HALL FLOOR

APPROACH:
pathway leads to the private entrance for the apartment.

ENTRANCE HALLWAY: 20' 8'' x 6' 4'' overall inclusive of stairwell (6.29m x 1.93m)
original stairwell, hand rail and balustrade rises to the first floor, ceiling cornicing, ceiling rose, radiator, high level fuse box, 2 doors leading off to kitchen/dining room and door to sitting room/bedroom 4.

SITTING ROOM/BEDROOM 4: 16' 3'' into chimney recess x 13' 11'' into bay windows (4.95m x 4.24m)
very well proportioned room with high ceilings, original ceiling cornicing and bay window to the front elevation with large sash windows overlooking the front garden. Original marble fireplace with tiles inset and hearth, radiator.

KITCHEN/DINING ROOM: 20' 3'' into chimney recess x 11' 1'' (6.17m x 3.38m)
a lovely big room with high ceilings, original ceiling cornicing, 2 very large multi paned sash windows to the rear elevation, original marble fireplace with tiled lapels and hearth, coal effect gas fire, partially glazed door into the rear. Range of wall and base units incorporating working surfaces, 2 bowl stainless steel sink unit, mixer tap, 4 ring gas hob, electric oven, filter hood above, tiled splashbacks, space for tall fridge/freezer, integrated fridge, radiator.

FIRST FLOOR

LANDING:
generous landing with doors off to all 3 bedrooms and bathroom/wc and stairs rising to a half landing which has a very useful Utility Cupboard with space and plumbing for washing machine and tumble dryer. Velux double glazed skylight providing natural light. Exposed wooden flooring.

BEDROOM 1: 16' 2'' into chimney recess x 11' 3'' (4.92m x 3.43m)
generously proportioned room with 2 large sash windows to the front elevation, radiator, wooden fireplace with cast iron inset.

BEDROOM 2: (rear) 11' 7'' into chimney recess x 11' 1'' (3.53m x 3.38m)
large multi paned sash window to the rear elevation, radiator.

BEDROOM 3: 15' 8'' x 8' 4'' (4.77m x 2.54m)
large multi paned sash window to the rear elevation, radiator.

BATHROOM/WC: 8' 8'' x 6' 0'' (2.64m x 1.83m)
partially obscured multi paned sash window to the front elevation. White suite comprising low level wc, pedestal wash hand basin and panelled bath with overhead shower, shower curtain, extractor fan, wall mounted gas boiler, radiator, exposed wooden flooring.

OUTSIDE

FRONT GARDEN & DRIVEWAY: overall inclusive of driveway 25' 0'' x 20' 0'' (7.61m x 6.09m)
driveway parking for one vehicle, lawned front garden with hedgerow borders and particularly nice mature tree.

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 freehold. This information should be checked by your legal adviser.

SERVICE CHARGE:
the management company is run by the owner of this flat who also owns the freehold to the building. Currently they ask for a £600 p.a. for building insurance/service charge. 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.