* Freehold
* Rarely Available in this Village Locale Close to Local Amenities
* Lovely 3 Bedroom Family home
* Spacious Lounge
* Dining Kitchen
* Living Level Toilet
* 3 Bedrooms
* Family Bathroom
* Rear Garden
* GCH and dg
* Unrestricted On Road Parking
_**A Delightful 3 Bed Semi - Detached Family Home**_
This lovely property provides family accommodation, set in the delightful
village of Kirknewton. In an ideal locale, being close to all village
amenities. Sharon Campbell and re/max property are delighted to bring this 3
bedroomed family home to the market, located in Smithy Brae, Kirknewton, EH27
8AQ.
Comprising:
* Entrance Hallway
* Lounge
* Dining Kitchen
* Living Level Toilet
* 3 Bedrooms
* Family Shower Room
* Rear Garden
* GCH and dg
Kirknewton is a semi - rural conservation village, ideally placed for the
commuter. It is about 5 miles from the Edinburgh Bypass and South Gyle and 3
miles from the Livingston town centre. There is also east access to the A71,
M8 and M9 motorway networks, with Edinburgh Airport about 7 miles away. The
local neighbourhood offers a wide variety of amenities. The village benefits
from having a railway station, which provides trains to Glasgow and Edinburgh
and a regular bus service to Livingston and Edinburgh from the village. The
local amenities include a village shop, Post Office, pharmacy, takeaway and a
local pub as well as a playground and park. The local Kirknewton primary
school is nearby and a school bus service transports secondary pupils to the
highly regarded Balerno High School on the outskirts of Edinburgh. There are
several pleasant walks locally within the surrounding countryside.
The home report can be downloaded from the re/max Property website.
**Entrance Hallway**
An inviting entrance is accessed through a glazed front door into a spacious
hallway. The décor begins with a two - tone finish to the walls, with a dado
rail and laminate to the floor. There are two integrated cupboards providing
cloakroom and storage space. Two ceiling lights, a radiator, power points and
a smoke detector complete this area.
**Lounge (4. 092m x 3. 822m (13’05” x 12’06”))**
This pleasant lounge has windows to the front of the property, allowing in
lots of natural light and ceiling lighting. The décor continues with neutral
tones to the walls and one feature papered wall with laminate to the floor.
There is a radiator, a smoke detector, a television aerial socket, a telephone
socket and power points are also provided.
**Dining Kitchen (4. 092m x 2. 900m (13’05” x 09’06”))**
This spacious dining kitchen has plenty of room for a table and chairs, with
lots of wall and floor mounted units with wood effect frontages and co -
ordinating work surfaces. Finished with painted walls, tiled splashbacks and
laminate flooring. An integrated double electric oven, four ring gas hob and
cooker hood will be included in the sale. There is space for an upright
fridge - freezer, washing machine and tumble dryer. Natural light enters from
double doors to the rear. The sink area comprises of a one and a half
stainless - steel sink with mixer tap and drainer. Recessed ceiling downlights,
a radiator, a heat detector and power points are included. Another integrated
floor to ceiling cupboard provides additional storage.
**Rear Vestibule**
The laminate flows seamlessly through from the kitchen with marble effect
panelling to the walls. There is a glazed door to the rear, cloakroom hanging
space and a ceiling light all supplied.
**Living Level Toilet (1. 468m x 0. 761m (04’09” x 02’05”))**
This essential room for modern day living has white sparkle panelling to the
walls and laminate to the floor. The white suite comprises of a back to wall
toilet and a wall mounted corner sink. A window to the rear of the property
allows natural light into the room and this is further complemented by
recessed ceiling downlights. A chrome towel ladder radiator and a wall mounted
corner cupboard complete the room.
**Stairs And Landing**
The décor continues with carpeted stairs and landing, two - tone décor to the
walls with dado rail, continuing the décor. An integrated cupboard, a ceiling
light, a smoke detector, a power point and access to the attic complete this
area.
**Principal Bedroom (3. 132m x 3. 114m (10’03” x 10’02”) up to the wall or
wardrobes plus door recess)**
This large room has décor to in keeping with the rest of the property. The
walls have been painted, with one feature wall and there is carpet to the
floor. There is an abundance of wardrobes on two sides or the room, which will
be included in the sale. Windows to the front of the property allow in natural
light with a ceiling light, with fan, complementing this. A radiator and power
points are included.
**Second Double Bedroom (3. 767m x 3. 047m (12’04” x 09’11”))**
This lovely room has been finished with yellow painted walls, one feature wall
and carpet to the floor. The windows to the rear of the property allow in
natural light and there is a ceiling light, with fan. Integrated wardrobes and
a cupboard provide lots of storage. Power points and a radiator complete the
room.
**Third Bedroom (3. 609m x 2. 099m (11’10” x 06’10”) plus door recess)**
This bright room has been decorated with one feature wall and neutral to the
remainder with a fully fitted carpet to the floor. The windows to the front of
the property allow in natural light and this is further complemented by a
ceiling light. An open fronted cupboard provides storage space. Power points
and a radiator are also supplied.
**Family Shower Room (2. 110m x 1. 738m (06’11” x 05’08”))**
This spacious room has been completely tiled to the walls, with wipe clean
panelling in the shower, and laminate to the floor. The white suite comprises
of a wall mounted shower, with waterfall shower head and handheld shower, in a
corner cubicle, a back to wall toilet and an inset sink, with storage
cupboards. A window to the rear of the property allows natural light into the
room and this is further complemented by ceiling downlights. A white towel
ladder radiator completes the room.
**Rear Garden**
The sunny aspect to this garden creates a delightful area to sit and relax or
entertain, with walls, fencing or hedging on all sides. There is a paved area
immediately outside the house and dwarf wall, with step leading to the upper
garden. A grassed area has been bordered with some planting. The garden shed
will be included in the sale.
**Additional Items**
Tenure: Freehold. Council Tax Band: B.
There is unrestricted parking to the front of the property. All fitted floor
coverings, the kitchen appliances mentioned and the garden shed are included
in the sale. All information provided by the listing agent/broker is deemed
reliable but is not guaranteed and should be independently verified. No
warranties or representations are made of any kind.
**Viewing**
Arrange an appointment through re/max Property Livingston on or with Sharon
Campbell direct on .
**Offers**
All offers should be submitted to: Re/max Property, re/max House, Fairbairn
Road, Livingston, West Lothian, EH54 6TS. Telephone Fax .
**Interest**
It is important your legal adviser notes your interest; otherwise this
property may be sold without your knowledge.
**Thinking Of Selling**
To arrange your free market valuation, simply call Sharon Campbell on today.
**Property Misdescription Act Information**
These particulars are prepared on the basis of information provided by our
clients. Every effort has been made to ensure that the information contained
within the Schedule of Particulars is accurate. Nevertheless, the internal
photographs contained within this Schedule/ Website may have been taken using
a wide - angle lens. All sizes are recorded by electronic tape measurement to
give an indicative, approximate size only. Floor plans are demonstrative only
and not scale accurate. Moveable items or electric goods illustrated are not
included within the sale unless specifically mentioned in writing. The
photographs are not intended to accurately depict the extent of the property.
We have not tested any service or appliance. This schedule is not intended to
and does not form any contract. It is imperative that, where not already
fitted, suitable smoke alarms are installed for the safety for the occupants
of the property. These must be regularly tested and checked. Please note all
the surveyors are independent of re/max Property. If you have any doubt or
concerns regarding any aspect of the condition of the property you are buying,
please instruct your own independent specialist or surveyor to confirm the
condition of the property - no warranty is given or implied.

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