ACCOMMODATION

APPROACH:
the property is approached up shallow slope to the front entrance door, three short slate steps with handrail provide access to communal entrance door with intercom entry phone serving the three flats in the upper part of the building. Communal entrance door opens onto:-

COMMUNAL HALLWAY:
large foot mat with natural light via decorative stained glass windows to front elevation, cupboard housing meters, fire alarm. Staircase rising to the upper flats with further stained glass windows on the half landing. Private door at hall floor level leads into:-

CENTRAL HALLWAY: (17' 3'' x 3' 7'' irregular in shape) (5.25m x 1.09m)
a large central hallway forms a U shape through the central core of the flat which is naturally lit by internal glazed windows on both ends provides access to all principal rooms. Intercom entry phone, radiator, large understairs storage cupboard, further smaller cupboard, space for coats and boots etc. Three small ceiling access hatches. There is space in the middle of the hallway for a small study area if required.

SITTING ROOM: (20' 8'' x 15' 5'') (6.29m x 4.70m)
five wood framed sash windows set into walk-in square box window bay to side elevation, ceiling mouldings, picture rail. White marble fireplace surround set around a cast iron insert fireplace with slate hearth. Twin radiators.

KITCHEN/BREAKFAST ROOM: (12' 10'' x 11' 0'') (3.91m x 3.35m)
wood framed sash windows to side elevation. Ceiling mouldings, picture rail, eye level kitchen units with stainless steel Neff extractor hood, splashback tiling and stainless steel splashback over 4 ring gas hob with stainless steel Neff integrated oven below. Roll edged worksurfaces with undercounter kitchen units and cupboards. Inset stainless steel sink with swan neck mixer tap and drainer. Spaces for kitchen appliances include slimline dishwasher, washing machine and freestanding fridge/freezer. Wood effect flooring, radiator, space for dining table.

BEDROOM 1: (15' 3'' x 13' 11'') (4.64m x 4.24m)
four wood framed sash windows to front elevation into shallow angled window bay with pleasant street scene views, ornate ceiling mouldings and central ceiling rose, picture rail and radiator.

BEDROOM 2: (12' 8'' x 11' 4'') (3.86m x 3.45m)
twin wood framed sash windows to side elevation overlooking garden, simple ceiling moulding, central ceiling rose, fixed wall shelving into alcove, radiator.

BATHROOM/WC: (11' 2'' x 6' 10'') (3.40m x 2.08m)
obscured wood framed sash window to side elevation with sill, tiling formed around a double ended bath enclosure with side mixer tap and shower attachment, matching tiling continues onto side panel and flooring. White bathroom suite comprising close coupled wc, pedestal hand basin with splashback tiling and mixer tap, wall mirror, corner shower cubicle with tiled enclosure to corner with mains fed thermostatic mixer shower, mains fed heated towel rail, ceiling access point, wall mounted extractor fan.

OUTSIDE

GARDEN: (32' 1'' x 21' 3'') (9.77m x 6.47m)
as you look at the property, to the right hand side at the back of the stone chipped communal area, a very pleasant rectangular fully enclosed garden is arranged as a low maintenance patio in the outer corner arranged around a central artificial lawn, range of raised beds with small shrubs, stone chipped pathway running to one side which provides access to an external timber shed with central door and two side windows with a small internal work bench. The garden is predominantly open to the south elevation with buildings to the east and west, although will be partially shaded in the summer months by being on a tree-lined street.

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 1998. We understand that there is also a ground rent of £10 p.a. and a perpetual yearly rent charge of £16.0.0.d. p.a. 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 £100. 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.