Property description

A rare chance to acquire this grand and impressive 2 double bedroom, 2 bathroom garden flat circa 1,494ft boasting a private entrance, separate kitchen/dining room (18'7\" x 12'7\"), pretty south facing enclosed garden and the rare benefit of 50% share of a large garage suitable for a family car.An impressive internal hallway with high ceilings, large sash windows and a fantastic eat in kitchen/dining room perfect for friends/entertaining.Exceptionally convenient location nestled within 500 metres of Whiteladies Road, Clifton Village and the Triangle/top of Park Street.

ACCOMMODATION

APPROACH:
private entrance marked 8A on Hanbury Road. Door leads to rear garden and the private entrance to the property will be found straight ahead.

ENTRANCE PORCH: - (8'0\" x 4'10\") (2.44m x 1.47m)
tiled floor and doors lead to utility room and internal hallway.

INTERNAL HALLWAY: - (21'9\" x 6'0\") (6.63m x 1.83m)
impressive hallway with doors leading to all rooms. Engineered solid oak floor, period cornicing, light well coming from the kitchen, bespoke fitted bookcase/display shelves, radiator.

KITCHEN/BREAKFAST ROOM: - (18'7\" x 12'7\") (5.66m x 3.84m)
comprehensively fitted with an array of soft closing base and eye level units with a combination of drawers and cupboards, solid oak worktop surfaces, inset stainless steel 1½ bowl sink with draining board, flexible mixer tap, integral Hotpoint gas hob with electric oven and stainless steel filter hood above, space for fridge, freezer, slimline dishwasher, laminate dark wood effect flooring and period sash window overlooking the front entrance. Large space for dining room table and chairs, further 2 windows overlooking the rear garden with window seats, recessed spotlights, door leads through to the sitting room.

SITTING ROOM: - (18'5\" x 16'9\") (5.61m x 5.11m)
access via the kitchen/breakfast room or the internal hallway. Grand and impressive room with high ceilings, period cornicing and ceiling rose, picture rail, 2 radiators, skirting boards, fantastic ornate fireplace with gas coal effect fire and iron inset and black granite hearth. Double French panelled doors with working wooden shutters open to the south facing balcony with steps leading down to the private garden.

BEDROOM 1: - (18'4\" x 13'2\" to bay window) (5.59m x 4.01m)
large primary bedroom with 3 period sash windows in the bay acting as a reading area, ceiling rose and picture rail, 2 large radiators feature wall.to the en-suite, impressive ceiling rose.

En Suite Bathroom/wc: - (10'0\" x 5'10\") (3.05m x 1.78m)
modern bathroom suite comprising low level wc, counter top hand basin with stainless steel mixer tap, large storage below consisting of cupboards and soft close drawers, stainless steel shower adapter over the bath and tiled surround, tiled flooring, extractor fan, heated towel rail.

BEDROOM 2: - (13'7\" to chimney breast x 13'5\") (4.14m x 4.09m)
2 large cupboards to either side of the chimney breast, radiator, sash window overlooking the front garden, picture rail, skirting boards.

FAMILY BATHROOM/WC: - (9'11\" x 5'7\") (3.02m x 1.70m)
modern bathroom suite comprising low level wc, wash hand basin with stainless steel mixer tap, bath with stainless steel shower above with rainfall head, 2 stainless steel taps, tiled flooring, partially tiled walls, extractor fan, heated towel rail, additional cupboard storage.

INTERNAL STUDY: - (8'10\" x 6'2\") (2.69m x 1.88m)
reclaimed pine and glass doorway leads to useful study area.

UTILITY ROOM: - (10'6\" x 4'11\") (3.20m x 1.50m)
really useful area housing the washing machine and gas combi boiler, sink with Swan neck mixer tap and draining board.

OUTSIDE

REAR GARDEN:
charming enclosed south facing rear garden, mainly laid to lawn with landscaped patio and established trees, flowers and bushes. Accessed via the living room balcony or via a pathway from the front door. Access to the garage.

DOUBLE GARAGE: - (12'1\" widening to 19'1\" max x 20'2\")
shared between the Garden Flat and the Hall Floor Flat, offers space for one family car with further ample storage.

GARDEN SHED:
elevated wooden shed offering further storage.

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 5 March 1884. 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 £45. 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 property.6.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.7.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 hallway, utility room, kitchen/dining room, sitting room, study, bedroom 1
• Bespoke wooden balcony leads from the sitting room to a beautifully presented south facing enclosed
• Garage: 50% share of a large garage, suitable for a family car and further storage with direct acce
• Additional garden shed, offering further storage by the front door