ACCOMMODATION

APPROACH:
via driveway and steps leading up the main communal entrance. Beside the driveway to the left hand side, there is a parking area with space for 2 cars which is owned by the lower maisonette and could either be kept as parking or landscaped to provide a front garden area. Through the communal entrance, you will find the private entrance to the lower maisonette on the left hand side.

ENTRANCE HALLWAY:
high ceilings, partial ceiling cornicing, picture rail, radiator, staircase descending to the lower ground floor landing and doors leading off to bedrooms 1 and 3.

BEDROOM 1: 18' 8'' x 13' 9'' (5.69m x 4.19m)
magnificent principal room with high ceilings, ceiling cornicing and central ceiling rose, picture rail, wide bay to front comprising 3 sash windows with working wooden shutters overlooking front garden/parking area. Exposed stripped floorboards, radiator, built-in sideboard with shelving over.

BEDROOM 3:
double bedroom with large sash window to front, high ceilings, ceiling cornicing, picture rail, radiator.

LOWER GROUND FLOOR

LANDING:
the staircase descends into a central lading with understairs storage area and doors leading off to the sitting room (which in turn accesses the kitchen/breakfast room) and further doors off to bedrooms 2, 4, the bathroom, shower room and storage cupboard.

BEDROOM 2: 18' 9'' x 13' 0'' (5.71m x 3.96m)
large double bedroom with ceiling coving, wide bay to front comprising 3 sash windows with built-in plantation shutters, radiators and telephone point.

BEDROOM 4: 13' 9'' x 10' 0'' (4.19m x 3.05m)
double bedroom with sash window to front and radiator.

SITTING ROOM: 14' 2'' x 13' 8'' (4.31m x 4.16m)
cosy sitting room with ceiling coving, wood effect flooring, feature fireplace, sash window to rear, radiator, alcove with built-in shelving and door accessing the:-

KITCHEN/BREAKFAST ROOM: 15' 8'' x 10' 0'' (4.77m x 3.05m)
good sized sociable kitchen with modern fitted units comprising base and eye level cupboards and drawers with roll edged laminated worktops over. Integrated appliances include stainless steel oven, 4 ring halogen hob and chimney hood over. Further plumbing and appliance space for dishwasher, washing machine and fridge/freezer. Ample space for breakfast table and chairs, radiator and French doors to rear, accessing a pathway that links round to the driveway at the front of the property.

BATHROOM/WC:
white suite comprising panelled bath, low level wc, pedestal wash basin, extractor fan, part tiled walls, radiator and tiled floor.

SHOWER ROOM:
shower enclosure with system-fed shower, low level wc, small corner wash basin, heated towel rail, tiled walls, tiled floor and extractor fan.

OUTSIDE

OFF STREET PARKING/ FRONT GARDEN:
to the left of the driveway (which is used for parking for the upper maisonette) there is a gravelled area for off road parking for two cars, however this could be landscaped to provide less parking and a front garden area, depending on one’s requirements.

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 28 November 2017. 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 formal monthly service charge paid. Any required maintenance and building works are done on an as and when basis by mutual agreement and shared contributions. 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.