GROUND FLOOR

APPROACH:
from the pavement follow the pathway to the left hand side of the building and to steps up to the private front entrance door to this flat, which opens into:-

ENTRANCE VESTIBULE:
coat hooks, staircase rising to first floor.

FIRST FLOOR

GALLERIED ENTRANCE HALL:
sash window to side elevation, door to kitchen, stairs to second floor level and also up to dining hall.

DINING HALL: (18' 7'' x 9' 4'') (5.66m x 2.84m)
ceiling cornice, ceiling skylight. Doors radiate to sitting room and bedrooms 1 and 2. Cupboard housing fuses and electricity meter.

SITTING ROOM: (front) (20' 0'' into bay x 15' 0'' into chimney recess) (6.09m x 4.57m)
three sash bay window, period fireplace with marble surround and cast iron insert with tiled reveals, ceiling cornice.

KITCHEN/BREAKFAST ROOM: (rear) (11' 1'' x 9' 3'') (3.38m x 2.82m)
rudimentary range of base units, stainless steel sink unit and drainer, electric cooker, tiled splashbacks, sash window to rear elevation.

BEDROOM 1: (rear) (22' 5'' x 15' 0'') (6.83m x 4.57m)
ceiling cornice. Period fireplace with marble surround, cast iron insert and tiled reveals. Two sash windows to rear elevation.

BEDROOM 2: (front) (16' 5'' into bay x 10' 11'' into chimney recess) (5.00m x 3.32m)
ceiling cornice, two sash windows to front elevation. Period fireplace with marble surround, cast iron inserts and tiled reveals.

BATHROOM:
ceiling cornice, sash window to side elevation. White suite with bath and pedestal wash hand basin, ceiling loft hatch.

SEPARATE WC:
sash window to side elevation, wc with high level cistern.

SECOND FLOOR

LANDING:
staircase rises from galleried hall to second floor landing with natural light from sash window on the half landing. Door opens to useful Storage Cupboard/Airing Cupboard (with hot water tank).

BEDROOM 3: (10' 1'' x 9' 10'') (3.07m x 2.99m)
sash window to rear elevation, period cast iron fireplace, hanging rail.

BEDROOM 4: (11' 0'' x 9' 9'') (3.35m x 2.97m)
sash window to side elevation, period cast iron fireplace.

OUTSIDE

OFF STREET PARKING:
this property has the right to park one vehicle on half of the front forecourt.

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 on 29 September 1975. 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. Specified repairs/maintenance and buildings insurance costs are divided 50/50 between this flat and the remaining flat within the building. 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. 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.