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" CLOSING DATE HAS BEEN SET FOR THURSDAY 15TH DECEMBER 2016 ALL WRITTEN OFFERS TO BE IN BY 12NOON Attractive three bedroom semi-detached villa enjoying an excellent position within a quiet cul-de-sac and convenient to all local amenities.

DESCRIPTION This semi-detached three bedroom villa with good-sized garden enjoys an excellent position within a quiet cul-de-sac in the village of Ullapool. On the ground floor the lounge and kitchen/diner both benefit from a double aspect with windows looking over both front and rear gardens and allowing plenty of natural light to enter. The kitchen has been fitted with a good range of wall and base units, provides ample room for formal dining and has a spacious utility room off. The first floor has a large bedroom and two further bedrooms and a bathroom. Benefiting from solid fuel heating and double glazing, the property combines well proportioned rooms with ample storage space to provide a comfortable home. There is a driveway to the side of the property ample off-street parking facilities and leads to the single garage with workshop. There are easily maintained garden grounds surrounding the property with mature trees and shrubs. LOCATION Ullapool is an attractive West Coast Village and a popular tourist destination. There are shops cafes and restaurants a primary and a secondary school, leisure centre and pool, arts centre, health centre. Ullapool is also the ferry port for the Stornoway ferry and a hub for many who enjoy outdoor sports. 11 Vyner Place is in a quiet cul-de-sac in the Morefield area of Ullapool, a short walk from the Village and close to a park and play areas and the Morefield Motel. DIRECTIONS From Inverness take the A9 road north to the Tore roundabout where you take the second exit on to the A835. At the next roundabout, continue on the A835 to Ullapool. At Ullapool, follow the road as it take a sharp bend to the right (sign posted for Lochinver) just after the petrol station. Pass the 40mph sign and the turnoff to the Morefield Motel on the left. Take the next left into Vyner Place and turn left again into a cul-de-sac. No 11 is in front and to the right. PORCH 1.92m x 1.31m (6'4' x 4'4') A bright porch with windows in either side of the door and on each side wall with space for hanging coats. A glass panelled door opens to the Hall. HALL 2.67m x 2.32m

(widest) (8'9' x 7'7' ( widest)) The hall opens to the kitchen and living room and stairs lead to the upper floor. There is a large shelved cupboard providing generous storage space. LOUNGE 5.34m x 3.19m

(17'6' x 10'6') Large windows to the front and rear of the property make this large living room a bright room. Feature open fire with back boiler for the central heating and mosaic hearth. There is fitted wooden shelving on one wall. KITCHEN/DINER 5.31m x 2.87 m

(17'5' x 9'5' m) Double aspect room with windows to front and rear. This bright and colourful kitchen/diner has fitted base and wall units, incorporating a stainless steel sink and drainer. Space for a free standing cooker, fridge freezer and washing machine. There is a utility room off. UTILITY ROOM 2.31 x 1.78m

(7'7' x 5'10') This relatively spacious utility room provides ample storage space. It has a large under-stair cupboard off and the back door opens to the garden. LANDING 2.70 x 1.02 (1.80 with shelf) (8'10' x 3'4' ( 5'11 A stair with a wooden balustrade and banister leads to the landing. Velux window to rear. Large airing cupboard housing the hot water tank and providing ample shelving space. BEDROOM 1 4.49m x 2.80m (widest) (14'9' x 9'2' ( widest)) A window looks to the front of the property over the street and to the hills beyond. Triple built-in wardrobe providing excellent shelving and hanging space. BEDROOM 2 2.62m x 2.86m

(8'7' x 9'5') This bedroom has a window overlooking the front and would be an ideal child's room. BEDROOM 3 2.62m x 1.93m

(2.88m at widest) (8'7' x 6'4' ( 9'5 Window to rear overlooking the garden this room could be a single bedroom, child's bedroom or baby room. BATHROOM 3.48m x 1.72 (widest) (11'5' x 5'8' ( widest)) With a 3-piece white suite and window to the front, there is a large shelf beside the bath and a bathroom cabinet. The bath has an electric shower over and there is mosaic tiling on the side of the bath and round the wash hand basin. GARAGE The semi detached single garage has a loft, velux window and a built in work bench with a vice. There is an up and over door to the front and a door to the back garden. GARDEN The property is surrounded by fencing to the front and sides and a stone wall to the rear. It has a pretty front garden with shrubs and trees with a path leading to the door and round the house to the back door. To the side has a gravelled area and the back garden is laid to grass with trees and shrubs which give plenty of privacy. There is a fenced area for the coal bunker and bins. HEATING The property is heated by the open fire which has a back boiler. GLAZING The subjects are double glazed except for the porch and the back door which are single glazed.. EXTRAS All fitted floor coverings, blinds, curtains, microwave and kettle are included in the asking price. No warranty is given for the electrical goods. COUNCIL TAX The current Council Tax band on this property is Band C. You should be aware that this may be subject to change upon the sale of the property. SERVICES The subjects benefit from mains electricity and water. Drainage is to the public sewer. ENTRY By mutual agreement. VIEWING Contact Anderson Shaw & Gilbert Property Department on 01463 253911 EMAIL Property@solicitorsinverness.com HSPC REF: 53544 The above particulars, although believed to be correct, are not guaranteed, and any
measurements stated therein are approximate only. Purchasers should note that the Selling Agents have NOT tested any of the electrical items or mechanical equipment (e.g. oven, central heating system, etc.) included in the sale. Any photographs used are purely illustrative and may demonstrate only the surrounds. They are NOT therefore to be taken as indicative of the extent of the property, or that the photographs are taken from within the boundaries of the property, or what it included in the sale. "