ACCOMMODATION

APPROACH:
the property is approached from the pavement of Kensington Road through wrought iron pedestrian gate opening onto a shared pathway with a short flight of steps to the left, where a private wooden gate leads through to the garden and further part glazed upvc door opens to the kitchen/living/dining room. From the shared pathway steps lead down to the left and straight ahead is a communal front door providing access to this flat and Flat 2.

COMMUNAL ENTRANCE HALLWAY:
only providing access to the two flats in this building. Tall moulded skirtings, attractive black and white tiled flooring, central ceiling light point and fire alarm system. Door straight ahead opens to:-

ENTRANCE HALLWAY:
tall moulded skirting boards, central ceiling light point, incredibly useful built-in shelves to the right hand side with fitted blind to keep storage out of sight, exposed floorboards which continue to:-

KITCHEN/LIVING/DINING ROOM:
a wonderful semi open-plan space with views onto the private rear garden, described separately as follows:-

Kitchen: 16' 3'' x 6' 3'' (4.95m x 1.90m)
a range of wall, base and drawer units with roll edged worksurface over, stainless steel sink and drainer unit with swan neck mixer tap over. Integrated appliances include 4 ring gas hob with cooker hood over, undercounter Bosch oven, fridge/freezer and undercounter washing machine. Tall moulded skirtings, exposed hardwood floorboards, two central ceiling light points. Opening to:-

Living/Dining Room: 16' 5'' x 11' 4'' (5.00m x 3.45m)
large floor to ceiling wooden sash window overlooking the private rear garden. Tall moulded skirtings, central ceiling light point, radiator, large built-in bookshelves. Part glazed upvc door opening to the rear garden.

BEDROOM: 11' 6'' x 10' 6'' (3.50m x 3.20m)
a lovely sized double bedroom with tall moulded skirtings, large wooden sash window with a southerly orientation and working shutters, further obscured window to rear garden, central ceiling light point, radiator, built-in wardrobe with hanging rail and large storage cupboard above, further attic storage over the internal hallway. Cupboard housing the Worcester combination boiler with shelving above.

BATHROOM/WC:
white suite comprising low level wc with concealed cistern, panelled bath with mixer tap and mains fed shower head over, tiled enclosure, tiled flooring, partly tiled walls, obscured window, inset sink into vanity unit with mixer tap, mirrored medicine cabinet above and tall mains fed towel radiator.

OUTSIDE

PRIVATE REAR GARDEN:
a sunny and secluded space with a beautiful mature pear tree, accessed from either the path to the front of the building or from the open plan kitchen/living/dining room, with a wonderful south-westerly aspect. A low maintenance, two tiered garden with boundary wall and raised flower beds to one corner. Two wooden garden sheds – one benefits from electrics and houses the tumble dryer.

BIKE STORAGE:
outside the communal door, sheltered and hidden from the road, with a Sheffield stand installed and for private use of this flat.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents Limited, 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 from 1 December 1980. We understand that the property also owns a share of its Freehold. This information should be checked with your legal adviser.

SERVICE CHARGE:
it is understood that the annual service charge is £1,200, paid in monthly instalments of £100. We understand that this is due to increase to £1,800 annually, paid in monthly instalments of £150. This information should be checked by your legal adviser.

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