ACCOMMODATION

APPROACH:
from the pavement of Fernbank Road proceed up the pathway where the communal entrance door to the flats can be found on the left hand side.

COMMUNAL ENTRANCE VESTIBULE:
via hardwood front door with fanlight above, ornate cornicing, beautiful stained glass door leading to:-

COMMUNAL ENTRANCE HALLWAY:
a well maintained communal hallway with ornate cornicing, ceiling light point and tall moulded skirting boards. The private entrance to the flat can be found immediately in front of you (Flat 2).

ENTRANCE HALLWAY:
via wooden front door, a welcoming space with tall ceilings, Hue heating controls, ornate cornicing, five wall light points, built-in understairs storage cupboard with light, additional storage cupboard with wooden shelving currently used and arranged as a communications cabinet, Bespoke shoe cupboard, double radiator, tall moulded skirting boards. Updated door entry intercom system. Doors radiate to open plan kitchen/dining/sitting room, bedroom 1, bedroom 2 and bathroom/wc.

OPEN PLAN KITCHEN/DINING/SITTING ROOM: (21' 6'' x 18' 9'') (6.55m x 5.71m)
measured as one room, but described separately as follows:-

Kitchen:
fitted with a matching range of wall, base and drawer units, quartz resin square edge worktop with matching upstand, inset 1 ½ bowl stainless steel sink with swan neck mixer tap over and drainer unit built into worktop. Built in appliances include AEG induction hob with built-in extractor fan, AEG single oven, fridge and freezer, Zanussi dishwasher and built-in wine cooler. Undercounter lighting, sash window overlooking rear gardens with oak window seat, tiled flooring.

Sitting Area:
with tall ceilings, ornate cornicing and ceiling rose, ceiling light point. Log burning stove with marble surround and stone hearth. Cupboards and shelving into either side of chimney breast. Virgin Media point, tv point and data points, two double radiators, ample space for settees.

Dining Area:
beautiful bay housing three period sash windows overlooking rear gardens, column radiator, space for dining room table and chairs, tall moulded skirting boards.

BEDROOM 1: (18' 8'' x 18' 1'') (5.69m x 5.51m)
a grand bay fronted double bedroom with three period sash windows with working shutters overlooking front elevation, ornate ceiling rose and cornicing, ceiling light point, period cast iron feature fireplace (not in use) with marble surround and stone hearth, bespoke fitted wardrobes to either side of chimney breast with storage shelving and hanging rails, column radiator, additional double radiator, a variety of USB sockets, Virgin Media point, built-in tv and data sockets, tall moulded skirting boards.

BEDROOM 2: (14' 8'' x 10' 3'') (4.47m x 3.12m)
a double bedroom with tall ceilings, cornicing, ceiling light point, large period sash window with working shutters overlooking front elevation, bespoke fitted wardrobes to either side of chimney breast with shelving and hanging rails, column radiator with additional double radiator, built-in USB and AUX sockets, Virgin Media point, tv and data points, tall moulded skirting boards.

BATHROOM/WC:
a stunning white bathroom suite comprising low level wc, wash hand basin set on vanity unit, panelled bath with mixer tap over, separate double shower enclosure with waterfall shower and separate detachable hand shower, tiled surrounds, inset ceiling downlighters, extractor fan, obscured period sash windows overlooking rear elevation, wood effect tiled flooring. Built-in Utility Cupboard housing Worcester combi boiler, plumbing for washing machine, useful slatted shelving, underfloor heating, wall mounted vertical chrome towel radiator.

OUTSIDE

BIKE STORE:
located at the side of the property is a bike store (brown/grey).

COMMUNAL GARDEN:
the communal garden is located at the rear of the property and is the area of garden to the left hand of the tree including the grass beside the boundary wall. It is mainly laid to lawn with a mixture of shrubs and plants to the borders. The communal garden is beautifully maintained, has various seating and benches and is enclosed by stone and fence 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 1976. 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 £106. This information should be checked by your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: C.

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.