ACCOMMODATION

APPROACH:
via a block paved driveway, keep to the left hand side of the building where steps lead down to the private front entrance door. Via the door with window to side, leads through to:-

KITCHEN/DINING ROOM: 22' 2'' x 10' 4'' (6.75m x 3.15m)
described separately as follows:-

Kitchen:
fitted with a matching range of shaker style wall, base and drawer units with granite worktop over and matching upstands, inset stainless steel 1½ bowl sink with mixer tap and drainer unit to side. Integrated appliances include Bosch double oven, with induction hob and extractor fan over, fridge/freezer, microwave and dishwasher. Glass splash back, ceiling light point, square edge skirting boards and large square opening leading to:-

Dining area:
ample space for dining table and chairs, double radiator, additional kitchen units with oak worktop over with fitted recycling bin, wall mounted Worcester combi boiler concealed in bespoke cupboard, ceiling light point, ventilation point, usb charging points, engineered oak flooring throughout, square edge skirting boards, double glazed entrance door, opening leading through to:-

INNER HALLWAY:
inset ceiling downlighters, integrated fire alarm system, ventilation point, radiator, engineered oak flooring continues, square edge skirting boards, doors leading to sitting room, utility room, bathroom/wc and bedrooms 1 and 2.

SITTING ROOM: 15' 5'' x 12' 4'' (4.70m x 3.76m)
a spacious light filled room with bay to front elevation housing four large double glazed windows overlooking the front courtyard. Stunning DRU gas fire with slate surround, ceiling light point, TV sockets, usb charging points, double radiator, bespoke fitted shelving to chimney recess, ample space for large sofas, square edge skirting boards.

UTILITY ROOM: 8' 6'' x 4' 7'' (2.59m x 1.40m)
fitted with a matching range of shaker style wall, base and drawer units with roll edged granite effect laminate worktop over, circular stainless steel sink with drainer unit and mixer tap over, inset ceiling downlighters, ventilation/filtration access hatch, radiator, engineered oak flooring, square edged skirting boards.

BEDROOM 1:
a double bedroom with double glazed windows overlooking the communal rear garden, an array of built-in storage wardrobes, ceiling light point, double radiator, telephone point, door leading to:

Ensuite shower room/wc:
a modern white shower room suite comprising low level wc, wash handbasin set on vanity unit with ample storage beneath, double shower enclosure with waterfall shower head and separate handheld shower attachment, glass shower screen, anti-mist built-in mirror with lighting, tiled surrounds, vertical wall mounted chrome towel radiator, inset ceiling downlighters, ventilation point, tiled flooring with underfloor heating.

BEDROOM 2: 16' 5'' x 9' 10'' (5.00m x 2.99m)
a double bedroom with double glazed door leading out on to communal rear garden, built-in storage wardrobes, ceiling light point, radiator, engineered oak flooring, square edged skirting boards.

BATHROOM/WC:
a modern white bathroom suite comprising low level wc, wash handbasin set on vanity unit with ample storage beneath, panelled bath, separate corner shower enclosure with waterfall shower and separate handheld attachment, curved glass shower screen, wall mounted chrome towel radiator, inset ceiling downlighters, extractor point, tiled surrounds, anti-mist built-in mirror with lighting, tiled flooring with underfloor heating

OUTSIDE

ALLOCATED PARKING SPACE:
the space as you look at the property is located on the far left hand side, in front of the steps that lead down to the private front entrance door.

GARDENS:

Communal south facing sunken courtyard: 25' 0'' x 27' 0'' (7.61m x 8.22m)
hard standing area with raised flower beds housing mature plants and shrubs, outside lighting

Communal rear garden:
a low maintenance communal rear garden laid to a mixture of wooden decking, patio and chippings with mature bushes and plants to the borders. Low level stone walls with trellis fencing, bike storage. Access to the garden is either directly through the second bedroom or via the right hand side 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 29 September 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 £85. 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.