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"***CLOSING DATE SET - WEDNESDAY 21st OCTOBER 2015 12 NOON***

***INTERESTED PARTIES SHOULD SUBMIT THEIR OFFER IN WRITING BY 12 NOON***

Early viewing is recommended of this superb, modern semi-detached 3 bedroom villa located in the ever popular Livingston Village. This property offers fantastic family accommodation including a modern kitchen/diner and a master en suite. The property has been well maintained throughout and is a credit to its present owners.Thirlfield Wynd is situated within the popular and highly sought after residential area of Livingston Village. Close by is Eliburn Park, country walks and cycle paths and the Almond Valley Heritage Centre. Livingston Village has excellent road links to the M8 and M9 and from nearby Livingston North train station regular services run to Edinburgh and Glasgow. It is within walking distance of local amenities and is in the catchment area for the highly regarded Livingston Village Primary School.Livingston offers a superb selection of services with supermarkets, a cinema, bars, restaurants, sport and leisure facilities, banks, building societies and professional services. The town also boasts a fantastic array of shops from high street favourites to local retailers, as well as the Livingston Designer Outlet. The town is ideal for commuters with excellent links to the M8 motorway to Glasgow and Edinburgh, as well as frequent trains and buses running to these cities and surrounding towns. Livingston has excellent nursery, primary and secondary schools as well as West Lothian College.

Entrance Hall
Access to the property is gained via a decorative stained glazed front door into the welcoming entrance hall. The hall has been laid with laminate flooring and the carpeted staircase rises to the upper level. There's a wall mounted radiator and access to the downstairs WC.

Lounge - 13' 9'' x 13' 3'' (4.20m x 4.03m)
This spacious reception room has a large window overlooking the front of the property as well as French doors leading to the dining area making this a fantastic room to relax with family and friends. It has been laid with laminate flooring, there's a wall mounted radiator a useful under stairs storage cupboard.

Kitchen/Diner
Kitchen area - 8' 2'' x 9' 0'' (2.50m x 2.75m)Dining area - 9' 1'' x 8' 6'' (2.78m x 2.60m) The kitchen is well proportioned in size and boasts a window overlooking the rear garden. An abundance of units have been fitted to both floor and wall with a complementary tiled splash back and solid wood, butcher's block work surface. Ambient unit lighting creates a bright and airy space for cooking and entertaining. The floor has been laid with vinyl flooring. Also included in the sale is the integrated electric oven, 5 burner gas hob and overhead hood, integrated fridge, dishwasher and microwave. The floor in the dining area has been laid with a continuation of the laminate style flooring and there's a wall mounted radiator. French doors open out into the rear garden.

Downstairs WC - 5' 2'' x 2' 7'' (1.58m x 0.78m)
The downstairs WC has been fitted with a two piece suite comprising WC and wash hand basin with tiled splash back. It has vinyl flooring, a wall mounted radiator and an opaque glazed window to the front of the property.

Upper Landing
The carpeted stairway rises to the upper galleried landing which has been laid with carpeted flooring. Access can be gained to the attic space from here, there's a cupboard housing the hot water tank and a window to the side of the property.

Master Bedroom - 10' 2'' x 9' 9'' (3.09m x 2.97m)
The master bedroom has a large window to the rear of the property and benefits from having triple fitted wardrobes and ample space for a range of bedroom furniture. It has been laid with carpeted flooring and there's a wall mounted radiator.

Master En Suite - 4' 8'' x 4' 6'' (1.43m x 1.37m)
The master en suite has been laid with ceramic tiles and it has been fitted with an inset WC, inset sink with vanity cupboard below, separate tiled shower cubicle and wall mounted radiator.

Bedroom 2 - 9' 7'' x 8' 2'' (2.91m x 2.49m)
This bedroom has been laid with carpeted flooring, there's a wall mounted radiator and a window overlooking the front of the property. This room also benefits from double fitted wardrobes providing generous storage.

Bedroom 3 - 9' 4'' x 7' 3'' (2.84m x 2.21m)
This room has a window overlooking the front of the property. Again, it has been laid with carpeted flooring and there's a wall mounted radiator.

Family Bathroom - 6' 8'' x 6' 4'' (2.03m x 1.94m)
The family bathroom comprises of a WC, inset wash hand basin with vanity cupboard below and bath with overhead shower. The walls have been partially tiled and there's an opaque glazed window to the rear of the property. The floor has been laid with tiled flooring and there's a wall mounted radiator.

Gardens
To the front there's a mono block driveway providing off street parking and a large, well maintained grass area. The rear garden has a decked entertaining area ideal for summer barbeques, a grass area and mature shrubs and plants. Also included in the sale is the garden shed and summer house, which has been plumbed for a washing machine. The property is ideally situated close to the communal children's play area.

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