HALL FLOOR

APPROACH:
from Oakfield Road proceed down the side of the property (Oakfield Place). The private entrance door can be found at the rear of the property across the patio garden via part double glazed and hardwood front door leading into:-

KITCHEN/DINING ROOM: (17' 7'' x 12' 10'') (5.36m x 3.91m)
a spectacular and spacious room with tall ceilings. Modern shaker style fitted kitchen comprising of wall, base and drawer units with quartz worktop, Belfast sink with swan neck mixer tap over. Integrated appliances include oven with 5 ring electric hob and extractor fan over, fridge/freezer, dishwasher and washing machine. Tiled splashbacks, windows to side and rear elevation (rear having working shutters), two cast iron style radiators, inset ceiling downlighters, coving, tall moulded skirting boards, tile effect flooring, ample space for dining room table and chairs. Door leading to:-

INNER HALLWAY: (8' 0'' x 6' 5'') (2.44m x 1.95m)
tall ceilings with ceiling light point, two built-in storage cupboards with fitted shelving and high level storage above, stairs descend to lower ground floor. Door leading to:-

SITTING ROOM: (17' 7'' x 14' 3'') (5.36m x 4.34m)
a beautiful light filled room with tall ceilings, window to side elevation, multi-paned sash window overlooking front elevation (driveway parking area) with working shutters, detailed cornicing, recessed storage bookcase, built-in storage cupboard with shelving, cast iron style radiator, tall moulded skirting boards.

LOWER GROUND FLOOR

LANDING: (8' 3'' x 6' 6'') (2.51m x 1.98m)
ceiling light point, coving, cast iron style radiator, moulded skirting boards. Doors leading to bedroom 1, bedroom 2 and bathroom/wc.

BEDROOM 1: (13' 3'' x 12' 2'') (4.04m x 3.71m)
a double bedroom with ceiling light point, cast iron style vertical wall mounted radiator, recessed area with fitted shelving and cupboard housing electrical consumer unit and meters. Two steps lead up to a dressing/study area with double glazed lantern window, wall light points, opening through to dressing area with ceiling light point and hanging rails.

En-Suite Shower Room/WC:
a white suite comprising low level wc with concealed cistern, wall mounted wash hand basin, double shower enclosure with waterfall and separate detachable shower over, sliding glass shower screen, built-in mirror, inset ceiling downlighters, extractor fan, wall mounted chrome towel radiator, tiled surrounds, tiled flooring.

BEDROOM 2: (18' 3'' x 12' 2'') (5.56m x 3.71m)
located at the rear of the property; a generous sized double bedroom with ceiling light point and two wall light points, built-in storage cupboards with a variety of shelving and hanging rails (one of which housing the Vaillant combi boiler), coving, moulded skirting boards, wall mounted cast iron style radiator, double glazed doors leading out onto the courtyard.

BATHROOM/WC: (8' 5'' x 7' 11'') (2.56m x 2.41m)
a modern white bathroom suite comprising of low level wc with concealed cistern, P shaped bath with waterfall shower and detachable shower over, pedestal wash hand basin, built-in mirror, useful recessed storage areas, tiled surrounds, inset ceiling downlighters, extractor fan, wall mounted towel radiator, tiled flooring.

OUTSIDE

LOWER COURTYARD: (18' 2'' x 7' 5'') (5.53m x 2.26m)
soon to be laid to decking with outside power sockets and light, fully enclosed by white rendered walls and stone to side elevation.

PATIO GARDEN: (18' 2'' x 12' 0'' excluding pathway) (5.53m x 3.65m)
mainly laid to patio with stone wall boundaries and featheredge fencing to one side, wrought iron railings. There is vehicular access from Oakfield Place if one wanted to double up the garden as an off street parking space.

PARKING:
there are two off street parking spaces located at the front of the building.

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 1988. 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 monthly service charge, maintenance costs are split between the two flat owners in the building as and when works are necessary. 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.