ACCOMMODATION

APPROACH:
from the road three steps ascend towards a concrete pathway beside walled communal front garden to private entrance to the lower ground floor flat. The entrance to the flat can subsequently be found in front of you via a wood panelled front door providing private access to:-

RECEPTION HALLWAY:
a useful and convenient space providing ample coat storage amongst a host of integrated mirrored cupboards, useful for further storage and housing the boiler. Laid with fitted carpet, electricity meter. Inset ceiling downlights. A wide and welcoming space which gives access to all the principal rooms of the lower ground floor flat, including the sitting/dining room, kitchen, bedroom 1, bedroom 2 and family bathroom.

SITTING/DINING ROOM: (15' 9'' x 15' 8'') (4.80m x 4.77m)
laid with fitted carpet and comprises of moulded skirting boards, light point, telephone point, large period style fireplace and convenient integrated shelving. This bay fronted room has sash windows facing the front elevation overlooking the leafy green communal front garden. Gas radiator. This room offers a semi open-plan kitchen/living room feel due to service hatch in between.

KITCHEN: (12' 2'' x 6' 6'') (3.71m x 1.98m)
service hatch which opens between the living space and kitchen to make it feel a nice sociable space. A stylish kitchen which comprises a variety of wall, base and drawer units, gas oven with 4 ring induction hob above with overhead extractor hood, space and plumbing for washer/dryer, inset ceiling downlights, concrete tiled flooring, stylish and thick quartz roll edged worktop, sink with swan neck mixer tap over and drainer unit to side, space for fridge/freezer. Integrated wine rack.

BEDROOM 1: (13' 9'' x 9' 1'') (4.19m x 2.77m)
a large double bedroom which further benefits from upvc double glazed window and door leading out onto the communal rear garden, allowing plenty of natural light through from the rear elevation. Laid with fitted carpet and comprises gas radiator, light point, moulded skirting boards, stylish integrated wardrobe space.

BEDROOM 2: (10' 6'' x 7' 3'') (3.20m x 2.21m)
a large double bedroom comprising upvc double glazed windows to the rear elevation overlooking the communal rear garden. Laid with fitted carpet, moulded skirting boards, gas radiator and light point.

BATHROOM/WC:
stylishly renovated by the current owners, comprising low level wc, painted towel radiator/heater, panelled bath with stainless steel mixer tap, separate wall mounted shower controls overhead with detachable shower head, floor standing hand wash hand basin set above integrated handy cupboard, inset ceiling downlights, extractor fan, tiled walls.

OUTSIDE

COMMUNAL GARDENS:
communal gardens to front and rear elevations, for the enjoyment of all residents in the building.

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 1980. We understand that there is also an annual ground rent of £50 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 £60. 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.