a utility room.

UTILITY ROOM: 8' 11'' x 4' 4'' (2.72m x 1.32m)
base level units with roll edged worktop and inset sink over and built in open shelving above, plumbing and appliance space for washing machine and separate freezer. Wall mounted gas boiler.

BEDROOM 1: 14' 3'' x 14' 2'' (4.34m x 4.31m)
a double bedroom with 2 large sash windows to front, high ceilings with ceiling coving, picture rail and radiator, door leading off to en suite shower room/wc.

Ensuite Shower Room/wc:
shower enclosure, corner wash basin, low level wc, heated towel rail, tiled walls and obscure glazed window to side.

BEDROOM 2: 14' 5'' x 14' 1'' (4.39m x 4.29m)
a double bedroom with bay window to front overlooking the garden, further sash window to side, radiators, high ceiling with ceiling coving and door accessing a walk in wardrobe with potential to become an en suite (subject to any necessary consents).

BEDROOM 3:
a double bedroom with high ceilings, ceiling coving, 2 large sash windows to side providing plenty of natural light, built in wardrobe and opening shelving. Radiator and further high level storage cupboards.

BATHROOM/WC:
a white suite comprising panelled bath with mixer taps and shower attachment, low level wc, wash hand basin with storage cabinet beneath, chrome effect heated towel rail, extractor fan.

OUTSIDE

PRIVATE FRONT & SIDE GARDEN:
the property has the rare advantage of a generous lawned garden wrapping round the front and side of the property and offering a surprisingly good amount of outdoor space with hedgerows providing privacy. There is a corner summer house offering a lovely outlook back into the gardens and wide pathway leading from the private gated garden entrance through to the private entrance to the apartment.

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 29 September 1963. This information should be checked with your legal adviser.

SERVICE CHARGE:
The Management company own the freehold and all flats pay £550 per quarter. 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.