ACCOMMODATION

APPROACH:
St Edwards Road is a small cul-de-sac with residents parking. From the pavement there is a dwarf stone wall with pathway leading to the front entrance. Solid wood panelled front door with brass door furniture and fanlight, opening to:-

COMMUNAL HALLWAY:
tessellated tiled flooring and wood effect flooring, tall moulded skirtings, simple moulded cornicing, ceiling light point. Mains switchboard control cupboard. Staircase ascending to three quarter landing with private door opening to:-

ENTRANCE HALLWAY:
exposed wooden floorboards, tall moulded skirtings, opaque glazed sash window to the side elevation, radiator, ceiling light point. Roll edged wooden worktop surfaces with swan neck mixer tap and Belfast style sink plus cupboards below. Floor to ceiling cabinets with wall mounted Worcester gas fired boiler. Open walkway with shallow flights of stairs ascending to the main hall. Door with porthole window and overlight, opening to:-

BEDROOM 3:
double glazed window to the rear elevation enjoying far reaching views across the city, including the harbourside and towards Dundry. A continuation of the exposed wooden floorboards, radiator, chimney breast with recesses to either side, ceiling light point.

MAIN HALL:
moulded skirtings, radiator, ceiling light point. Staircases descending to both the kitchen/breakfast room and also bedroom 2. Doors to:-

BEDROOM 1:
double glazed window to the rear elevation with far reaching elevated views, moulded skirtings, radiator, ceiling light point. Chimney breast with recesses to either side (one with built-in wardrobes and cupboards above).

SEPARATE WC:
low level dual flush wc, wall mounted wash hand basin with splashback tiling, ceiling light point.

SITTING ROOM:
bay window to the front elevation comprising three double glazed sash windows, chimney breast with recesses to either side, moulded skirtings, simple moulded cornicing, radiator, ceiling light point.

FAMILY BATHROOM/WC:
panelled bath with mixer tap and handheld shower attachment, wash hand basin with hot and cold water taps, low level dual flush wc, marble worktop, partially tiled walls, tile effect flooring, radiator, inset ceiling downlights.

BEDROOM 2:
dormer style double glazed window to the rear elevation enjoying exceptional far reaching views across the city including the harbourside and towards Dundry. Built-in double opening wardrobe with drawers below, radiator, two ceiling light points, eaves storage cupboard, mezzanine area for single bed.

KITCHEN/BREAKFAST ROOM:
exposed wooden floorboards, dual aspect with windows to the side and rear elevations (the latter with beautiful views). Base level shaker style units combining drawers and cabinets, roll edged wooden worktop surfaces with bevel edged splashback tiling, ceramic sink with draining board to side and swan neck mixer tap over, integral electric double oven with 4 ring gas hob and extractor hood, space for tall fridge/freezer, chimney breast with recesses to either side, moulded skirtings, radiator, fitted bookshelving, ceiling light point, inset ceiling downlights.

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 24 June 1978. This information should be checked by your legal adviser.

SERVICE CHARGE:
it is understood that at the time of writing these particulars that there is no service charge. This information should be checked by your legal adviser.

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

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.