ACCOMMODATION

APPROACH:
from the pavement path leads to the wood panelled private entrance door into:

ENTRANCE VESTIBULE:
with tessellated tiled flooring, ceiling light point, fanlight window over entrance door. Steps rising to:-

ENTRANCE/DINING HALL: (27' 0'' x 7' 8'') (8.22m x 2.34m)
with doors leading off to kitchen, sitting room, bedroom 1, bedroom 2 and bathroom/wc. Ceiling light point, impressive moulded ceiling cornice, picture rail, high moulded skirting boards, radiator, exposed wooden floorboards, roof light to side return single storey section.

KITCHEN: (15' 11'' x 4' 8'') (4.85m x 1.42m)
a fitted kitchen with an array of wall, base and drawer units, stainless steel sink with half sized stainless steel sink to side with swan neck mixer tap over, tiled splashbacks, moulded drainer into solid working surfaces, single glazed sash window overlooking the rear elevation, wall mounted combination gas boiler, electric oven with 5 ring gas hob over, integrated Neff dishwasher, integrated fridge and separate freezer, ceiling light point, tiled flooring.

DRAWING ROOM: (20' 10'' reducing to 15'3 x 14' 11'' (6.35m/4.65m x 4.54m)
with impressive Victorian bay window with three wooden single glazed sash windows overlooking the front elevation and fronted lawned garden area, in excess of 11'0/3.35m ceiling height, impressive moulded ceiling cornice, picture rail, high moulded skirting boards. Period fireplace with marble surround and matching overmantel with marble hearth.

BEDROOM 1: (19' 8'' reducing to 15'6 x 15' 4'' (5.99m/4.72m x 4.67m)
with impressive Victorian bay window overlooking the rear elevation and three wooden sash windows with working shutters to part, in excess of 11'0/3.35m ceiling heights. Fireplace with period fire surround and matching overmantel and tiled hearth. High moulded period skirting boards, radiator.

BEDROOM 2: (13' 0'' x 8' 9'') (3.96m x 2.66m)
with two wooden sash windows overlooking the rear elevation, picture rail, ceiling light point, moulded skirting boards.

BATHROOM/WC: (12' 11'' x 5' 2'') (3.93m x 1.57m)
comprising panelled bath with tiled surrounds, stainless steel mixer taps and separate shower attachment with wall mounted shower unit over with drench head shower and glazed shower screen, low level button flush wc, pedestal wash hand basin, casement windows to side and front elevations, low level storage cupboard, moulded skirting boards, tiled flooring, heated towel rail.

OUTSIDE

FRONT GARDEN:
lawned front garden with flower and shrub borders.

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 May 1981. We understand that there is a perpetual yearly rent charge payable of £16.10s.0d p.a. 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.

LOCAL AUTHORITY INFORMATION:
Bristol 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.