CLOSING DATE Wed 26th June 2013 at 12 noon.

This bright and modern 3 bedroom detached house is situated within a sought after cul de sac location and enjoys a riverside setting with open outlook.
It offers versatile accommodation formed over two levels. The property is presented with tasteful neutral decor and internal inspection alone would confirm the appeal of this excellent residence.

Amongst the many practical features are double glazing, gas central heating, security alarm, cavity wall insulation and a part floored, insulated attic.

Entrance Vestibule
Entered via a timber and glazed door. Telephone point, coat hooks, shoe storage and laminate flooring.

Lounge; 3.3m(7'21") x 4.99m(16'3'')
A bright spacious room with living flame gas fire with timber surround and marble back and hearth. TV aerial point. Telephone point. Radiator. Laminate flooring.

Dining Room; 2.59m(8'5'') x 2.9m(9'5'')
Brightly situated to the rear with views towards the river. Ample space for free standing furniture. Patio doors to garden. Radiator. Laminate flooring.

Kitchen; 3.15m(10'3'') x 2.9m(9'5'')
Modern fitted kitchen with a range of wall and base units. Stainless steel sink and drainer. Tiling splash back. Built in dishwasher. Space for cooker. Breakfast bar. Views to the garden. Vinyl flooring. Door leading to side of house and garden.

Utility Room; 2.4m(7'8'') x 1.9m(6'2'')
Fitted wall and base units matching the kitchen. Plumbing for washing machine. Vented for tumble dryer. Space for fridge/freezer. Vinyl flooring.

Study / 4th bedroom; 2.15m(7'05'') x 2.88m(9'4'')
A good size office space or 4th bedroom. TV aerial point. Telephone point. Fitted carpet.

Upper Hall
Shelved airing cupboard containing the hot water tank. Hatch to attic. Fitted carpet.

Master Bedroom; 3.34m(10'9'') x 3.56m(11'6'')
Quietly located to the rear of the property, this double bedroom has an open outlook towards the river and is fitted with mirror door wardrobes. Ample space for free standing furniture. TV aerial point. Radiator. Laminate flooring.

En-suite; 2.4m(7'8'') x 1.29m(4'2'')
Fitted with a two piece suite and shower tray. Mira power shower. Shaver point. Ladder style radiator. Vinyl flooring.

Bedroom Two; 3m(9'8'') x 3m(9'8'')
The second double bedroom has fitted mirror door wardrobes. Radiator. Fitted carpet.

Bedroom Three; 2.75m(9') x 3m(9'8'')
Ample space for free standing furniture. Radiator. Fitted carpet.

Family Bathroom; 2.4m(7'8'') x 1.62m(5'3'')
Modern fully tiled family bathroom with white 3 piece suite. Mira shower. Chrome Ladder style radiator. Down lights.

Garage; 2.2m(7'21'') x 2.3m(7'5'')
Storage space with roller door. Boiler.

Gardens
There are gardens to the front and rear of the property.
The front garden is laid to lawn with mature trees and shrubs.
A gate at the side of the house leads to a lovely private rear garden with direct views onto the river Avon

DOE; Negotiable
Extras; existing floor coverings. Other extras are available by negotiation.

The Royal burgh of Linlithgow is a thriving town which offers excellent primary and secondary schooling with a good choice of shops, supermarkets and recreational facilities.

It is conveniently placed for the M8 and M9 motorways and offers easy access to Edinburgh Airport.
Linlithgow also benefits from a mainline railway station offering commuting to Glasgow, Edinburgh and the Central belt.

These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy.