ACCOMMODATION

APPROACH:
via driveway where there is off street parking for 1 car for the hall floor apartment and then a shared pathway leading up the left hand side of the building where you will find the original and private entrance to the hall floor apartment.

ENTRANCE VESTIBULE:
high ceilings, coat hooks, original tessellated tiled floor with inset floor mat and part glazed door with glazed panels either side leading through into the main reception hallway.

RECEPTION HALLWAY: (16' 8'' x 6' 6'' min) (5.08m x 1.98m)
an impressive and welcoming central entrance hallway with high ceilings, original ceiling cornicing and dado rail. There is a beautiful original tiled floor and doors leading off to the sitting room, kitchen/breakfast room, which in turn leads through to reception 2/garden room, bedroom 1, bedroom 2 and bathroom/wc.

SITTING ROOM: (front) (20' 5'' into bay x 15' 7'' into chimney recess) (6.22m x 4.75m)
bay fronted sitting room with wonderful high ceilings and original ceiling cornicing and picture rail, feature fireplace with wood burning stove, engineered oak flooring and radiators.

KITCHEN/BREAKFAST ROOM: (rear) (21' 7'' x 12' 9'' into recess) (6.57m x 3.88m)
a modern fitted kitchen comprising gloss cream units with granite worktops over, large inset sink and drainer unit, integrated appliances including double Miele eye level ovens, built in Miele coffee machine and heated plate drawer, appliance space for American style fridge/freezer, central island with overhanging breakfast bar and inset 5 ring gas hob with plenty of storage drawers beneath, tiled floor, radiator, sash window to rear overlooking the rear garden and double glazed double doors with 2 steps leading down into reception 2/garden room.

RECEPTION 2/GARDEN ROOM: (19' 8'' x 8' 8'') (5.99m x 2.64m)
a lovely room with bi-folding doors accessing and overlooking the rear garden, currently used as a dining room with high ceilings and 2 inset Velux skylight windows. There is a further window to side, contemporary upright radiators and tiled floor with underfloor heating.

BEDROOM 1: (front) (17' 0'' x 14' 3'' into chimney recess) (5.18m x 4.34m)
a large double bedroom with high ceilings, ceiling cornicing and picture rail, period windows to front overlooking the front garden, radiator and engineered oak flooring.

BEDROOM 2: (15' 3'' x 8' 11'' into chimney recess) (4.64m x 2.72m)
a double bedroom with high ceilings, ceiling coving and picture rail, period style sash window to rear and part glazed door to rear providing an access out onto the rear garden. Engineered oak flooring, radiator and low level access hatch with steps down into a cellar storage space, providing a useful storage area and housing the gas central heating boiler.

BATHROOM/WC:
a white suite comprising panelled bath with system fed shower over, low level wc and pedestal wash basin, part tiled walls, tiled floor with underfloor heating, feature oval period window to side with inset extractor fan.

OUTSIDE

OFF STREET PARKING & FRONT GARDEN:
there is an allocated off road parking space on the driveway and the lawned front garden beside also belongs to the hall floor apartment.

REAR GARDEN: (approx. 65' 0'' x 35' 0'' max) (19.80m x 10.66m)
a large level rear garden for sole use of the hall floor apartment with generous paved seating area closest to the property, central lawned section and raised decked area at the bottom. Deep flower borders containing various plants, shrubs and fruit trees, garden sheds, attractive original stone boundary walls and gated side access to the front.

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 1000 year lease which commenced on 1 January 2005. This information should be checked by your legal adviser.

SERVICE CHARGE:
it is understood that at the time of writing these particulars that any maintenance or repairs to the building is split 3 ways between the owners of the three flats in the building. 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.