HALL FLOOR

COMMUNAL ENTRANCE HALLWAY:
via main communal entrance at hall floor level, through communal hallway where you will find the private entrance to flat A on the left hand side.

SITTING ROOM: 15' 3'' x 12' 9'' max into chimney recess (4.64m x 3.88m)
the front door leads directly into a bright and welcoming sitting room with two large sash windows to front elevation, fireplace with ornate surround and granite hearth, wood laminated flooring, tv point, telephone point, door entry intercom, radiator, ceiling light point, coving, moulded skirting boards, door accessing Inner Landing, which in turn has a staircase descending to the lower ground floor and door through to kitchen/breakfast room, wall mounted central heating thermostat controls.

KITCHEN/BREAKFAST ROOM: 10' 6'' x 10' 0'' (3.20m x 3.05m)
modern fitted kitchen/breakfast room comprising base and eye level gloss cream units with roll edge worktop over and inset 1 ½ bowl sink and drainer unit, integrated appliances including double oven, 4 ring gas hob, fridge/freezer, slimline dishwasher and washer/dryer, breakfast bar area, sash window to rear elevation, tiled floor, part tiled walls, wall mounted cupboard housing Vaillant gas boiler, radiator, ceiling light point, coving, moulded skirting boards.

LOWER GROUND FLOOR

LANDING:
spacious landing with ceiling light point, radiator, skirting boards, doors off to bedroom 1, bedroom 2 and shower room/wc, further door accesses lower ground floor entrance vestibule and in turn access out to the front of the property.

NB: the upper maisonette has right of access into the lower ground floor vestibule to read the electrical meters.

BEDROOM 1: (rear) 13' 3'' x 9' 3'' (4.04m x 2.82m)
double bedroom with window to rear elevation, tv point, telephone point, wood laminated flooring, radiator, door accessing generous walk-in cupboard. Walk in wardrobe with fitted shelving and hanging rails, ceiling light point, wooden laminate flooring, skirting boards.

BEDROOM 2: (front) 12' 0'' max into chimney recess x 9' 0'' (3.65m x 2.74m)
double bedroom with windows to front elevation, wood laminated flooring, radiator, tv point, telephone point radiator, ceiling light point, skirting boards.

SHOWER ROOM/WC: 11' 9'' x 9' 10'' (3.58m x 2.99m)
modern fitted shower room including an oversized shower enclosure with system fed shower, low level wc, wash hand basin with drawers beneath and mirrored cabinet over, tiled floor, part tiled walls, extractor fan, chrome effect heated towel rail, coving, ceiling light point, skirting boards.

VESTIBULE:
door to courtyard, ceiling light point, wood laminated flooring, door to landing.

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 such as carpets etc. 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 1 September 2015. This information should be checked by your legal adviser.

SERVICE CHARGE:
it is understood that at the time of writing these particulars there is no monthly service charge, costs are to be split on a 50/50 basis with the other maisonette in the building. This information should be checked by your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: B.

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.