ACCOMMODATION

APPROACH:
the property is approached over walkway and through panelled wooden communal door with intercom entry phone system into:-

COMMUNAL HALLWAY:
spacious entry hall providing access for the flats within the building, which rises to the upper floors. A private entrance on the ground floor opens into:-

ENTRANCE HALLWAY:
two small parallel inner halls provide access to all rooms within the apartment. Partial wood panelling to half wall height, Videx intercom entry phone, coat hanging space. Door into:-

SITTING ROOM: (16' 2'' x 15' 3'') (4.92m x 4.64m)
high ceilings (11'8/3.56m), twin wood framed sash windows to front elevation with wooden window shutters and radiator below set into shallow window bay, open fireplace (not in use) with wooden surround and slate hearth, ornate ceiling mouldings and cornice with large central ceiling rose and decorative motif across the ceiling, further radiator.

KITCHEN: (7' 9'' x 5' 5'') (2.36m x 1.65m)
eye level kitchen units, wine rack, square edged granite worksurfaces with matching upstand, inset stainless steel sink with swan neck mixer and integrated drainer into worksurface, undercounter units, space for washing machine. Integrated electric oven with 4 ring electric hob and stainless steel extractor hood over. Alcove opposite with space for fridge/freezer below the Worcester Green Star 27 CDi combi boiler. Ceiling void access hatch.

BEDROOM 1: (10' 8'' x 9' 5'') (3.25m x 2.87m)
wood framed sash window to rear elevation with attractive views over Arlington Gardens with wooden window shutters and radiator below, built-in double wardrobes along the side wall with small storage shelf at ceiling height above.

BEDROOM 2: (8' 3'' x 7' 0'') (2.51m x 2.13m)
accessible at the end of the first short inner hall; wood framed windows to rear elevation overlooking Arlington Gardens with radiator below. Shallow understairs storage cupboard opposite.

BATHROOM/WC: (8' 1'' x 4' 5'') (2.46m x 1.35m)
acrylic bath with mixer tap and thermostatically controlled Mira mixer shower with hose over, close coupled wc, pedestal hand basin, mirrored medicine cabinet, shaving point, mains fed heated towel rail, ceiling mounted extractor fan. Fully tiled walls and floor.

OUTSIDE

COMMUNAL GARDENS:
Arlington Gardens is behind. This is a communal garden dating from the mid-19th century. It is understood that since 2012 local residents meet once a month and undertake some necessary maintenance.

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 1979. This information should be checked by your legal adviser.

SERVICE CHARGE:
it is understood that at the time of writing these particulars the monthly service charge is £75. This information should be checked by your legal adviser.

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

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.