ACCOMMODATION

APPROACH:
via communal entrance with intercom entry phone, entering into a welcoming and rather grand communal hallway where there is a wide staircase rising to first floor landing where you will find the private entrance to Flat 3a on the right.

ENTRANCE HALLWAY:
spacious entrance hallway with door entry intercom, handy recessed storage cupboard, radiator, thermostat control for central heating, doors off to the sitting room and kitchen and a staircase splitting to upper and lower mezzanine levels, where you will find the doors off to bedroom 1 at upper mezzanine level and doors off to bedroom 2, bathroom/wc and recessed understairs utility cupboard off the lower mezzanine landing.

SITTING ROOM: 16' 5'' x 15' 9'' (5.00m x 4.80m)
a generous bright sitting room with wide bay to rear comprising 4 sash windows with additional sash window to side providing a dual aspect, high ceilings with ceiling coving, attractive feature period style fireplace with inset tiles, gas coal effect fire and high level mantle, radiator, cable tv and telephone point.

KITCHEN: 9' 0'' x 6' 2'' (2.74m x 1.88m)
a fitted kitchen comprising base and eye level cupboards and drawers with roll edged laminated worktops over, inset stainless steel sink and drainer unit with metro tiled splashbacks, wall mounted Vaillant gas boiler, plumbing and appliance space for slimline dishwasher, cooker and fridge, window to side and tiled floor.

BEDROOM 1: 13' 2'' x 11' 0'' (4.01m x 3.35m)
(off upper mezzanine landing) a double bedroom with 2 period sash windows to rear, exposed stripped floorboards, radiator, double doors accessing generous recessed wardrobe and further part glazed door accessing:

Ensuite Shower Room/wc: 4' 10'' x 4' 0'' (1.47m x 1.22m)
a white suite comprising shower enclosure with system fed shower, low level wc, small wash hand basin with built in mirror over, chrome effect wall mounted heated towel rail, inset spotlight with extractor fan, loft hatch and tiled flooring.

BEDROOM 2: 13' 1'' x 9' 8'' (3.98m x 2.94m)
a second double bedroom with 2 large sash windows to rear, ceiling coving, radiator and telephone point.

BATHROOM/WC: 7' 3'' x 5' 10'' (2.21m x 1.78m)
white suite comprising panelled bath with mixer taps and shower attachment, low level wc with concealed cistern and push button flush, bowl style wash hand basin with mixer taps and storage cabinet beneath, part tiled walls, extractor fan, tiled floor and chrome effect heated towel rail.

UTILITY CUPBOARD:
useful understairs utility/storage cupboard with plumbing for washing machine and built in shelving.

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 10 October 1980. We understand that there is also a ground rent of £20 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 £80. This information should be checked by your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: B

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.