ACCOMMODATION

APPROACH:
the property is approached from Elmdale Road up the side driveway which leads to the side entrance of the main building providing access to 3 of the 4 flats entrances. Five steps with handrail lead up to the hallway which then provides level access here on in.

COMMUNAL HALLWAY:
original tiled flooring, automatic lighting, recently installed fire alarm controls set above the shared meter cupboard for the whole building, turning staircase rising to upper levels which provides natural light onto the hallway and single door on this level provides private entrance straight ahead into:

CENTRAL HALLWAY: (10' 4'' x 10' 3'' max) (3.15m x 3.12m)
a central square hallway from which the rest of the flat pivots and provides access to all principal rooms. Intercom entry phone, high moulded ceilings, picture rail and predominantly 9 panel wooden doors.

KITCHEN/DINING ROOM: (20' 4'' x 15' 2'') (6.19m x 4.62m)
measured as one but described separately as follows:

Dining Room:
shallow angled walk in window bay with mullion windows to rear elevation overlooking the coach house and backs of the large buildings at the lower end of Whiteladies Road including the RWA, Methodist Church and BBC with leaded glass upper windows. High ceilings continue, central ceiling rose with further ceiling mouldings, twin radiators with column radiator below the windows, large fireplace with wooden and marble surround, further tiling with cast iron inset open fireplace and slate hearth. The back half of the room closest to the window provides substantial space for a large dining table.

Kitchen:
the front section of this room forms the kitchen with square edged wooden work surfaces with splashback tiling above. A fully solid oak kitchen with eye and floor level wooden counters formed around a Belfast sink with swan neck mixer tap, integrated 4 ring gas hob with stainless steel extractor hood and lighting over, space for microwave, integrated double electric oven, integrated dishwasher, space for fridge/freezer. Wall mounted gas fired Vaillant combi boiler.

SITTING ROOM: (23' 3'' x 15' 0'') (7.08m x 4.57m)
shallow angled walk in bay window to front elevation with mullion windows and double glazed casements overlooking Elmdale Road with pleasant street scene views, very ornate mouldings throughout include a central ceiling rose, ceiling cornice, dado rail and wall mouldings. Column radiator and further radiator below windows, classically styled fireplace with decorative column surrounds and mantle, slate hearth, flue and space for wood burning stove.

BEDROOM 1: (11' 9'' x 11' 1'') (3.58m x 3.38m)
twin windows to ceiling height to rear elevation with stone surround and double glazed casements, high ceilings continue, column radiator, double doors storage hatch provides access into the ceiling void for storage which is positioned directly above the door to the en suite.

En Suite Shower/WC: (6' 2'' x 3' 2'') (1.88m x 0.96m)
shower cubicle with fully tiled walls and Mira Sport electric shower, close coupled wc with concealed cistern, wall hung hand basin and ceiling mounted extractor fan.

BEDROOM 2: (14' 7'' x 11' 9'') (4.44m x 3.58m)
stone mullion window with double glazed casements to front elevation with pleasant street scene views over Elmdale Road with wooden window seat below and further column radiator below that. High ceilings continue with central ceiling rose, ceiling mouldings, picture rail and natural wooden skirting boards which continue into a wooden fireplace surround and mantlepiece formed around original cast iron fireplace.

BATHROOM/WC: (6' 8'' x 6' 2'') (2.03m x 1.88m)
white bathroom suite comprising steel bath with mixer tap and Mira Azora electric shower over, hand basin with mixer taps set into vanity unit with partial splashback tiling, fixed wall mirror, close coupled wc with concealed cistern, partially tiled walls continue, ceiling mounted extractor fan, medicine cabinet, work surface space with space and plumbing for washing machine.

OUTSIDE

COACH HOUSE:
positioned to the rear of the property a central coach house is flanked by 2 garages either side. The right hand garage belongs to the basement flat, the middle right carport belongs to the hall floor flat, the middle left carport belongs to the first flat and the left hand garage the top floor flat. Informally it is possible to park in front of these garage spaces and whilst the access to the side of the building is narrow it is possible to get a normal car or small van down the side.

CAR PORT: (7' 0'' x 6' 10'' at its narrowest point) (2.13m x 2.08m)
concrete hardstanding floor, stone walls, water supply (no drainage), power and lighting. Door to the rear leads to:

WORKSHOP: (14' 8'' x 11' 0'') (4.47m x 3.35m)
concrete floor continues, twin boarded up windows to one side with deep sills, power, lighting and staircase rising to upper workshop.

UPPER WORKSHOP: (27' 1'' x 10' 8''/12'2 max) (8.25m x 3.25m/3.70m)
(irregular shaped room) positioned into the eaves with limited head height in sections. A large loft area with 2 pitched roofs that cover the entire workshop and car port below providing 2 distinct sections for workshop/hobby space or home study with ample natural light from twin rounded arched windows and skylights.

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. 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 £???. 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.