14 Letham Grove, Pumpherston, EH53 0NQ

* PLEASE NOTE THE HOME REPORT IS AVAILABLE TO DOWNLOAD VIA THE EPC SECTION UNDER READ FULL DESCRIPTION *

Enjoying a cul-de-sac setting in an established residential area, this 2 bedroom, semi-detached
villa offers flexible space, with low maintenance gardens to the front and rear and a long monobloc driveway to the side. The property has been well-maintained and would appeal to a range of buyers.

The hall gives access to the ground floor accommodation and has an understair cupboard housing a freezer which is included in the sale. A carpeted staircase leads to the upper floor.

The bright and well-proportioned living room is situated to the front of the property with space for
freestanding furniture and has a granite hearth. A door leads through to the kitchen. Astragalled
French doors to the rear lead through to the spacious conservatory which has views over the
garden and a door to the side. The furniture is included in the sale.

The kitchen is fitted with a range of wall and base units with stainless steel sink and drainer, coordinating worksurfaces and tiling to splashback. The ceramic top cooker, fridge and washing
machine are included in the sale but are not warranted. A door to the rear leads to the garden.
Further door to hall.

UPPER HALL
The upper hall has a hatch to the attic and a cupboard housing the boiler.

There is a double bedroom situated to the front of the property with twin windows and built-in
wardrobes with a central dressing table. There is an additional overstair wardrobe.

The second bedroom is to the rear of the property with a built-in wardrobe and a window to the
rear.

The fully tiled shower room completes the accommodation and is fitted with a a white suite
comprising wash hand basin with vanity storage, a WC and a corner shower cubicle with Mira
Sport shower. Window to rear.

ACCOMMODATION
Hall
Living room
Conservatory
Fitted kitchen
2 bedrooms
Shower room
Gas central heating, double glazing

GARDENS
There are gardens to the front and rear of the property.
The garden to the front is pebbled and bounded by a chain fence. The rear garden is paved with
pebbled areas, a deck and a garden shed. There is shrub planting to the side and flower borders
to the rear.

DRIVEWAY
Twin gates give access to the long monobloc driveway to the side providing off-street parking.

EXTRAS
All fitted carpets, floor coverings, curtains, blinds, conservatory furniture, white goods as specified
and the garden shed are included in the sale.

SITUATION
The area is well served by local playgroups and nursery, primary and secondary schools. A few
minutes' drive away, Livingston offers an excellent choice of shops with The Centre, Livingston
Designer Outlet and supermarket shopping. For recreational pursuits, there are various sports and leisure centres together with Pumpherston and Deer Park Golf Club and Beecraigs and Almondell Country Parks, all within easy reach.

For the commuter, Uphall station is nearby together with easy access to the M8/M9 motorway
network with links to Edinburgh and Glasgow.

VIEWING
By appointment with Property Department, Linlithgow.

OTHER
COUNCIL TAX BAND: B

Please note this property is non-standard construction so prospective purchasers should check
with their lender before submitting an offer via their solicitor.

These particulars are believed to be warranted and will not form part of any contract of sale. All
measurements are approximate.