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" Alba Property are delighted to bring to the market this well presented 2 bed end-of-terrace within the popular West Lothian setting of Broxburn. Positioned only a few minutes' walk away from the town centre this house is in move-in condition. It benefits from front and rear gardens, spacious rooms throughout with an abundance of storage as well as double glazing and central heating throughout. The ground floor accommodation comprises of an entrance vestibule, large brick-built store, entrance hallway, modern kitchen, living/dining room and rear vestibule leading to the garden. Upstairs are 2 good sized rooms with a family sized bathroom. This house really offers fantastic value for money and is an opportunity not to be missed!

Vestibule - 6' 2'' x 4' 10'' (1.87m x 1.48m)
The house is entered through a partially glazed u.P.V.C. door with side light in to a vestibule that connects the house with a brick store. There is room here for shoes and coats. The floor is hard wearing painted concrete and leads in to the house itself via another partially glazed u.P.V.C. door with sidelights.

Store - 7' 7'' x 6' 2'' (2.305m x 1.87m)
This handy brick-built store offers external storage with internal access from the vestibule. It is naturally lit by a horizontal strip window and has the potential to be converted into a variety of spaces from downstairs W.C. to utility room or perhaps even study.

Hallway - 12' 2'' x 6' 9'' (3.715m x 2.05m)
This internal hallway connects the vestibule to the kitchen and living rooms on the ground floor; an open straight flight carpeted staircase leads to the first floor with room below for storage. The flooring is light coloured laminate and the walls are neutrally decorated.

Kitchen/Breakfast Room - 12' 2'' x 9' 8'' (3.705m x 2.937m)
The spacious modern kitchen has a wide array of base and wall units with complimentary work surface. There is a stainless steel 1.5 width sink with mixer tap and integrated fridge/freezer, washing machine, gas hob, electric oven and glass and steel cooker hood and breakfast bar. There is enough room for a small table and chairs in the room as well. The flooring is timber effect vinyl and the walls are neutrally presented.

Living Room - 16' 10'' x 11' 9'' (5.125m x 3.59m)
The spacious and bright living room looks to the rear garden via a large picture window. It leads on to the garden by way of a small rear vestibule. The room itself is neutrally presented with dark effect laminate flooring. The room benefits from an electric fire with timber fire surround. Glazed timber panel internal doors allow extra light from the vestibule into the room and on in to the hallway.

Vestibule (Rear) - 5' 6'' x 3' 10'' (1.675m x 1.165m)
This handy rear vestibule provides and air-lock for the living room whilst giving access to the garden. It is neutrally decorated and laid with a new fitted carpet.

First Floor Landing - 10' 5'' x 7' 2'' (3.175m x 2.185m)
The newly laid fitted carpet continues up the stairs to the neutrally presented first floor landing. White painted timber panel doors lead to all rooms whilst a ceiling hatch provides access to the loft space.

Family Bathroom - 6' 11'' x 6' 10'' (2.115m x 2.085m)
The bright family bathroom benefits from a tiled floor, fully tiled walls, a chrome ladder rail and illuminated mirror. There is a mains shower with shower screen over the bath; a pedestal wash hand basin and a push button W.C.

Bedroom 1 - 14' 7'' x 9' 10'' (4.44m x 3m)
This large bedroom over-looks the south facing garden; a large window provides plenty of natural light. The room has 2 built-in wardrobes plus and extra built-in store cupboard- so no shortage of storage here! The room itself is neutrally presented has benefits from a new fitted carpet.

Bedroom 2 - 12' 2'' x 9' 8'' (3.7m x 2.94m)
This bedroom is positioned at the front of the property and also benefits from a built-in wardrobe along with an airing cupboard that houses the gas combination boiler. The flooring is newly laid carpet and the walls are neutrally presented.

Externally
The house is set back from the street by the front garden which is fully enclosed by a metal fence. It is laid with lawn either side of the path that leads from gate to front door with space for bin storage. The rear garden is also fully enclosed with a gate giving access to the lane at the side of the property which leads on to Webster Court. The garden is south facing and well proportioned. It is mostly laid with grass with a paved area adjacent to the back door; ideal for summer barbecues!

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