ACCOMMODATION

APPROACH:
from the pavement a pathway leads through a front garden and up a small flight of stairs to the shared entrance hallway. Stairs rise to the first floor where the private entrance can be found through a large partially glazed doorway with side lights.

ENTRANCE HALLWAY: 7' 10'' increasing to 14'3" x 7' 10'' (2.39m/4.34m x 2.39m)
doors radiate to the sitting room, bedroom 1, bedroom 2 and bathroom/wc, picture rail, raised skirting boards, radiator, Hive central heating controls and telephone entry system.

SITTING ROOM: 17' 2'' x 15' 11'' max to chimney crecess (5.23m x 4.85m)
a beautiful room with 2 wooden sash windows overlooking the front elevation, cornicing, picture rail, raised skirting boards, period style fireplace with cast iron inset and slate hearth, 2 double radiators, ceiling light point, doorway leads through to:

KITCHEN: 13' 2'' x 6' 5'' max to chimney recess (4.01m x 1.95m)
fitted kitchen with a range of base and eye level units, solid wooden working surfaces, stainless steel inset sink with carved draining board, partially tiled splashbacks, 4 ring induction electric hob, electric oven, integrated tall fridge/freezer, slimline dishwasher, washing machine, space for small table and 2 chairs, wooden sash window overlooking the front elevation, chequered floor tiles, spotlights, radiator.

BEDROOM 1: 15' 10'' x 12' 11'' max into chimney recess (4.82m x 3.93m)
2 wooden sash windows to an open and leafy outlook, cornicing, picture rail, raised skirting boards, double radiator, period style fireplace with tiled inset and slate hearth, ceiling light point, double radiator.

BEDROOM 2: 10' 5'' x 9' 5'' to chimney breast (3.17m x 2.87m)
wooden sash window to the rear elevation, picture rail, skirting boards, double radiator, ceiling light point.

BATHROOM/WC: 15' 8'' x 7' 10'' (4.77m x 2.39m)
wooden sash window to the side elevation, low level wc, pedestal wash hand basin with swan neck mixer tap, panelled bath with shower above, large storage cupboard with built in shelving, double radiator, dado rail, spotlights, chequered tiled flooring, wall mounted Glow-Worm combi boiler concealed in cupboard.

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 such as carpets etc. 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 May 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 £85. 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.