ACCOMMODATION

APPROACH:
from the pavement the property is accessed via an iron gate which leads over a level concrete pathway beside the communal gardens, which are laid to turf, where three stone steps ascend to the communal entrance door to secure entry intercom system. Wooden communal door leads into a large well-lit and well maintained communal entrance hallway with wall mounted post trays etc. Access to the hall floor flats. Carpeted staircase ascends to the first floor of the building where the private entrance to Flat 5 can be found immediately in front of you on your right hand side. Door to:-

ENTRANCE HALLWAY:
wide L shaped entrance hallway which provides access off to the principal rooms of the flat, such as sitting room, kitchen, two bedrooms and bathroom. Laid with fitted carpet, gas column radiator, light point, fuse board, loft access hatch, carbon monoxide alarm, fire alarm, intercom entry system.

SITTING ROOM: (14' 6'' x 12' 2'') (4.42m x 3.71m)
laid with fitted carpet, gas column radiator, plenty of natural light coming through from the side elevation via two large double glazed windows with a leafy outlook over the street scene, light point, moulded skirting boards, ceiling rose and ceiling cornicing.

KITCHEN: (10' 2'' x 7' 3'') (3.10m x 2.21m)
laid with tiled effect lino flooring, gas column radiator. Kitchen comprises of a variety of wall, base and drawer units with laminate roll edged worktops and decorative tiled splashbacks, gas oven with 4 ring gas hob over and overhead extractor hood, stainless steel sink with stainless steel tap and integrated drainer unit to side. Space for freestanding washer/dryer and fridge/freezer, moulded skirting boards, light point, plenty of light coming through from the front elevation via a large double glazed window overlooking the Downs, Worcester gas combi boiler.

BEDROOM 1: (12' 8'' x 8' 8'') (3.86m x 2.64m)
laid with fitted carpet, moulded skirting boards, light point, large fitted wardrobes, plenty of natural light coming through from the side elevation via large double glazed window with leafy outlook over the street scene.

BEDROOM 2: (12' 4'' x 8' 0'') (3.76m x 2.44m)
laid with fitted carpet, moulded skirting boards. Plenty of natural light coming through from both the front and side elevations via large double glazed windows, both with a leafy outlook over the street scene. The front elevation also benefits from a view of the Downs. Light point, large integrated fitted wardrobe space.

BATHROOM/WC:
comprising low level wc, floor standing hand wash basin with stainless steel tap over, bath with wall mounted stainless steel shower head and controls, inset ceiling downlights, extractor fan, gas radiator, tiled effect lino flooring, decorative white tiles on four sides.

OUTSIDE

COMMUNAL GARDEN:
the property benefits from use of an extensive communal garden which spans the width of the property.

PARKING:
secure allocated underground parking space.

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 868 year lease from 1 May 1994. This information should be checked with your legal adviser.

SERVICE CHARGE:
it is understood that the quarterly service charge is £540. 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.
3. The photographs may have been taken using a wide angle lens.

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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.

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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.

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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.