Property description

A 2 bedroom Victorian period hall floor garden flat with high ceilings and lots of character and a superb kitchen/dining room with French doors leading directly out onto the south facing rear garden.Set in a desirable side road and retains easy access to Whiteladies Road, Cotham Hill, St Michaels Hill, city centre, Gloucester Road and Redland train station.

APPROACH:
path passes between stone pillars up to the communal front entrance door, enter into the communal entrance hallway where you will find the private entrance on the right hand side.

ENTRANCE HALL: - (8'0\" x 6'3\") (2.44m x 1.91m)
doors open to kitchen/dining room, drawing room (and in turn bedroom 2), bedroom 1 and bathroom. Useful understairs cloaks cupboard with further storage above, ornate ceiling cornicing and ceiling rose, radiator, exposed floorboards, central heating controls.

DRAWING ROOM: - (15'11\" max into bay x 12'8\" max into shallow chimney recess x ) (4.85m x 3.86m)
stunning drawing room with high ceilings, very ornate ceiling cornice and ceiling rose, bay window to the front elevation comprising three large sash windows with period panelling surround, picture rail, wooden double doors open through into bedroom 2.

KITCHEN/DINING ROOM: - (14'9\" max into bay and to the front of the understairs storage cupboard x 13'0\") (4.50m x 3.96m)
an exceptionally spacious kitchen/dining room with a wonderful aspect of the south facing rear garden from a bay window with two large sash windows and glazed French doors. Ornate ceiling cornicing and ceiling rose, two radiators, exposed floorboards. Range of wall and base units incorporating 1 ½ bowl stainless steel sink unit and draining board with stainless steel splashback, 4 ring gas hob with stainless steel splashback and double oven beneath, space and plumbing for slimline dishwasher, useful understairs storage/pantry.

BEDROOM 1: - (13'11\" x 9'10\" to rear of wardrobes) (4.24m x 3.00m)
lovely large sash window to the rear elevation overlooking the rear garden, further casement window, radiator, exposed floorboards.

BEDROOM 2: - (11'3\" x 6'2\") (3.43m x 1.88m)
large sash window to the front elevation, radiator.

BATHROOM/WC: - (6'10\" x 6'2\") (2.08m x 1.88m)
white suite with pedestal wash hand basin, low level wc, tongue and grooved wood panelled bath with shower screen, mixer tap and shower fitment, partially tiled walls, partially painted tongue and groove panels, shower, extractor fan, heated towel rail.

OUTSIDE

FRONT GARDEN: - (approx 19ft x 12ft to front of bay) (5.79m x 3.66m)

REAR GARDEN: - (approx 26ft deep x 24ft wide) (7.92m x 7.32m)
charming rear garden which benefits from a southerly aspect, enclosed by stone walls on all sides, patio immediately outside the kitchen/dining room, lawned area, well stocked flower and shrub borders.

CELLAR STORAGE: - (approx 12'6\" x 8'3\") (3.81m x 2.51m)
cellar storage accessed via the front garden to a useful large cellar perfect for bikes, camping equipment etc. Head height of approx 6'0\"/1.83m. Further rooms (15'0\" x 5'11\") (4.57m x 1.80m) and (14'0\" x 6'1\") (4.27m x 1.85m)

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 lease which commenced on 24 June 1973. This information should be checked by your legal adviser.

SERVICE CHARGE:
it is understood that at the time of writing these particulars that there is no formal monthly service charge. Maintenance costs are split 50/50 with the owners of the upstairs apartment. This information should be checked by your legal adviser.

PLEASE NOTE:
1.The photographs may have been taken using a wide angle lens.2.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. 3.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. 4.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. 5.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 property6.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 buyer7.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.

Property Features :

• Accommodation: entrance hall, drawing room, kitchen/dining room, bedroom 1, bedroom 2, bathroom/wc
• Outside: front and rear gardens, cellar storage.
• Set within the residents parking scheme.
• A charming apartment with a wonderful atmosphere and sense of privacy.