HALL FLOOR

APPROACH:
from the pavement, pass across the driveway and follow steps up to private solid wooden front door which opens into:-

ENTRANCE VESTIBULE:
window to side elevation, cupboard housing Vaillant gas boiler with further shelving storage. Inner door opens into:-

INNER HALL:
ceiling cornice, centre rose, radiator, staircase with stripped wooden handrail rises to first floor landing. Doors radiate off the inner hall to the sitting room to the front and the kitchen/dining room to the rear. Useful understairs storage cupboard.

SITTING ROOM: (front) (18' 7'' x 16' 9'') (5.66m x 5.10m)
ceiling cornice and centre rose, sash windows to front elevation with secondary glazing. Period fireplace with impressive surround and tiled inserts & cast iron fire surround with gas flame effect fire. Skirting level perimeter style radiators.

KITCHEN/BREAKFAST ROOM/DINING ROOM: (rear) (18' 11'' x 17' 0'') (5.76m x 5.18m)
ceiling cornice, fireplace surround, rudimentary range of base and wall mounted units with peninsular style worksurface with cupboards, space for fridge and freezer, plumbing for washing machine, space for cooker, stainless steel sink unit in surface with tiled surrounds. Original pine dresser with cupboards, drawers and display shelving. Radiator, two large sash windows to rear elevation. One of the windows provides access onto:-

Balcony: (14' 8'' x 4' 5'') (4.47m x 1.35m)
sunny, southerly facing balcony with textured wrought iron railings.

FIRST FLOOR

LANDING:
doors radiate to all rooms on this floor.

BEDROOM 1: (front) (18' 8'' x 16' 7'') (5.69m x 5.05m)
ceiling cornice, deep wardrobe and two radiators.

BEDROOM 2: (rear) (16' 10'' x 9' 11'') (5.13m x 3.02m)
ceiling cornice, sash window, period fireplace surround, fitted wardrobe.

BEDROOM 3: (rear) (16' 10'' x 8' 4'') (5.13m x 2.54m)
ceiling cornice, sash window to rear elevation, period fireplace surround, built-in wardrobe.

SHOWER ROOM/WC:
white suite comprising low level wc, wash hand basin set in vanity unit with cupboards beneath, shower cubicle with mains fed shower with drench rose and handheld shower attachment, heated towel rail, radiator, half wall height tiling with dado rail, sash windows to two elevations.

SECOND FLOOR

LANDING:
doors radiate to all rooms on this floor, double glazed ceiling skylight provides plenty of natural light to the landing and stairwell.

BEDROOM 4: (17' 5'' x 17' 3'') (5.30m x 5.25m)
sash window to rear elevation, two radiators.

BEDROOM 5: (front) (17' 9'' x 17' 3'') (5.41m x 5.25m)
two sash windows to front elevation and single glazed ceiling skylight, period fireplace surround, radiator.

SHOWER ROOM/WC no. 2:
low level wc, corner wash hand basin, shower base with tiled surround and Triton electric shower unit (shower does not currently work), radiator.

OUTSIDE

FRONT GARDEN: (circa 20' 0'' x 20' 0'') (6.09m x 6.09m)
mainly laid to lawn - catches the end of the day sun.


The garden flat (beneath this maisonette) owns a 2ft perimeter strip of land that surrounds the front garden and includes the front wall, designed to ensure the front garden is retained as a garden, to preserve the lower ground floor garden flat’s outlook. There is no definitive right to park on the driveway.

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 January 1985. This information should be checked by your legal adviser.

SERVICE CHARGE:
it is understood that at the time of writing these particulars there is no formal monthly service charge. This flat pays a 75% share of the majority of the relevant shared costs. 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.