ACCOMMODATION

APPROACH:
from the pavement to the front elevation adjacent to Victoria Square, wrought iron balustrade with pedestrian gate opening onto steps which descend to the lower ground floor level. Solid four-panelled wooden door with external light and chrome door furniture, opening to:-

RECEPTION HALL: (23’8” x 7’10” plus 10’10” x 4’3”) (7.21m x 2.38m plus 3.30m x 1.30m)
an ‘L’ shaped reception hall, having parquet flooring and barrelled ceiling to the main section. Tall moulded skirtings, radiator, three wall light points, digital wall mounted thermostat heating control, ceiling light point and ornate moulded cornicing. Wood panelled double doors open to the reception area. Four-panelled doors opening to:-

FAMILY BATH/SHOWER ROOM: 8' 0'' x 7' 9'' (2.44m x 2.36m)
walk-in wet room style shower with glass panel, built-in shower unit and an overhead circular shower. Low level dual flush wc with concealed cistern. Tile panelled bath with mixer tap and handheld shower attachment. Wall mounted wash hand basin with mixer tap and drawers below. Travertine tiled floor with underfloor heating and partial travertine tiled walls, wall mounted mirror with integral lighting. Heated towel rail/radiator, wall light point, inset ceiling downlights and extractor fan.

BEDROOM 2: 14' 3'' x 8' 0'' (4.34m x 2.44m)
tall multi-paned sash window with Roman blinds to the front elevation with panelled reveals, parquet flooring, tall moulded skirtings, ornate moulded cornicing, ornate ceiling rose with light point, radiator.

BEDROOM 1: 13' 11'' x 13' 0'' (4.24m x 3.96m)
a continuation of the parquet flooring, two multi-paned sash windows with Roman blinds to the front elevation, tall moulded skirtings, ornate moulded cornicing, ceiling light point, radiator.

Dressing Room: 9' 4'' x 4' 7'' (2.84m x 1.40m)
a continuation of the parquet flooring, fitted, open-fronted wardrobes, tall moulded skirtings, ornate moulded cornicing, ceiling light point, radiator, .

SEMI OPEN-PLAN SITTING/DINING/STUDY 27' 8'' x 23' 7'' (8.43m x 7.18m)
loosely divided as follows:-

Study: 14' 3'' x 8' 10'' (4.34m x 2.69m)
parquet flooring, tall moulded skirtings, ornate moulded cornicing, ornate ceiling rose with light point, radiator. Ornate archway through to the dining room and second walkway through to the sitting room.

Dining Area: 10' 5'' x 9' 0'' (3.17m x 2.74m)
parquet flooring, moulded skirtings, ornate moulded cornicing, ornate ceiling rose with light point, radiator. Wide opening through to:-

Sitting Room: 17' 7'' x 16' 11'' (5.36m x 5.15m)
an attractive and spacious principal reception room, having central chimney breast with recesses to either side, tall multi-paned sash window with Roman blinds to the rear elevation, parquet flooring, tall moulded skirtings, ornate moulded cornicing, ornate ceiling rose with light point, four wall light points, 5 surround sound speaker points, two radiators. Four-panelled door opening externally to the rear elevation with steps ascending to the communal parking area. Four-panelled door with moulded architraves opening to:-

INNER HALL:
travertine tiled flooring, tall moulded skirtings, ornate moulded cornicing and ceiling light point. Four panelled doors with moulded architraves to the utility room and separate wc. Open walkway through to:-

KITCHEN: 15' 3'' x 7' 3'' (4.64m x 2.21m)
a high quality bespoke shaker style kitchen by Neptune. Roll edged black granite worktops with matching upstands, undermount central sink with draining board to side and mixer tap over, LED pelmet lighting below raised level fitted shelves. Space for tall fridge/freezer. Integral appliances including combi microwave/oven, pyrotechnic electric oven, 5 ring gas hob with concealed extractor hood, wine cooler and dishwasher. Large multi-paned window to the rear elevation, travertine tiled flooring, vertical radiator, breakfast bar, spotlight lighting on rail.

UTILITY ROOM: 6' 1'' x 4' 8'' (1.85m x 1.42m)
travertine tiled flooring, space and plumbing for washing machine and tumble dryer, gas fired Worcester Bosch combination boiler, raised level mains switchboard control, ceiling light point, obscure glazed window to the rear elevation.

SEPARATE WC:
low level dual flush wc with concealed cistern, travertine tiled flooring and walls to dado height with complimentary shelf, radiator, ornate moulded cornicing, inset ceiling downlights, extractor fan.

OUTSIDE

PARKING:
to the rear of the building which is accessed via Lansdowne Road and also internally via a door from the sitting room there is a shared parking area for apartments within 1 Victoria Square which operates on a ‘first come, first served’ basis. There are three parking spaces and 5 apartments within 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 such as carpets etc. 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 less 10 days lease which commenced on 25 March 1973. 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 £140.97. 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.