ACCOMMODATION
the property is approached from the central green with pedestrian footpath up to communal entrance door with excellent natural light flooding into a central communal area.

COMMUNAL HALLWAY:
two flats per level flank the communal hallways, stairs rise to the first floor where the private entrance to this apartment can be found on the right hand side. Door opens to:-

VESTIBULE:
interstitial short hallway with oak veneer door, which is uniform with the rest of the apartment, opens to:-

CENTRAL HALLWAY:
a large central hallway which provides access to all rooms, wall mounted radiator, wood effect laminate flooring.

SITTING ROOM:
a dual aspect room with uPVC double glazed windows to front and side elevations with door to side elevation leading onto balcony. Wood effect laminate flooring continues throughout, wall mounted radiator. The rear of the room doubles as a dining area.

KITCHEN: 10' 1'' x 9' 10'' (3.07m x 2.99m)
uPVC double glazed window to front elevation overlooking balcony and views. Tiled splashback which extends on three sides, composite 1 1/3rd sink with drainer and swan neck mixer tap, square edged wooden worksurfaces, integrated Bosch electric oven with 4 ring induction hob and extractor hood, wall mounted extractor fan. Eye and floor level kitchen units and drawers with built-in undercounter fridge and freezer. Space for washing machine.

Boiler/Utility Cupboard:
a rectangular cupboard accessed from the kitchen with MegaFlo hot water cylinder and space for tumble dryer.

SHOWER ROOM:
obscured uPVC double glazed window to side elevation, walk-in shower with tiled enclosure, rainhead mixer shower with shower attachment and sliding shower screen. Wall hung vanity unit with square edged hand basin built-in with mixer tap, splashback tilling, fixed wall mirror and towel hooks. Electric heated towel rail, tiled flooring.

WC:
situated immediately adjacent to the shower room. Obscured uPVC double glazed window to side elevation with close coupled WC below. Square edged hand basin with mixer tap, splashback tiling and cupboard below. Towel rail, tiled flooring.

BEDROOM 1: 13' 8'' x 9' 11'' (4.16m x 3.02m)
double glazed window to rear elevation overlooking central communal gardens, wall mounted radiator, built-in wardrobe with sliding doors.

BEDROOM 2: 13' 7'' x 9' 11'' (4.14m x 3.02m)
double glazed window to rear elevation overlooking central communal gardens, wall mounted radiator, built-in wardrobe with sliding doors, ceiling mounted adjustable spotlights.

BEDROOM 3: 11' 10'' x 9' 9'' (3.60m x 2.97m)
wood effect laminate flooring continues from hallway, uPVC double glazed window to side elevation overlooking communal grounds, adjustable ceiling spotlights.

UTILITY CUPBOARD/STORAGE:
wood effect flooring continues into a very useful walk-in storage cupboard with shelving also housing Cat 5E network switch at head height level and wall mounted electrical consumer unit in metal enclosure (installed 2018).

OUTSIDE

BALCONY: 9' 9'' x 4' 2'' (2.97m x 1.27m)
accessed from the sitting room, a walk-out balcony on the corner of the building provides vistas towards both the East and North West with a tiled floor, brick and steel handrail/balustrade and provides space for seating.

PARKING:
the property benefits from an open demised parking space away from the building.

GARAGE: 17' 10'' x 9' 8'' (5.43m x 2.94m)
the property benefits from a single garage with standard up and over door under the building.

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 993 year lease which commenced on 21 October 1977 and runs until 21 December 2970. 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 £162.50 (£1,950 p.a.) This information should be checked by your legal adviser.

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

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.