Lyall Way, Laurencekirk, AB30

BEAUTIFUL 3 BEDROOM DETACHED VILLA WITH GARAGE Situated in a sought-after area in Laurencekirk and offering easy commuting to Aberdeen and Dundee. A great family home with a spacious lounge, 3 bedrooms including an en-suite, a modern bathroom, WC, and lovely dining kitchen. Gardens, garage and driveway. Early viewing is highly encouraged!

The property benefits from gas central heating, double glazing and is neutrally decorated throughout. All light fittings, fitted flooring, blinds and integrated appliances will be included as part of the sale.

Home Report Valuation £220,000: To receive a copy of the Home Report please call YOPA on . You can easily download the Home Report from the Yopa website advert at Property Search – Laurencekirk. Or click on the link below to request the report.

Aberdeenshire Council Tax Band: E                                   

EPC: C                               

Tenure: FREEHOLD

Viewing Arrangements: Please book directly online or call YOPA on . Alternatively, you can call the local Yopa agents on

MORE ABOUT THE PROPERTY

Entering into the inner hallway where there is a carpeted staircase leading to the upper accommodation and light wood effect flooring that flows through the downstairs accommodation. A generous sized double sliding doors to a cloaks storage cupboard with shelf and hanging space. There is an additional storage cupboard under the stairs which has some shelving and also houses the electrics.

Into the lounge which is a bright front facing room with ample space for furnishings and has carpeted flooring.

A conveniently located ground floor WC is fitted with a two-piece white suite.

Next is the lovely dining kitchen to the rear of the house, it is fitted with a modern range of base and wall units with coordinated worksurfaces, matching splashback and a one and a half stainless-steel sink with mixer tap. Integrated appliances include an electric oven, hob and extractor hood above, and a fridge freezer. There is space for a washing machine and ample space for dining. Patio doors lead out to the rear garden.

Up the staircase to the upper landing where there is a window cascading natural daylight into the stairwell, a ceiling hatch gives access to the loft space. A useful storage cupboard in the landing area is ideal for storing linen and household items.

Into the modern bathroom which is fitted with a three-piece white suite with a tap to shower fitment over the bath and wall mounted wash hand basin. There is a mirrored wall cabinet, rear facing opaque window, attractive wall tiling and wood effect flooring.

Bedroom 1 is a rear facing carpeted room with built-in sliding door wardrobes providing ample shelf and hanging space. The en-suite is fitted with a three-piece suite, the shower enclosure houses a mains power shower with attractive wall tiling. There is a side facing opaque window and wall tiling to dado height.

Bedroom 2 is a front facing carpeted room with built-in sliding mirrored door wardrobes and ample space for bedroom furnishings.

Bedroom 3 is another front facing carpeted room.

Externally

At the front of the property there is a monobloc driveway with parking space for at least two cars in front of the single garage which houses the gas central heating boiler and has ample space for additional appliances. The up and over door gives drive in access and it has power and light.

The front garden is mainly laid to lawn with side gate access to the rear garden and a paved path leading to the front door and round the side of the property.

The rear garden is fence enclosed with a small patio area leading from the patio doors into the garden. It is mainly laid to lawn with a useful storage shed included in the sale. This is such a pleasant location with views of the hills from the rear. Walk out the door and you are into a very pleasant nature walk which is perfect for those with dogs and children. This is a must to view.

ROOM MEASUREMENTS

Ground Floor

Lounge: 9’10 x 14’5 (3.00m x 4.39m)

Dining Kitchen: 16’10 x 10’11 (5.13m x 3.33m)

Cloakroom WC: 4’4 x 6’8 (1.32m x 2.03m)

First Floor

Bedroom 1: 9’9 x 10’3 (2.97m x 3.12m)

En-suite: 5’2 x 9’8 (1.57m x 2.95m)

Bedroom 2: 9’1 x 12’5 (2.77m x 3.78m)

Bedroom 3: 7’6 x 8’4 (2.29m x 2.54m)

Bathroom: 7’0 x 6’6 (2.13m x 1.98m)

AMENITIES, SCHOOLS & TRANSPORT LINKS

Laurencekirk is a small town in the historic county of Kincardineshire with a great community spirit. Laurencekirk Primary school was built in 1999 and Mearns Academy, the senior school, opened in August 2014. The Community Centre, Library, Fitness Suite and Police Station are housed within the Mearns Campus. There are a selection of shops and eateries, two public parks, both with children's play areas, and in addition the memorial park houses a bowling green and a skate-board facility.

Laurencekirk is in easy reach of the A90 Aberdeen/Dundee dual carriageway with three points of entry. Aberdeen and Dundee are both approximately 40 minutes’ drive, and Montrose around 20 minutes. A train station located in the town with regular trains towards Aberdeen and Dundee, take roughly 30 minutes to each location, makes this town an ideal base for commuters. There are also buses taking you to the Angus and Aberdeenshire towns nearby.

Disclaimer

Whilst we make enquiries with the Seller to ensure the information provided is accurate, Yopa makes no representations or warranties of any kind with respect to the statements contained in the particulars which should not be relied upon as representations of fact. All representations contained in the particulars are based on details supplied by the Seller. Your Conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. Please inform us if you become aware of any information being inaccurate.