ACCOMMODATION

APPROACH:
From road the route to the communal entrance is accessed via concrete pathway leading to four stone steps which ascend to a wood panelled communal double front door with two frosted glass panels. Leading into:

COMMUNAL HALLWAY:
well maintained with natural light from single sash window to right side elevation. Immediately in front of you, beyond the post trays is the private entrance to the hall floor flat accessed via wooden panelled door.

ENTRANCE CORRIDOR:
A wide L shaped corridor providing access off to bathroom, Bedroom 1 & drawing room. Laid with fitted carpet, two large storage cupboards built in underneath the staircase ascending to first floor provide ample storage for a variety of potential uses, large single sash window overlooking right hand side elevation, integrated cupboard housing electric & gas meters, moulded skirting boards, gas radiator & light point.

BEDROOM 1: 20' 3'' x 15' 3'' (6.17m x 4.64m)
A very large bay fronted master bedroom, with plenty of natural light being flooded through from large bay sash windows overlooking front elevation. Laid with fitted carpet, two gas radiators, moulded skirting boards, large built in wardrobes, light point.

BATHROOM/WC:
Engineered wood flooring, floor standing hand wash basin with stainless steel effect taps, low level wc, wood panelled bath with wall mounted stainless steel shower head and controls over, frosted sash window over looking side elevation, shaving point, inset ceiling downlight, tiled surround over three sides.

DRAWING ROOM: 17' 3'' x 15' 1'' (5.25m x 4.59m)
A grand drawing room featuring feature fire replace, ceiling rose and beautiful cornicing. With ample natural light being provided from large sash window overlooking side elevation, this large room is currently configured as a living & dining space. Laid with fitted carpet, two gas radiators, light point, moulded skirting boards, phone point, internet point. Wood panelled doors off to:

BEDROOM 2: 10' 1'' x 7' 5'' (3.07m x 2.26m)
Laid with fitted carpet, moulded skirting boards, light point, gas column radiator, large sash window overlooking rear elevation.

KITCHEN: 10' 6'' x 7' 3'' (3.20m x 2.21m)
A well-proportioned separate kitchen fitted with an array of wall, base & drawer units. Slimline integrated dishwasher, space for washer dryer, stainless steel 1 ½ sink with drainer unit to side & swan neck mix tap over, gas oven with four ring hob over, glass splashback with extractor hood also overhead, inset ceiling down lights, UPVC double glazed window overlooking side elevation, roll edge marble effect vinyl work top, tiled flooring.

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 in 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 £30. 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.