12 LINN MILL, SOUTH QUEENSFERRY OFFERS OVER WEST LOTHIAN, EH30 9ST £330,000

A spacious and well-presented detached family home in the historic town of South Queensferry. The property benefits from double glazing, off street parking, garage and both front and rear gardens. With new carpets and fresh paint throughout, this is a desirable three bedroom house in move-in condition. Early viewing is recommended.

ACCOMMODATION Hall with storage cupboard, sitting room / dining room, kitchen, sun room, three double bedrooms, family bathroom. Front and rear gardens, off street parking and garage.

VIEWING EPC: BAND By appointment only with Purdie & Co. on 0131 346 7240 E

Property Department 69 Haymarket Terrace, Edinburgh EH12 5HD Purdie & Co Tel: 0131 346 7240 • Fax: 0131 346 7707 LP 1 Edinburgh 26 Solicitors & Email: [email protected] Estate Agents Website: www.purdiesolicitors.co.uk The historic village of South Queensferry dates back to the 11th Century SITTING ROOM / DINING ROOM when Queen Margaret established a ferry over the Forth. Now dominated A generously sized living room with a large double glazed window providing by the Forth Bridges, the village is a thriving community with a great range of views over the front garden. An electric fire with stone hearth and timber bars, restaurants, and boutique shops, together with a post office, chemist and mantle provides a nice focal point to the room. Neutral décor, fitted carpet, banking facilities. Schooling is well presented at both Primary and Secondary contemporary light fitting and ample space for a dining table and chairs. levels and there are good commuter links to Edinburgh City Centre with regular bus services and a rail service from Dalmeny Station. The Forth Bridges KITCHEN and the wider road networks of central Scotland are also easily accessible. A large, modern kitchen with access from the hall, dining area of the sitting room and the sun room. A roll top work surface incorporates a one and a half HALL bow sink with mixer tap and Neff hob. Fitted with a range of wall mounted and A bright and welcoming hall with down lighters, radiator, deep shelved storage floor standing units, the Neff oven, dishwasher, washing machine and fridge cupboard and fitted carpet. freezer are all included in the sale. SUN LOUNGE FAMILY BATHROOM A nice extension from the kitchen with access to the sunny west facing garden. Featuring a five piece suite comprising sunken bath, separate shower cubicle, Laminate floor, two radiators, two pendant lights, wall mounted Samsung wash hand basin, bidet and WC. Tiled floor and walls, radiator and bathroom television and door to the rear garden. cabinet.

DOUBLE BEDROOM 1 OUTSIDE A good sized double bedroom with built in wardrobes and drawers providing To the front of the property is a bright and cheerful garden with mature ample shelf and hanging space. A double glazed window provides views to the borders and flag stone path. A monoblock driveway provides ample off street rear of the property, fitted carpet, down lighters and radiator. parking and leads to a garage with electric rollup door. To the rear of the property is an easy maintenance garden with patio area and mature beds. DOUBLE BEDROOM 2 With views to the side of the property. Fitted carpet, pendant light and EXTRAS radiator. All fitted carpets together with the integrated appliances and white goods will be included in the sale price. DOUBLE BEDROOM 3 With views to the side of the property. Fitted carpet, pendant light and radiator. Sitting Sun Room Room/ 15'5" x 8'8" Dining 4.70 x 2.64m Room 23'7" x 21'7" 7.19 x 6.58m

12 Linn Mill, Kitchen South Queensferry, 15'11" x 9'8" Midlothian, EH30 9ST 4.85 x 2.95m Approx. Gross Internal Area 1484 Sq Ft - 137.86 Sq M Bathroom B Garage Approx. Gross Internal Area Store 336 Sq Ft - 31.21 Sq M Vestibule Tank Room Approx. Gross Internal Area To Hall 26 Sq Ft - 2.42 Sq M Loft For identification only. Not to scale. © SquareFoot 2017 Bedroom 1 13'2" x 13' 4.01 x 3.96m Bedroom 3 Bedroom 2 11'6" x 10' 11'7" x 11'6" 3.51 x 3.05m 3.53 x 3.51m

Tank Room

Garage 32' x 10'6" 9.75 x 3.20m

Ground Floor

While the foregoing particulars are believed to be correct their accuracy is not warranted. A Closing Date for offers may be fixed. Prospective purchasers are advised to have their Solicitors Note Interest with Purdie & Co. www.purdiesolicitors.co.uk