18 Guthrie Street Solicitors and Estate Agents Friockheim DD11 4SY

• Lounge • Many extras

• Fitted Kitchen • FDG & Electric Heating

• 3 Bedrooms • Sizeable Gardens

• Modern Bathroom • Ample Parking nearby

• Hallway • EPC Band: E

Offers over £95,000

Shiells Solicitors and Estate Agents, 31a St David Street, Brechin, Angus DD9 6EG Tel: 01356 624458 Fax: 01356 625232 Email: [email protected]

18 Guthrie Street, Friockheim, DD11 4SY.

Friockheim is situated between Brechin and Arbroath on the A933 and within easy commuting distance of Montrose and Forfar. It is just a short drive away from the A90 and A92 for onward access to Aberdeen and Dundee. Friockheim has expanded dramatically recently as a result of the Guild development which has greatly improved the village. The village has its own Primary School which has an excellent reputation and secondary education is provided at Arbroath Academy. There is a health clinic in the village as well as a number of shops and two public houses. The county of Angus offers an unrivalled range of leisure pursuits for the active family with hillwalking, hunting and fishing being available widely throughout the area. The “Glens” and the Cairngorm National Park are an attraction for the outdoor enthusiast. Golfers fare particularly well with a wide range of courses on offer locally.

This property, a semi-detached house was constructed around 1950 and has been well maintained over the years. It has been upgraded and modernised by its current owners to offer comfortable accommodation by today’s standards. The rooms are well proportioned and in excellent condition with many fine features and quality extras included in the sale. The accommodation comprises lounge with feature fireplace, large kitchen and modern bathroom on the ground floor; while upstairs there are 3 double bedrooms. The property benefits from double glazing and a Comfort Plus heating system for comfort in the colder months. There are gardens to the front, side and rear which are well maintained. There is ample parking within the area for the family’s cars. Early viewing is simply essential to fully appreciate the value for money offered by this sizeable semi-detached Home.

Accommodation A UPVC door gives access to the entrance vestibule which leads directly through to the central hallway by way of a pine panelled door. A window provides natural lighting, fitted carpet, coat hooks, electric consumer units, a cupboard houses the electric meter.

Central Hallway It gives access to the lounge, kitchen and bathroom on the ground floor; while the central stairway leads to the bedrooms on the upper floor. A window provides natural lighting, wall mounted Creda storage heater, an under stair cupboard provides useful storage, smoke alarm.

Kitchen The kitchen has been fitted with a range of wall and floor mounted storage units with oak veneered doors with metal handles and matching laminate worktops. There is space and wiring for an electric cooker, space and plumbing for a washing machine and space for a fridge. Wall mounted Creda storage heater, stainless steel sink and drainer with tiled splash backs, TV point, window to rear overlooks the garden, a UPVC door gives access to the rear.

Lounge This is a bright and spacious public room which is well presented. It is located to the front of the property and enjoys an aspect of the garden in a southerly direction. There is a feature fireplace with timber surround, marble insert and hearth and living flame electric fire which acts as a focal point. Bench seat, wall mounted Creda storage heater, pendant light fitment, fitted carpet, pine panelled door. TV point.

Bathroom Modern fitted bathroom with white suite which comprises twin flush back to wall toilet, pedestal wash hand basin and bath with Triton Ivory electric shower fitment and folding glazed shower screen. There is ceramic tiling to ceiling height on all four walls, pine ceiling, spotlights, vinyl flooring and wall mounted Dimplex storage heater.

Upper Landing Heating A window provides natural lighting. The upper landing gives A Comfort Plus heating system is in place with heaters located access to the bedrooms from the central stairway, ceiling hatch throughout the property. gives access to the attic, wall mounted storage heater. Double Glazing All windows are fitted with double glazed sealed units in UPVC frames.

Gas Supply There are gas pipes installed to allow the installation of appliances and central heating.

Bedroom One The master bedroom is a bright and spacious double which is well presented. It is located to the rear of the property and overlooks the garden and drying greens. A cupboard houses the hot water cylinder and provides storage, wall mounted convector heater, laminate flooring.

Gardens The front garden is partially enclosed by privet hedging and has been laid in chips for ease of maintenance. There are one or two shrubs which are easily kept. Along the side of the property there is an herbaceous border. To the side there is an allotment which offers potential to the avid gardener. Timber shed. To the rear is an area of garden which is enclosed by timber fencing with a gate giving personal access. It has been laid in mono block paving, external light, water tap and brick shed. There is private drying area to the rear with wash poles.

Bedroom Two This is an ideal guest or family bedroom which is located to the front of the property. It enjoys a pleasant aspect over the gardens and neighbouring homes. Laminate flooring, shelved cupboard which provides storage.

Bedroom Three The third bedroom is a bright and spacious double which is located to the side of the property. It overlooks the allotment area in a westerly direction. Wall mounted convector heater, fitted carpet, a shelved cupboard provides storage.

Extras All carpets are included in the sale.

N.B. Prospective purchasers are advised to note their interest with the selling agents in order that they may be advised of any closing date etc.

The foregoing particulars are believed to be accurate. They have been carefully prepared for the guidance of intending purchasers but their accuracy is not guaranteed and they do not form part of any Contract of Sale.

All measurements are approximate and have been made using an electronic measuring device. The measurements may, therefore, be subject to a slight margin of error. Should the size of any measurement be essential then intending offerers are strongly advised to check carefully for themselves.

No member of staff of Shiells has any authority to give any undertaking or assurance in respect of this or any other property.

Please note that none of the services/systems have been tested by our clients or their agents and no warranty is given regarding the condition of same.

S388 Printed by Ravensworth Digital 0870 112 5306