ACCOMMODATION

APPROACH:
from pavement up stone step up to eight-panelled wooden door with left hand narrow hall window and attractive scrolled stone brackets opens to:-

COMMUNAL ENTRANCE HALL:
panelled partition walls with cornices, meter cupboards, radiator, twin doors below archway with the left hand door leading to the upper floors. Open dog-leg stairs with steps to rear from half landings, wood framed sash window to rear elevation. The right hand door at the top of the second floor provides a private entrance into the flat.

STAIRWELL/HALLWAY:
a turning staircase joins from the second floor and is naturally lit by wood framed sash window to rear elevation with half landing, roof access hatch and further landing at the top floor, subdivided by an internal door which leads onto a short L shaped inner hallway which provides access to all principal rooms. Wall mounted consumer unit recessed into stud wall, Videx intercom entry phone and fire alarm claxon. Wooden flooring which continues throughout the apartment.

SITTING/DINING ROOM/KITCHEN: (23' 5'' x 12' 7'') (7.13m x 3.83m)
measured as one, but described separately as follows:-

Kitchen:
natural light from triple wood framed sash windows to front elevation with attractive street scene views at rooftop level behind the parapet wall. Eye level cupboards, metro tile splashback tiling above roll edged worksurfaces in a U shape with undercounter units and drawers, integrated 4 ring oven top with electric oven below and stainless steel extractor hood over, integrated 1 1/3rd stainless steel sink with mixer tap, integrated dishwasher and undercounter fridge with freezer compartment. Space for washing machine. Varnished wooden flooring which continues unvarnished into the:-

Sitting/Dining Room:
naturally lit by three wood framed sash windows to front elevation with pleasant street scene views at rooftop level running the width of the room. Ceiling mouldings, radiators below the sash windows in two of the window bays.

BEDROOM 1: (14' 1'' x 9' 1'') (4.29m x 2.77m)
wood framed sash window to rear elevation looking in the general direction of Trenchard Street car park and the Red Lodge, radiator, simple ceiling mouldings. Airing Cupboard housing hot water cylinder and wooden slatted shelving, wooden flooring.

BEDROOM 2: (10' 8'' x 7' 0'') (3.25m x 2.13m)
wood framed sash window to rear elevation looking in the general direction of Trenchard Street car park and the Red Lodge, radiator, simple ceiling mouldings., wooden flooring.

BATHROOM/WC:
white suite comprising close coupled wc, P shaped bath with shower screen, mixer tap and hose attachment. Roof access hatch, pedestal hand basin with splashback tiling, fixed wall mirror, electric heated towel rail, tiled floor and tiled enclosure around the bath area, fixed wall shelving above the WC with ceiling mounted extractor fan.

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 125 year lease which commenced on 1 January 2004. It is further understood that the property benefits from a share of the Freehold. 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 £167 and the property is externally managed by Adam Church. 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.