ACCOMMODATION

APPROACH:
from the pavement, pillared gateway and driveway leads round to the side of the building where the communal entrance door can be found via steps up into communal hallway where further staircase rises to the second and top floor where the private entrance door can be found immediately in front of you.

ENTRANCE HALLWAY: 12' 3'' reducing to 7'9" x 10' 7'' (3.73m/2.36m x 3.22m)
with doors and opening radiating off to kitchen, bedroom 1, bedroom 2, bedroom 3, sitting/dining room, family bathroom, hallway cupboard.

KITCHEN: 18' 4'' x 7' 4'' (5.58m x 2.23m)
a fitted kitchen with an array of wall, base and drawer units with wooden working surfaces with part tiled splashback, integrated appliances including electric oven with 5 ring gas hob over with stainless steel splashback and extract hood over, fridge/freezer, wine fridge, 1½ bowl sink with moulded drainer unit to side and mixer tap over and tiled splashback. Two period wooden sash windows at low level overlooking the rear elevation. Laminate flooring, moulded skirting boards, radiator, inset downlights.

UTILITY ROOM: 7' 6'' x 4' 1'' (2.28m x 1.24m)
accessed via the communal hallway from the half landing.

SITTING/DINING ROOM: 18' 3'' x 16' 2'' (5.56m x 4.92m)
with period wooden sash window overlooking the front elevation and pleasant scene, 9ft ceiling heights, period moulded ceiling cornice and attractive ceiling rose, moulded skirting boards, ceiling light point, radiator, period fire surround with matching over mantle and slate hearth with period insert.

BEDROOM 1: 12' 2'' x 9' 4'' (3.71m x 2.84m)
accessed via a separate walk through dressing room with an array of fitted wardrobes, ceiling light point, Velux window, radiator, skirting boards and door into:

Bedroom: 17' 0'' x 10' 8'' reducing to 9'4"(5.18m x 3.25m/2.84m)
with period wooden sash window overlooking the rear elevation, simple moulded ceiling cornice, ceiling rose, picture rail, radiator, skirting boards, door to:

En Suite Shower/wc
comprising large shower enclosure with wall mounted stainless steel shower and controls, tiled surround, pedestal wash hand basin with tiled splashback with mirror and lighting over, low level button flush wc, heated towel rail, tiled floor, skirting boards, ceiling light point, extractor fan.

BEDROOM 2: 15' 9'' x 9' 6'' (4.80m x 2.89m)
period wooden sash windows overlooking the front elevation, ceiling light point, partial moulded ceiling cornice, moulded skirting boards, radiator.

BEDROOM 3: 11' 9'' x 10' 11'' (3.58m x 3.32m)
ceiling light point, double glazed picture and casement window overlooking the rear elevation, fitted cupboard, picture rail, moulded skirting boards, radiator.

FAMILY BATHROOM/WC: 7' 8'' x 6' 3'' (2.34m x 1.90m)
comprising wood panelled bath with stainless steel mixer tap and shower attachment and wall mounted fitting over, glass shower screen, partial tile surround, low level button flush wc, pedestal wash hand basin with complementary shelf and lit mirror over, heated towel rail, moulded skirting boards, tiled flooring, wall mounted mirrored vanity cabinet, stainless steel towel hanger.

OUTSIDE

COMMUNAL GARDEN:
as you enter down the side of the property towards the communal entrance door there is a communal garden mainly laid to lawn with a shrub border enjoyed by the 4 apartments within the building.

SINGLE GARAGE: 15' 6'' x 15' 6'' (4.72m x 4.72m)

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 1000 year lease which commenced on 1 January 1996. 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 £150. This information should be checked by your legal adviser.

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.