ACCOMMODATION

APPROACH:
communal, secure entrance door with staircase descending to the second floor and private door leading to:-

ENTRANCE HALLWAY: (7' 4'' x 6' 9'') (2.23m x 2.06m)
a spacious entrance hall with radiator and ceiling light point, plus wall mounted telecom entry control. Doors with stainless steel door furniture, opening to:-

SITTING/DINING ROOM: (16' 0'' x 14' 0'') (4.87m x 4.26m)
a pair of upvc double glazed windows to the front elevation, enjoying a pleasant outlook over the brick paved forecourt and well stocked communal gardens. Radiator and ceiling light point. Wide walkway through to:-

BREAKFAST AREA: (12' 11'' x 7' 0'') (3.93m x 2.13m)
window to the side elevation having a glimpse of the harbourside, radiator, ceiling light point. Brand new upvc double glazed door with side panel overlooking and opening externally to the balcony. Door with stainless steel furniture, opening to:-

KITCHEN: 13' 5'' x 7' 1'' (4.09m x 2.16m)
having been recently installed and comprehensively fitted with an array of sleek gloss soft closing base and eye level units combining drawers and cabinets, roll edge wood effect worktop surfaces with splashback tiling and stainless steel sink with draining board to side plus swan neck mixer tap over. Neff electric oven with 4 ring induction hob and stainless steel extractor hood. Brand new Bosch washer/dryer, dishwasher and tall fridge/freezer (all included in sale). Breakfast bar area, wood effect flooring, radiator, ceiling light point, window to the side elevation. Useful storage cupboard.

BEDROOM 1: 12' 9'' x 11' 1'' (3.88m x 3.38m)
large window to the side elevation with views across to Leigh Woods in the distance, radiator, ceiling light point. New upvc double glazed window. Recessed area potentially for built-in wardrobe.

BEDROOM 2: 12' 8'' x 8' 3'' (3.86m x 2.51m)
window to the side elevation with views of Clifton Village including Royal York Crescent and The Paragon. New upvc double glazed window. Radiator, ceiling light point.

FAMILY BATHROOM/WC: (6' 9'' x 5' 9'') (2.06m x 1.75m)
again, having been recently installed with white sanitary ware. New panelled bath with mixer tap, shower screen and handheld shower attachment. New pedestal wash hand basin with mixer tap. Low level dual flush wc. Wood effect flooring, tiled walls to dado height, radiator, ceiling light point, wall light point, extractor fan.

OUTSIDE

BALCONY: (7' 2'' x 4' 11'') (2.18m x 1.50m)
a pleasant outside space overlooking communal gardens with ample space for table and chairs.

GARAGE: (16' 1'' x 8' 0'') (4.90m x 2.44m)
with up and over door. Light and power connected.

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 on 25 March 1980. We understand that there is also a ground rent payable of £25 p.a.. This information should be checked with your legal adviser.

SERVICE CHARGE:
it is understood that at the time of writing these particulars the monthly service charge is £125. 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