Lyall Way, Laurencekirk, AB30

BEAUTIFUL 3 BEDROOM DETACHED FAMILY VILLA Situated in a sought-after area in Laurencekirk, offering easy commuting to Aberdeen & Dundee. Would make an ideal family home with a spacious lounge, 3 bedrooms including 1 en-suite, bathroom & WC, dining kitchen, front & rear gardens, garage & driveway.

Home Report: To receive a copy of the Home Report please call YOPA on . You can easily download the Home Report from the Yopa website advert also at

Aberdeenshire Council Tax Band: E                    

EPC: B  

FREEHOLD

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

The property benefits from gas central heating, double glazing, solar panels and tasteful décor throughout. All light fittings, fitted flooring, blinds, curtains and appliances as stated below will remain as part of the sale.

MORE ABOUT THE PROPERTY

You are welcomed into this beautiful detached family home into the entrance hallway that features from lovely grey wood effect flooring that flows through into the dining kitchen and a built-in double door sliding wardrobe at the front door, with shelving and hanging rail for coats, shoes and other household items. There is a carpeted wooden balustrade staircase granting access to the upper accommodation with an understair storage cupboard that houses the electrical components and solar panel mechanism.

Through an oak glass panel door into the front facing lounge with two windows overlooking the garden and driveway with blinds and curtains, cascading plenty of natural light into the room. The lounge has ample space for furnishings with carpeted flooring.

The ground floor WC comes equipped with a two-piece white suite, tile effect flooring with tiling to dado height around the suite areas. Included is an extractor fan, matte-black wall fitments and tasteful décor throughout.

At the end of the hallway, you gain access into the spacious dining kitchen that comes equipped with an array of high gloss base and wall units with coordinated wooden worksurfaces and matching lipped splashback, incorporating a one and a half stainless-steel sink with mixer tap beneath the rear facing window. Appliances include an integrated fridge freezer, dishwasher and oven with four-burner gas hob with extractor hood above that will remain. To the other side, there is ample space for dining furnishings with an attractive ceiling light fitting and double sliding patio doors out to the garden.

Ascending the carpeted staircase to the upper accommodation where there is a side facing window at top landing and a ceiling hatch providing access to the loft space. There is an additional half height shelved storage cupboard, perfect for linen.

All three bedrooms are tastefully decorated with plenty of space for furnishings and have carpeted flooring. Bedrooms 2 and 3 have front facing windows that overlook the driveway, garden and capture countryside views in the distance, whilst bedroom 1 has a rear facing window and benefits from a double door built-in wardrobe, the same as bedroom 2, and an en-suite shower room. The en-suite comes with a two-piece suite and separate shower enclosure housing a mains shower with tiling to full height to this area and to dado height around the remaining walls. There is a ceiling extractor fan, shaver sockets, a chrome heated towel rail and a side facing opaqued window.

The family bathroom comprises of a three-piece white suite including a wash hand basin, WC and separate bath with tiling to dado height around the suite areas and tile effect flooring. There is an opaqued window for ventilation and shelving for displaying decorative or toiletry items.

Externally

The front of the property features a lawn area and a Monoblock driveway suitable for a couple vehicles in front of the single garage. The garage has an up and over door to the front with ample space for one vehicle or storage if desired with additional floored space above. It comes equipped with power and light and houses the central heating boiler.

Round the side there is gated access to the rear garden with designated space for bin storage. The garden is mainly laid to lawn and fence enclosed making a safe environment for children and pets to play safely with a decked area ideal for exterior furnishings and an outdoor tap.

ROOM MEASUREMENTS

Ground Floor

Lounge: 9’8 x 14’4 (2.95m x 4.37m)

Dining Kitchen: 16’7 x 9’5 (5.05m x 2.87m)

WC: 4’6 x 6’5 (1.37m x 1.96m)

First Floor

Bathroom: 5’6 x

Bedroom 1: 9’6 x 10’3 (2.89m x 3.12m)

En-suite: 4’9 x 9’6 (1.45m x 2.89m)

Bedroom 2: 8’9 x 12’4 (2.67m x 3.76m)

Bedroom 3: 7’5 x 8’2 (2.26m x 2.49m)

Exterior

Garage: 9’8 x 19’9 (2.95m x 6.02m)

AMENITIES, SCHOOLS & TRANSPORT LINKS

Laurencekirk is a small town in the historic county of Kincardineshire, Scotland. It is part of Aberdeenshire and is the largest settlement in the Howe o' the Mearns area. Laurencekirk is in the valley between the Hill of Garvock and the Cairn O’ Mount. The famous landmark of the Johnston Tower can be seen on the peak of the Garvock. Laurencekirk Primary school was built in 1999 and Mearns Academy, the senior school, opened a new building in August 2014. The Community Centre, Library, Fitness Suite and Police Station are housed within the Mearns Campus. There are 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, taking 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.