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" The Vendor’s View: Our House is in a quiet, safe, cul-de-sac with nice south/west facing sunny back garden where you can sit back and enjoy a barbeque and a glass of wine or two with sun midday to late night time. No one looks on to the back of our selcuded back garden and we have a lovely grassed area to the side.

Springfield primary school is just a very short walk, as is the nursery and community centre which has an after school care club. There is also a local Spar, dentist and chinese take away nearby. Linlithgow Academy is an excellent school, which there is a bus service for pupils from this location.

For us there are plenty of lovely walks along the Union Canal, Loch and Peel which can all be reached from a footpath from our house.

We Say: A rare opportunity to purchase a lovely detached house in a private and sought after area of Springfield in Linlithgow. This family home comprises of a large Lounge, Kitchen, Dining room plus a ‘bonus’ room that can be employed as bedroom four or as a family room. Upstairs there is the master bedroom with new modern en-suite and a large walk-in wardrobe, two further bedrooms and a stylish family bathroom.

The property is decorated in neutral tones which complement the natural light and spacious feel. Outside, the front garden is laid to lawn with flower and shrub borders. The rear garden is south facing and makes for an excellent patio suntrap.

Kitchen: Modern with space for lots of appliances

Bathroom / s: Modern family bathroom with granite floor and under floor heating, separate mains power shower cubicle. New en-suite is fully tiled again with a mains power shower.

Decoration: is neutral and fresh.

Floorings: Carpets, tiled bathroom floors and wooden floor in hallway

Heating and Glazing: Double glazing and gas fired central heating via a nearly new condensing boiler, 8 year warranty plus immersion.

Communications/Media: BT Sky and Virgin are all available.

Storage and Loft Space: Part boarded loft, insulated, power sockets

Council Tax Band: band F

Total size of floor space (Estimated): 105 sq meters

Age of Property (approximate) built in 1989

Construction: The main walls are of modern cavity construction having a timber framed inner leaf with a facing brick outer leaf.

Parking: Garage with side door and power and parking space for 5 cars

Gardens: Front is laid to lawn and rear is paved with security lighting, tap, shed

Included in the Sale: Washer, New cooker and American style fridge/freezer are negotiable.

Room Sizes (approx.)
Hall: 10’ x 5’
Lounge: 13’3’’ x 17’10’’
Dining Room: 9’2’’ x 10’2’’
Kitchen: 9’2’’ x 13’
Bedroom 1: 12’ x 8’4’’ plus walk in wardrobe
En-suite 4’ x 7’10”
Bedroom 2: 9’7’’ x 8’3’’
Bedroom 3: 9’7’’ x 8’2’’
Bathroom 8’7” x 5’6”

Local Information:
The Royal Burgh of Linlithgow, whilst steeped in history, is the ideal commute for Edinburgh, Glasgow and Stirling, with a frequent train service from Linlithgow Railway Station. By car there is easy access to the M9/M8 motorways leading on to all major routes. The airport is approximately 20 minutes by car.
The local school catchment area is Linlithgow Primary or St Joseph’s and The Linlithgow Academy are all within a mile.

Mortgages
We can help with mortgages, we have an independent mortgage adviser who we have been recommending for a number of years, he can provide you with free initial mortgage advice and help you obtain a suitable product for your personal circumstances.

Property to Sell?
At Paul Rolfe Estates we believe in providing free advice and valuations, should you want to sell a property. For a plain speaking no nonsense valuation of your property, with all the costs clearly explained and fixed price quotations, just call and speak to a member of our team.

Contact and Office Hours
Tel: 01506 82 82 82 Mobile for Paul Rolfe: 07979 601 007 e-mail: office@paulrolfeestates.com
Offers should be submitted in writing via a solicitor, we can refer you to one if required.

WARRANTIES/INFORMATION
Please note the room dimensions have been taken by laser sonic equipment and are deemed approximations only. Prospective buyers are advised verify these for any specific purpose. All electrical and gas appliances have not been tested and are assumed to be in working order, and no warranties are given. Fixtures, fittings and other items are not included unless specified.

THE PROPERTIES MIDISCRIPTIONS ACT 1991
While these particulars have been carefully compiled and are believed to be accurate, no warranty is given in this respect and potential purchasers should satisfy themselves as to any points arising there from. None of the items included in the sale of working or running nature such as the central heating installation or mechanical or electrical equipment (where included in the sale) have been tested by us and no warranty is given in this respect and potential purchasers should satisfy themselves as to any points arising there from. Any photographs used are purely illustrative, and may demonstrate only the surroundings. They are not therefore taken as indicative of the extent of the property, or that the photograph is taken from within the boundaries of the property, or of what is included in the sale. Where we have provided a floor plan, they are Schematic Floorplans and Not To Scale.
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