ACCOMMODATION

APPROACH:
via pathway and stairs leading down to front courtyard where you will find the private entrance to the apartment.

SITTING ROOM: (16' 5'' x 11' 8'') (5.00m x 3.55m)
with large secondary glazed period style sash window to front with column radiator below, oak flooring, feature stone effect fireplace with recesses either side of chimney breast, opening through to inner hallway and wide opening through to:

KITCHEN/BREAKFAST ROOM: (18' 11'' x 6' 11'') (5.76m x 2.11m)
partially open plan with adjacent sitting room but described separately. Contemporary gloss white fitted kitchen with solid Corian style worktop, integrated stainless steel Neff electric oven with 4 ring ceramic hob and contemporary chimney hood above, inset 1½ bowl sink and drainer, tiled splashbacks, radiator and further run of kitchen units with integrated fridge/freezer. Space for washing machine and tumble dryer. Ample storage and Green Star 28i Junior combi Worcester gas boiler.

INNER HALLWAY: (21' 3'' x 4' 8'' max) (6.47m x 1.42m)
wall mounted fuse box for electrics, oak floor continues, column radiator and double glazed double doors accessing sunny private rear garden.

BEDROOM 1: (13' 5'' x 11' 5'' max into chimney recess) (4.09m x 3.48m)
column radiator, double glazed double doors accessing private rear garden and door opening through to contemporary en suite shower room.

En Suite Shower Room: (6' 1'' x 4' 0'') (1.85m x 1.22m)
contemporary suite comprising over-sized shower enclosure with mains fed shower, corner wash hand basin with mixer tap, limestone effect tiled floor and walls, extractor fan and inset spotlights.

BEDROOM 2: (13' 9'' x 6' 10'') (4.19m x 2.08m)
sash style window with secondary glazing to rear overlooking private rear garden and column radiator.

BATHROOM/WC: (8' 0'' x 5' 9'') (2.44m x 1.75m)
contemporary white suite comprising panelled double ended bath with central mixer tap and mains fed rainhead shower over, low level wc with concealed cistern, wall mounted wash basin with chrome effect mixer tap, extractor fan, fixed wall mirror, mirrored medicine cabinet, with partial natural light from internal glass bricks to sitting room.

OUTSIDE

REAR GARDEN: (approx. 70' 0'' x 28' 0'') (21.32m x 8.53m)
a large level patio terrace extends away from the property with ample space for seating. Two short steps lead up to large level lawned rear garden with a small selection of fruit trees, attractive stone boundary walls, timber shed into one corner and mature raised bed borders.

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 1979. 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.