ACCOMMODATION

APPROACH:
from the pavement of Caledonia Place, proceed up the short pathway where the communal entrance doorway can be found immediately in front of you.

COMMUNAL ENTRANCE HALLWAY:
via hardwood front door, a lobby area leads into main hallway. The private entrance can be found on the left hand side, just before the staircase.

ENTRANCE HALLWAY:
L-shaped entrance hallway with intercom system, sash window overlooking side elevation, 2 ceiling light points, radiator, moulded skirting boards, doors leading to kitchen, drawing room, bedrooms 1 and 2, and bathroom/wc.

KITCHEN: 7' 10'' x 6' 7'' (2.39m x 2.01m)
fitted with a matching range of wall, base and drawer units with granite-effect laminate worktop over. Integrated oven with gas hob and extractor fan over, inset stainless steel sink with drainer unit to one side with mixer tap over. Space for washing machine and fridge. Inset ceiling light points, ceiling coving, extractor fan, tiled surrounds, tile-effect flooring, moulded skirting boards. Large square opening overlooking drawing room.

DRAWING ROOM: 18' 4'' x 15' 3'' (5.58m x 4.64m)
a most impressive room with tall ceilings, 2 large multi-paned sash windows overlooking the front elevation, ornate ceiling rose with ceiling light point, cornicing, cast iron fireplace with marble surround, granite hearth, dado rail, 2 radiators, Virgin media point, ample space for sofas and dining table/chairs, moulded skirtings.

BEDROOM 1: 13' 11'' x 11' 4'' (4.24m x 3.45m)
a generous double bedroom with tall ceilings, large multi-paned sash window overlooking the rear elevation, built-in storage cupboard housing wall mounted Worcester combi boiler, ceiling light point, coving, radiator, moulded skirting boards.

BEDROOM 2: 11' 2'' x 9' 2'' (3.40m x 2.79m)
a double bedroom with multi-paned sash window overlooking rear elevation, door giving access out on to rear garden, ceiling light point, coving, access hatch to ceiling void, radiator, tall moulded skirting boards.

BATHROOM/WC:
a white suite comprising low level wc, pedestal wash handbasin, panelled bath with shower over, glass shower screen, ceiling light point, extractor fan, wall light point, radiator, tile-effect vinyl flooring, moulded skirting boards.

OUTSIDE

REAR GARDEN: 22' 6'' x 18' 0'' (6.85m x 5.48m)
steps leading down on to a private southerly facing rear garden which is mainly laid to paving slabs, with a small raised border housing shrubs and plants. The garden is fully enclosed by a mixture of wooden fence and rendered wall boundaries

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 1986. 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 £219. 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.