GROUND FLOOR

APPROACH:
the property is approached through wrought iron gate and over pathway to communal entrance door which provides access to two of the three flats. The right hand door is a private entrance into:-

STAIRWELL:
stairwell entrance with dado rail, coat hanging space and turning balustrade rising past the half landing to:-

FIRST FLOOR

LANDING:
square landing providing access to all five rooms on this level, dado rail continues, high ceilings, radiator, cupboard concealing modern electrical consumer unit. Staircase with turning balustrade continuing to second floor landing, telephone intercom entry system and wall mounted thermostatic heating control.

KITCHEN/BREAKFAST ROOM: 13' 3'' x 10' 8'' (4.04m x 3.25m)
wood framed sash window to side elevation, high ceilings with simple mouldings, fully fitted ‘L’ shaped kitchen worksurfaces with splashback metro tiles, eye and floor level cupboards and drawers, fully integrated appliances including dishwasher, washing machine, oven with 4 ring gas top and extractor hood over, fridge, freezer and head height microwave. Cupboard conceals gas fired combination boiler, radiator. Corner seating bench provides ample seating around a space for a dining table.

SITTING ROOM: 17' 1'' x 13' 2'' (5.20m x 4.01m)
wood framed triple cluster of sash windows to front elevation set into bay. High ceilings with simple mouldings, picture rail, wood effect laminate flooring, gas flame fire set into former fireplace with storage alcove above for television equipment, single radiator.

BEDROOM 1: 13' 7'' x 13' 0'' (4.14m x 3.96m)
wood framed triple cluster of sash windows to side elevation set into bay with fitted venetian blinds, high ceilings with simple mouldings, radiator. Large floor to ceiling height fitted wardrobes.

BEDROOM 4: 13' 7'' x 7' 8'' (4.14m x 2.34m)
wood framed sash window to front elevation, high ceilings with simple mouldings and central ceiling rose, single radiator.

BATHROOM/WC: 6' 11'' x 5' 5'' (2.11m x 1.65m)
obscured glazed wood framed sash window to side elevation with tiled sill extending to partially tiled walls, white bathroom suite comprising bath with mixer tap and Grohe exposed variable mixer shower over, pedestal wash hand basin with mixer tap, close coupled wc, mirrored medicine cabinet, lit mirror, mains fed heated towel rail, wood effect laminate flooring and LED downlights.

SECOND FLOOR

LANDING:
simple landing with door immediately ahead flanked by two doors either side to bedrooms with roof access hatch immediately above.

SHOWER ROOM/WC: 7' 1'' x 6' 9'' (2.16m x 2.06m)
central shower room serving both of the upstairs bedrooms, partially tiled walls, corner shower cubicle with exposed variable mixer shower, close coupled wc, floor standing hand basin with mixer tap set into vanity unit with cupboards below, lit mirror over, mains fed heated towel rail, wall mounted extractor fan, cupboard into eaves storage.

BEDROOM 2: 18' 0'' x 7' 5'' (5.48m x 2.26m)
dual aspect room with wood framed sash window to rear elevation and further Velux window to side elevation, dormer and further alcove provide useful storage areas to the side of what is otherwise a rectangular room with radiator and wood effect flooring.

BEDROOM 3: 18' 0'' x 7' 5'' (5.48m x 2.26m)
dual aspect room with wood framed sash window to front elevation set back into dormer window with further Velux window to side elevation, radiator, built-in wardrobes at one end with further cupboard accessing eaves storage, wood effect laminate flooring throughout.

OUTSIDE

PARKING:
there are four spaces for three flats at the building. This property has two demised spaces which are the two immediately adjacent to the communal entrance door facing the grass.

COMMUNAL GARDENS:
it is understood all of the lawned areas outside of the property are communal to the three flats within the building and maintained by the management company.

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 1000 year lease which commenced on 1 January 1990. 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 £157.50 p.c.m. The Management Company is currently Hamiltons. 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. As of the 1st April 2018 there is a general requirement for any properties rented out in the private rented sector to have a minimum energy performance rating of E on an Energy Performance Certificate (EPC). The regulations came into force for new tenancies and renewals of existing tenancies with effect from 1st April 2018 and will also come into force for all existing tenancies on 1st April 2020. It will be unlawful to rent 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.