ACCOMMODATION

APPROACH:
from the pavement proceed up the tiled pathway to the right hand side of the building where the communal entrance door can be found on the left hand side.

COMMUNAL ENTRANCE HALLWAY:
via hardwood front door, stairs lead to first floor landing where the private entrance door can be found immediately in front of you (labelled number 2).

ENTRANCE HALLWAY:
via wooden front door, tall ceilings, ceiling light point, cornicing, built-in storage cupboard (with slatted shelving and radiator), door entry intercom system, tall moulded skirting boards, doors leading to kitchen/dining room, sitting room, bedroom 1, bedroom 2 and family bathroom/wc.

KITCHEN/DINING ROOM: 15' 5'' x 0' 8'' (4.70m x 0.20m)
fitted with a matching range of wall, base and drawer units with granite effect laminate worktop over, stainless steel sink with drainer unit to side, integrated electric oven with 4 gas hob and extractor fan over, free standing appliances include washing machine, fridge and freezer. Tiled surrounds, 2 built-in pantry cupboards to either side of chimney breast, cast iron fireplace (boarded), sash window overlooking rear elevation, tall ceilings with ceiling light point, cornicing, picture rail, radiator, space for dining furniture, tile effect vinyl flooring, tall moulded skirting boards.

SITTING ROOM: 17' 5'' x 15' 6'' (5.30m x 4.72m)
a generous sized sitting room with 2 arched period sash windows overlooking the front elevation, ceiling light point, cornicing, picture rail, cast iron fireplace with painted surround, TV point, 2 radiators, tall moulded skirting boards.

BEDROOM 1: 15' 6'' x 15' 5'' (4.72m x 4.70m)
large double bedroom with tall ceilings, ceiling light point, cornicing, feature bay housing 4 period sash windows, 2 radiators, tall moulded skirting boards.

BEDROOM 2: 14' 7'' x 10' 8'' (4.44m x 3.25m)
double bedroom with tall ceilings, ceiling light point, cornicing, 2 arched period sash windows overlooking the front elevation, painted period fireplace (boarded), storage to either side of chimney breast, telephone point, radiator, tall moulded skirting boards.

BATHROOM/WC:
comprising low level wc, pedestal wash handbasin, shower enclosure with waterfall shower and detachable hand shower over, folding glass shower screen, panelled bath, tiled surrounds, 2 obscure period sash windows to side elevation, 2 ceiling light points, wall mounted Worcester combi boiler, radiator, mosaic style vinyl flooring.

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.

SERVICE CHARGE:
it is understood that at the time of writing these particulars the monthly service charge is £50. 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.