ACCOMMODATION

APPROACH:
the property is approved over pathway to communal entrance door with intercom entry system, door into:

COMMUNAL HALLWAY:
with 2 doors servicing 2 flats. Private entrance straight ahead leads into:

STAIRWELL:
the hallway at the foot of the stairwell provides space for shoes and coats with turning staircase rising to half landing.

HALF LANDING/OFFICE:
currently used as an office area with wood frame double glazed sash window to rear elevation with far reaching views over Clifton, vertical column radiator, shelving and door into:

CLOAKROOM/WC:
accessed from the half landing, low level wc with concealed cistern and gerberit flush, square edged hand basin with mixer tap and splashback tiling, tiled floor and external extractor fan. From the half landing staircase rises to:

FIRST FLOOR

LANDING:
intercom entry phone, wall mounted thermostatic heating controls, picture rail, radiator, 2 doors to the principal rooms on this level and continuation of the staircase.

SITTING ROOM: 17' 10'' x 16' 7'' (5.43m x 5.05m)
wide angled bay window to front elevation with direct views over the Downs with triple wood framed rounded arch sash windows and decorative wooden surround, fireplace with wooden mantle and gas fired stove with hearth. Picture rail, ceiling mouldings with ornate central ceiling rose and radiator.

KITCHEN/BREAKFAST ROOM: 11' 8'' x 11' 0'' (3.55m x 3.35m)
fully fitted kitchen with eye and floor level cupboards and drawers, roll edged work surfaces with partial splashback tiling, cupboard housing a Vaillant gas fired combination boiler, tiled flooring, integrated stainless steel sink with swan neck mixer tap and drainer, spaces for fridge/freezer, oven below current stainless steel extractor hood and lighting. Integrated washing machine. Space for dining table and cupboard into walk in pantry with power and lighting. Consumer unit. Double wood framed double glazed doors lead onto:

TERRACE: 8' 5'' x 4' 5'' (2.56m x 1.35m)
a stunning small elevated rear terrace with galvanised steel safety rail and “Lastagrip Coppered Oak” non slip decking provides unbroken 180° views and a southerly aspect across the entire city.

From the first floor landing the staircase rises up to half landing leading into:

BATHROOM/WC:
wood framed double glazed sash window to the rear elevation with far reaching views across the city, ornate bathroom suite comprising double ended free standing copper and nickel bath tub with corner swan neck mixer tap with extendable hose, copper worktop handbasin set into wooden shelf with tiled storage space below, low level wc with concealed cistern and gerberit flush with further shelving above, shaving point, splashback tiling to half wall height, tiling extends to full ceiling height around the shower cubicle with rain head shower and extendable thermostatically controlled mixer shower attachment with twin alcoves for bathroom products. Heated towel rail and external extractor fan. Staircase turns and rises again to:

SECOND FLOOR

LANDING:
radiator with a lower level servicing 2 bedrooms, steps rise to a further half landing with a third bedroom all of which is naturally lit by double glazed skylights.

BEDROOM 1: 16' 11'' x 13' 5'' (5.15m x 4.09m)
wide angled bay window to front elevation with window seating with furnished storage beneath with direct views over the Downs with triple wood framed rounded arch sash windows and decorative wooden surround, vertical column radiator, disused fireplace with wooden shelf over and tiled hearth, built in wardrobe in one corner with wooden slatted doors into:

En Suite Shower Room/wc:
naturally lit by Velux window, walk in shower with Victorian styled rain head shower with thermostatically controlled mixer tap and shower attachment and metro tiling around the shower, tiled floor with low level close coupled wc and square edged handbasin with cupboards below with Victorian style tap, partially splashback tiling and raised towel shelf. Inset ceiling mounted extractor fan.

BEDROOM 2: 11' 9'' x 11' 0'' (3.58m x 3.35m)
wood framed sash window to the rear elevation with far reaching views across the city, exposed wooden flooring, radiator.

BEDROOM 3: 8' 10'' x 7' 10'' (2.69m x 2.39m)
single bedroom with wood framed double glazed sash window to the rear elevation with far reaching views across the city, radiator and shelving into one alcove.

OUTSIDE

Former coal store is used by all flats to stoke bikes.

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 500 year lease which commenced on 1 January 1984. This information should be checked by your legal adviser.

SERVICE CHARGE:
it is understood that at the time of writing these particulars the quarterly service charge is £210. This information should be checked by your legal adviser.

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.