ACCOMMODATION

APPROACH:
from the pavement through the wrought iron gate and up the block paved pathway, steps lead to the raised communal entrance door.

COMMUNAL ENTRANCE HALLWAY:
via hardwood front door and a secondary set of double doors. The private entrance door to the hall floor flat can be found on the left hand side next to the stairs leading to the first floor landing.

ENTRANCE HALLWAY:
via hardwood front door with oval obscured glazed panel, tall ceilings with ornate cornicing, inset ceiling downlighters, radiator, storage recess and understairs cupboard, moulded skirting boards, wood effect vinyl flooring. Doors leading to kitchen/breakfast room, sitting/dining room, bedroom 1, bedroom 2 and bathroom/wc.

KITCHEN/BREAKFAST ROOM: (10' 9'' x 7' 11'') (3.27m x 2.41m)
a refitted kitchen comprising of wall, base and drawer units with square edged laminate worktop over, inset stainless steel sink with swan neck mixer tap over and drainer unit to one side. Integrated appliances include 4 ring gas hob with extractor fan over and single oven beneath, slimline dishwasher and washing machine. Space for fridge and freezer, tiled surrounds, part tiled splashbacks, tall ceiling, large multi-paned sash window overlooking rear elevation, breakfast bar, radiator, moulded skirting boards, wood effect vinyl flooring.

SITTING/DINING ROOM: (18' 7'' x 16' 8'' max into bay/12'10 min) (5.66m x 5.08m/3.91m)
a spacious bay fronted room with three large sash windows with working shutters overlooking the front elevation, tall ceilings with ornate cornicing, ceiling rose and light point. Cast iron period fireplace with tiled hearth and marble mantel. Double radiator, moulded skirting boards, ample space for sofas and dining room table & chairs.

BEDROOM 1: (15' 7'' x 10' 1'') (4.75m x 3.07m)
a double bedroom with tall ceilings, ceiling light point, ornate cornicing, large multi-paned sash window with working shutters overlooking the rear elevation, radiator, moulded skirting boards.

BEDROOM 2: (15' 7'' x 8' 1'') (4.75m x 2.46m)
a double bedroom with tall ceilings, ornate cornicing and ceiling light point, large multi-paned sash window with working shutters overlooking rear elevation, telephone point, radiator, moulded skirting boards.

BATHROOM/WC: (8' 0'' x 4' 0'') (2.44m x 1.22m)
a white bathroom suite comprising low level wc, pedestal wash hand basin, panelled bath with system fed shower over, inset ceiling downlighters, extractor fan, obscured window to side elevation, tiled surrounds, shaver socket, radiator, wood effect vinyl flooring.

OUTSIDE

A SHARE OF THE FRONT GARDEN (subject to solicitor's verification):
mainly laid to paving with deep borders housing a variety of mature trees, plants and shrubs.

IMPORTANT REMARKS

RAILWAY LINE:
This property backs onto the Severn Beach railway line and you should be aware of the following: noise will be experienced at this property from trains that run on this line and you should make careful investigations as to the timetable of such train journeys (timetables can of course be the subject of change in the future).

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 has a share of the Freehold for the building. The property itself is Leasehold for the remainder of a 999 year lease which commenced on 24 June 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 £129. 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.