ACCOMMODATION

APPROACH:
from the pavement wrought iron gates opens into path which leads round to the right hand side where the period wooden door is immediately in front of you at the top of a couple of stairs into:

COMMUNAL ENTRANCE HALLWAY:
leading round to the wood panelled private entrance door to the flat on the left hand side into:

ENTRANCE HALLWAY: 16' 11'' x 5' 9'' (5.15m x 1.75m)
ceiling light point, entry phone system, wall mounted thermostat, hatch in ceiling void for storage, moulded skirting boards, doors and openings leading off to bedroom 1, bedroom 2, sitting room, kitchen, bathroom.

KITCHEN: 15' 9'' x 10' 11'' (4.80m x 3.32m)
a fitted kitchen with an array of wall and base units with 1½ bowl sink with drainer unit to side and stainless steel swan neck mixer tap over, tiled splashbacks, hard working surfaces, integrated appliances including oven, dishwasher, 5 ring gas hob with stainless steel extractor hood over, fridge/freezer, space and plumbing for washing machine, lino flooring, door out to private rear garden, radiator, ceiling light point, moulded skirting boards.

SITTING ROOM: 18' 11'' x 16' 0'' measured into bay (5.76m x 4.87m)
4 large wooden single glazed sash windows overlooking the front elevation/communal garden, attractive ceiling cornice, wall uplighters, picture rail, high moulded period skirting boards, radiator.

BEDROOM 1: 15' 9'' x 11' 3'' (4.80m x 3.43m)
2 large single glazed wooden sash windows overlooking the front elevation, attractive ceiling cornice, ceiling light point, picture rail, moulded skirting boards.

BEDROOM 2: 10' 10'' x 8' 0'' (3.30m x 2.44m)
casement window overlooking the side elevation, attractive ceiling cornice, picture rail, high moulded skirting boards, wall uplighter.

BATHROOMW/WC: 11' 2'' x 4' 6'' (3.40m x 1.37m)
comprising tiled bath with stainless steel mixer tap over, separate shower with wall mounted stainless steel controls and detachable shower head, tiled surround, corner mounted wash hand basin, complementary shelf into window sill, low level button flush wc with discreetly housed cistern, tiled flooring, heated towel rail, inset downlights, obscure glazed wooden sash window overlooking the rear elevation.

OUTSIDE

GARDEN: 25' 0'' x 15' 0'' (7.61m x 4.57m)
a low maintenance space mainly laid to paviour and gravel with outdoor shed, external electrical source, barbeque, deep borders with an array of shrubs with dividing soft land creeping between garden and private rear access to property via gate/lane.

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 1984. 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 £80. This information should be checked by your legal adviser.

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.