30 Friars Way, Linlithgow, EH49 6AY

Situated to the south of the town, within short walking distance of the station, canal basin and town centre, this extended detached villa offers flexible accommodation over two floors and enjoys open aspects to the north and a south facing garden to the rear.

The property is accessed via a uPVC door with glazed panel with a further door with metal detail to the hall which has all rooms leading off.

The living room / dining room has a picture window to the front allowing plentiful natural light and with open aspects towards The Grange. There is a tiled fireplace with gas fire and ample space for freestanding living and dining room furniture. Patio doors to the rear give access to the garden.

The kitchen is fitted with a range of wall and base units with 1.5 stainless steel sink and drainer, complementary worksurfaces and tiling to splashback. The Bosch gas hob, oven, fridge/freezer and washing machine are included in the sale but not warranted. A door to the rear gives access to the garden.

Bedroom 3 is to the front with ample space for freestanding furniture and a full length window offering open aspects.

Bedroom 4 is rear facing with views to the garden.

The part-tiled bathroom completes the ground floor accommodation and is fitted with a grey 3 piece suite and has a window to the side.

Stairs lead to the upper floor and the remainder of the accommodation.

Bedroom 1 has 2 built-in wardrobes and a window to the side and rear. A door leads to the Jack and Jill shower room with a recessed wash hand basin with vanity storage, a WC and wet-wall panelled shower cubicle. Window to rear. The second door leads through to what could be a dressing room / study or nursery which has a window to the rear. Bedroom 2 leads off and is a spacious double with a part-coombed ceiling. The freestanding wardrobes are included in the sale and there is access to eaves storage. Window to side.

There is a box room to the front which could be utilised as a study.

ACCOMMODATION
Entrance vestibule, reception hall
Living room / dining room
Fitted kitchen
4 bedrooms, dressing room, box room
Bathroom and Jack and Jill shower room
Gas central heating, double glazing

EXTRAS
All fitted carpets, floor coverings, curtains, blinds, light fittings, white goods as specified, the wardrobe in bedroom 2 and the garden shed are included in the sale.

GARDENS
There are well-maintained gardens to the front, side and rear of the property. The front garden is laid to lawn with shrub planting. There is garden ground to the side and the rear garden has a monobloc terrace with steps to a raised lawn with mature shrubs, seasonal planting and rockery beds.

GARAGE
There is a single garage to the side of the property and a monobloc driveway providing off-street parking.

VIEWING
Strictly by appointment with Property Department, Linlithgow on .
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SITUATION
The Royal Burgh of Linlithgow with its Palace and Loch, lies approximately 15 miles west of Edinburgh and 36 miles east of Glasgow. It is a thriving town which offers a good choice of nursery, primary and secondary schooling, specialist shops, supermarkets, a retail park and numerous recreational facilities with Beecraigs Country Park a few minutes' drive away.

The town enjoys a fast, frequent rail service to Edinburgh, Glasgow and Stirling and easy access to the M8 and M9 motorways with Edinburgh Airport just under 12 miles away, making it a perfect location for commuters.

OTHER
COUNCIL TAX BAND: F

The above particulars are believed to be correct but are not warranted and will not form part of any contract of sale.