ACCOMMODATION

APPROACH:
the property is approached through wrought iron gates with either steps or ramp access up to communal entrance door and letterboxes with outside lighting and intercom entry system. Glazed double door leads into:-

COMMUNAL ENTRANCE:
entrance lobby with heating, zonal fire alarm controls and information board provides access to flats on this level with staircase rising to the upper floors and lift access straight ahead. Lift or stairs can then be taken to the fourth floor where Flat 16 is one of three flats to be found on this level. A further flight of stairs then leads onto the roof terraces without lift access. Private door into:

CENTRAL HALLWAY:
central hallway provides access to all principal rooms with wooden flooring, electric radiator, Airing Cupboard housing hot water cylinder and further storage cupboard housing electric consumer units.

SITTING ROOM: 15' 11'' x 13' 3'' (4.85m x 4.04m)
wall to wall double glazed windows to rear elevation offer superb views over Park Place and rooftop views of Clifton beyond. Twin electric radiators, intercom entry phone and this room is open plan with the adjacent kitchen.

KITCHEN: 8' 8'' x 4' 10'' (2.64m x 1.47m)
fitted kitchen with eye and floor level cupboards and drawers, roll edged worksurfaces with splashback tiling, stainless steel 1½ bowl sink with mixer tap and drainer, space for washing machine and dishwasher. Integrated 5 ring electric top and electric oven below and integrated tall fridge/freezer, tile effect vinyl flooring.

BEDROOM 1: 15' 11'' x 14' 4'' (4.85m x 4.37m)
wall to wall double glazed windows to rear elevation with views of Park Place, Queens Road and The Wills memorial building with far reaching views extending beyond the city. Built in double wardrobes and door into:-

En Suite Shower Room/wc:
corner shower cubicle with mixer shower, partially tiled walls, tile effect vinyl flooring, close coupled wc, hand basin with mixer tap, mirrored medicine cabinet, wall mounted heater, ceiling mounted extractor fan, shaving point and tiling continuing to half wall height.

BEDROOM 2: 14' 5'' x 7' 7'' (4.39m x 2.31m)
twin windows to rear elevation with the same view as bedroom 1 with electric radiator on opposing wall.

BATHROOM/WC:
close coupled wc, hand basin and bath.

OUTSIDE

ROOF TERRACE:
a turning staircase with half landing leads to a well-lit landing area with windows on 3 sides on the fifth floor. Double glazed door leads onto 3 private roof terraces which are demised to each of the top floor flats. The right- hand roof terrace overlooking Park Place and the Wills Building is private to this flat and follows the general shape of the flat below.

PARKING:
a short distance away on Richmond Hill is a iron railing and electric gated car park shared by several properties in the vicinity. This flat has the rare benefit of one of those parking spaces. It is understood this parking space cannot be separated from the lease.

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 1 January 1998. This information should be checked by your legal adviser.

SERVICE CHARGE:
it is understood that at the time of writing these particulars the quarterly service charge is £573. 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.