ACCOMMODATION

APPROACH:
from the pavement of Southleigh Road proceed up the pathway where the communal entrance door can be found immediately in front of you.

COMMUNAL ENTRANCE HALLWAY:
ceiling light point, coving. The private entrance door to this flat can be found immediately in front of you.

HALL FLOOR

ENTRANCE HALLWAY:
tall ceilings, ceiling light point, cornicing, period archway, (space for coats, shoes and bikes), skirting boards, stairs leading to first floor landing.

FIRST FLOOR

LANDING:
ceiling light point, stairs leading to second floor landing, skirting boards, doors leading to kitchen/dining room and sitting room.

KITCHEN/DINING ROOM: 16' 5'' x 12' 8'' (5.00m x 3.86m)
a very well-proportioned kitchen/dining room, 2 multi panelled sash windows overlooking the rear elevation. Fitting with a matching range of Shaker style wall, base and drawer units with square edge oak worktop over with tiled surrounds, 1½ bowl sink with drainer unit and mixer tap over, integrated appliances include waist height double oven, 5 ring gas hob with extraction fan over, dishwasher, washing machine, fridge/freezer and wine cooler. Ample space for dining room table and chairs, tall ceilings with inset ceiling downlights, tiled flooring with underfloor heating, square opening to:

Utility Space:
(currently used as a home office) with ceiling light point, tall ceilings, tiled flooring with underfloor heating, moulded skirting boards throughout.

SITTING ROOM: 16' 5'' x 14' 9'' (5.00m x 4.49m)
a stunning room with tall ceilings, detailed ceiling rose with ceiling light point, cornicing, picture rail, large multi panelled sash window overlooking the front elevation leading out onto balcony, period cast iron fireplace with marble surround, 2 vertical wall mounted radiators, space for large sofas, tv and telephone points, tall moulded skirting boards.

Balcony:
space for bistro table and chairs with iron railings.

SECOND FLOOR

LANDING:
ceiling light point, loft access hatch, ceiling skylights, skirting boards, doors leading to bedroom 1, bedroom 2 and family bathroom/wc.

BEDROOM 1: 16' 5'' x 14' 9'' (5.00m x 4.49m)
an exceptionally large double bedroom with multi panelled sash window overlooking the front elevation, ceiling light point, radiator, moulded skirting boards, loft access hatch with pull down ladder, door leading to:

En Suite Shower Room/wc:
a white suite comprising low level wc with concealed cistern, pedestal wash hand basin, shower enclosure with waterfall shower over, inset ceiling downlighters, extractor fan, wall mounted chrome tile radiator, tiled flooring.

BEDROOM 2: 12' 8'' x 10' 3'' (3.86m x 3.12m)
a double bedroom with multi panelled sash window overlooking the rear elevation, inset ceiling downlights, loft access hatch with pull down ladder, radiator, moulded skirting boards.

FAMILY BATHROOM/WC:
a white bathroom suite comprising low level wc with concealed cistern, wash hand basin, bath with system fed waterfall shower over, tiled walls with large fitted mirror, multi panelled frosted sash window to the rear elevation, built in vanity cupboard, wall mounted chrome radiator, ceiling light point, tiled flooring with underflooring heating.

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 1981. This information should be checked by your legal adviser.

SERVICE CHARGE:
The property is internally managed and does not pay a service charge beyond paying for the annual insurance (£470 for each flat). Any required maintenance and building works are done on an as and when basis by mutual agreement and shared contributions (50/50 split). 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.