ACCOMMODATION

APPROACH:
from the pavement of Whatley Road take the pathway bearing right which gains access to the private entrance door to the property (which is down a pathway of several steps). Doorway leads into small lobby area which in turn opens into the bay fronted sitting/dining room.

SITTING/DINING ROOM: (19' 9'' x 14' 9'') (6.02m x 4.49m)
a neutrally decorated room with new carpets, bay to side elevation comprising four double glazed sash windows, two double glazed sash windows to the rear of the property, cast iron feature fireplace with marble hearth and wooden surround, wall light points, two double radiators, tv point, moulded skirting boards, door leading to:-

INNER HALLWAY:
inset ceiling downlighters, utility cupboard with space for washing machine and tumble dryer above, radiator, doors radiate to kitchen, bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc.

KITCHEN: (10' 4'' x 8' 11'') (3.15m x 2.72m)
fitted with a matching range of wall, base and drawer units with marble effect laminate roll edged worktop over, integrated single oven with 4 ring gas hob and extractor fan over, inset 1 ½ bowl sink with drainer unit to side and swan neck mixer tap over, space for dishwasher and upright fridge/freezer, obscured glass block window, inset ceiling downlighters, extractor fan, tiled surrounds, tiled flooring, moulded skirting boards.

BEDROOM 1: (15' 9'' x 14' 2'') (4.80m x 4.31m)
a large double bedroom with three double glazed windows overlooking the rear garden, wall light points, radiator, door leading to walk-in wardrobe with light socket and hanging rail. Next door to the walk-in wardrobe is the en-suite shower room.

En-Suite Shower Room:
a white shower room suite comprising of low level wc, pedestal wash hand basin, shower enclosure with system fed shower, folding glass shower screen, ceiling light points, wall light point, shaver socket, vertical towel radiator, tiled surrounds, tile effect vinyl flooring.

BEDROOM 2: (14' 9'' x 11' 3'') (4.49m x 3.43m)
a double bedroom with double glazed sash window overlooking private courtyard, wall light points, storage cupboard housing combi boiler, radiator, moulded skirting boards.

BEDROOM 3: (11' 2'' x 9' 11'') (3.40m x 3.02m)
a double bedroom with double glazed French doors leading out onto private garden, wall light points, radiator, moulded skirting boards.

BATHROOM/WC:
a white bathroom suite comprising low level wc, pedestal wash hand basin, panelled bath with shower over, corrugated shower screen, inset ceiling downlighters, extractor fan, wall light point, shaver socket, radiator, tile effect vinyl flooring, moulded skirting boards.

OUTSIDE

FRONT PATH/ROCKERY AREA:
a raised rockery area and pathway leading to front entrance door.

SMALL REAR COURTYARD:
accessed via bedroom 3, French doors leading out onto flagstone patio which in turn leads to a decked area with soil borders, rendered walls with part wrought iron railings.
Please Note: the upper section of garden is communal to the upper floor flats.

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. 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 per month. 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.