ACCOMMODATION

APPROACH:
pedestrian footpath leads straight ahead past attractive communal front garden with decorative side boxed porch and a short flight of steps with handrail leading up to side communal entrance door with intercom system serving the 3 of 4 flats which use the communal areas. Door into:-

COMMUNAL HALLWAY:
natural light provided by large wood framed sash window with stained glass to rear elevation overlooking rear car park area which with a series of half landings which lead to the first floor with the white door straight ahead leading into:-

CENTRAL HALLWAY:
a central hall in an F shape providing access to all principal rooms with intercom entry phone, cupboards housing electric consumer unit and door through to:-

KITCHEN/BREAKFAST ROOM: 22' 0'' x 11' 6'' (6.70m x 3.50m)
dual aspect room with 3 wood framed sash windows to side and rear elevations. Fitted kitchen with eye and floor level kitchen units, square edged quartz worktops with integrated stainless steel 1? sink with swan neck mixer tap and integrated drainer and upstand. Integrated Neff oven with 4 ring matching gas hob and stainless steel extractor hood over with lighting, integrated dishwasher and integrated washing machine. Space for American style fridge/freezer and cupboard concealing Vaillant EcoTEC plus 837 combi boiler. Wooden flooring which extends to the wider breakfast area.

Breakfast Area:
open plan with adjacent kitchen but described separately. Cast iron column radiator, dimmer switch lighting and wooden flooring continues.

SITTING ROOM: 16' 11'' x 15' 11'' (5.15m x 4.85m)
twin wood framed sash windows to front elevation looking over pleasant street scene views and balustrade in the foreground with cast iron column radiators below. High ceilings with ceiling moulding and central ceiling rose, cast iron insert fireplace with gas connection and hearth with stone surround, dimmer switch lighting and cable broadband connection.

BEDROOM 1: 15' 9'' x 15' 4'' (4.80m x 4.67m)
short interstitial hallway walks passed ensuite and understairs storage cupboard and opens to the main bedroom with attractive walk in bay window to rear elevation with 3 wood framed sash windows with partial views of Clifton Cathedral and car parking to rear. High ceilings continue with ceiling mouldings, central ceiling rose and cast iron radiator.

Ensuite Shower Room/wc:
accessible from bedroom 1. Walk in shower cubicle with oversized rain head shower and further shower attachment into tiled enclosure, tiled flooring, pedestal hand basin with tiled splashback with mirrored medicine cabinet over with lighting, close coupled wc, heated towel rail and ceiling mounted extractor fan.

Understairs Store Cupboard:
accessible from bedroom 1, long cupboard positioned under the staircase rising to the second floor flat with automatic light.

BEDROOM 2: 15' 6'' x 11' 10'' (4.72m x 3.60m)
twin wood framed sash windows to the front elevation overlooking pleasant street scene views with cast iron radiator below, high ceilings with ceiling mouldings, central ceiling rose, cable internet connection and cast iron insert fireplace with hearth and decorative surround.

BATHROOM/WC:
steel bath with mixer tap and mains fed thermostatically controlled shower with stone tile surround, close coupled wc, pedestal hand basin with fixed wall mirror with shaving light above, mains fed heated towel rail, tiled floor and ceiling mounted extractor fan.

OUTSIDE

COMMUNAL GARDEN:
an attractive front communal garden is accessible to all of the residents and is laid predominantly to lawn.

PARKING:
a driveway to the side of the building leads to an open hardstanding car park to rear.

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 1000 year lease which commenced on 29 September 1871. 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 £186. This information should be checked by your legal adviser. There is a ground rent payable of £15 p.a.

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.