FIRST FLOOR

APPROACH:
the property is approached through wrought iron gates between stone pillared entrance, past communal bin store and up to a shared external staircase servicing the hall floor flat and upper maisonette only. Two flights of steps lead to the upper landing with private side entrance door into:-

VESTIBULE:
short hallway with low level electric consumer unit, understairs storage cupboard and doors to side and front.

UTILITY/WC:
obscured wood framed sash window to the side elevation with deep sill and close coupled wc below, pedestal hand basin with mixer tap, coat hanging space, high ceiling with ceiling mouldings and space for a pair of kitchen appliances.

HALLWAY:
inner hallway, which is open plan with the adjacent kitchen, flanked by a pair of doors to bedroom 3 and sitting room and opens to staircase rising to the upper floor landing with natural light from the window above. Opening through to:-

KITCHEN/DINING ROOM:  40' 11'' x 11' 11'' (12.46m x 3.63m)
open plan with adjacent dining room but described separately as follows:-

Kitchen:
a pair of double glazed sash windows to the rear elevation with pleasant views over surrounding area with radiator below, high ceiling which continue throughout this level with picture rail, loft hatch, limestone skirting and fitted Corian kitchen work surfaces in a general L shape with peninsular and integrated breakfast bar, integrated sink with drainer and swan neck mixer tap, eye and floor level kitchen units with integrated 5 ring gas hob, oven and extractor hood over with lighting, undercounter dishwasher and a further bank of kitchen units on the opposing wall built around a pair of chest height electric ovens with warming drawer, adjacent to a tall integrated fridge/freezer. Opens through to:-

Dining Room:
open plan with the adjacent rooms but described separately. Polished wooden herringbone flooring which continues into the sitting room and a pair of rounded arched sash double glazed windows to the front elevation with pleasant street scene views, loft access hatch, picture rail and a pair of column vertical radiators flanking the opening through to:-

SITTING ROOM:  22' 7'' x 14' 10'' (6.88m x 4.52m)
flooring continues along with picture rail and ceiling mouldings with a wide shallow angled bay with three round arched double glazed sash windows to the front elevation providing pleasant street scene views, marble fireplace surround with mantle around a tiled cast iron insert fireplace with gas fire and a further pair of vertical column radiators flanking the opening to the dining room.

BEDROOM 3:  15' 7'' x 14' 10'' (4.75m x 4.52m)
a very large double bedroom served by a substantial double wardrobe on the left upon entry, high ceiling and ceiling mouldings continue with a pair of column radiators, wide shallow angled bay to rear elevation with double glazed sash windows and polished herringbone wooden flooring throughout.

SECOND FLOOR
Stairs rise from the hallway up to the half landing with leaded stained glass window to the side elevation with secondary glazing panel with further short flight of steps up to:-

LANDING:
arranged in a general T shape with a pair of opposing windows with obscured double glazed stained glass window facing the one on the landing to the side elevation, loft access hatch and radiator. Boiler cupboard on this level houses a Vaillant gas fired boiler with storage space below and three doors from this level lead to the remaining rooms.

BEDROOM 1:  15' 8'' x 14' 10'' (4.77m x 4.52m)
a wide shallow angled bay window to the front elevation with double glazed sash windows with column radiator below overlooking pleasant street scene with partial views of the Downs, opposing wood panelled walls and internal door through to:-

En Suite Shower Room/wc:
fully tiled room with underfloor heating, a pair of designer sinks with mixer tap and wc, heated towel rail, walk in shower cubicle with side screen and alcove for toiletries with rain head shower and remote control shower controls with ceiling mounted extractor fan.

BATHROOM/WC:
accessed from the landing a white suite comprising acrylic bath with mixer tap and mains fed shower over with fully tiled walls and floor, heated towel rail, close coupled wc, wall hung hand basin with mixer tap and ceiling mounted extractor fan.

BEDROOM 2:  16' 0'' x 14' 9'' (4.87m x 4.49m)
wide shallow angled bay with double glazed sash windows to the rear elevation with far reaching leafy views with direct views towards Wales and radiator to side.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents Limited, 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 from 1 January 1986. This information should be checked with your legal adviser.

SERVICE CHARGE:
it is understood that the annual service charge is £1,596, (around £133 p.m.) and the building is internally managed by the residents. This information should be checked by your legal adviser.

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