Description
CLOSING DATE WEDNESDAY 14TH FEBRUARY 2024 12 NOON - A rare opportunity to purchase ‘Mains Cottage,' built in 2014 and situated in a private, enviable plot, highlighting an abundance of spacious, flexible family accommodation over two floors with stylish contemporary interior. The property enjoys generously sized wrap around garden grounds, which are complimented by a private lane leading to the front of the home. Furthermore, the property benefits from triple glazing throughout , solar panels and boasts an A93 energy efficiency rating.

The accommodation comprises on the ground floor, vestibule, lounge, dining room, kitchen, wc, utility room and bedroom with built in wardrobe and en-suite. The upper floor provides a further three bedrooms, all of which benefit from en-suite facilities. Warmth is provided by gas central heating, under floor heating and triple glazing. Additionally, the home benefits from numerous practical features including, solar panels, wood burner and ample storage throughout.

Externally the property has a front garden with decked area and lawn stretching around the property with private driveway. The rear garden is a blank canvas which offers ample space for all the family and is bound by timber fencing.

Location
Mains Cottage is located within the historic Royal Burgh of Linlithgow, which is steeped in history, with Linlithgow Palace at its heart. Linlithgow sits in the middle of the Scottish Lowlands and has an extremely popular, bustling town centre supporting a wide range of family-run businesses offering some of the best of food and drink, clothing, gifts and arts and crafts shops. Sainsbury, Tesco, and Aldi supermarkets are all represented and excellent local schooling is available at both primary and secondary level. Linlithgow has excellent transport connections to all the major towns of central Scotland. The M9 gives quick access to Edinburgh and the M80 to Glasgow respectively. The railway station provides regular services to Glasgow and Edinburgh, making this an ideal base for commuting.

Council Tax: Band H
EPC Rating: A93

Directions - Using what3words search for ‘Months.Stressed.Ocean”.

Entrance Vestibule
Accessed through the front of the home, the entrance vestibule provides an ideal space for storing shoes and coats. Leading onto the hallway through the doors, the laminate flooring presents access to all lower accommodation, including an under-stair storage cupboard and wooden stairs to guide to the second floor. Direct access to the rear garden can be gained through the rear door situated at the rear of the hallway.

Lounge 9.00m x 4.50m
Displaying an abundance of floor space and a wealth of natural sunlight through the triple-glazed French patio doors. The lounge has been designed to be open plan to the dining room and kitchen, to provide the perfect space for entertaining. Plentiful space for associated lounge furniture, ample sockets, TV point and spotlighting throughout.

Dining Room 4.50m x 4.50m
The dining room offers an expansive area for more formal meals. With a striking wood burner in the centre of the room, dividing the lounge and kitchen, this tastefully decorated spot allows direct access to the front garden grounds through the French doors. Velux windows allow lavish daylight to the room, and the vaulted ceilings lend a spacious feel.

Kitchen 4.50m x 4.50m
The fully fitted open-plan dining kitchen presents a wide range of modern wall and base units, contrasting laminate worktops and a stainless-steel sink. Integrated appliances include NEFF induction hob, extractor fan, 2 NEFF ovens and space for fridge freezer. Further benefiting from a breakfast bar and three bar stools, the kitchen views onto the rear garden grounds and allows access to both the lounge and dining room. Laminate flooring, spotlighting and ample sockets throughout.

W.C 2.00m x 1.10m
The guest WC comprises of a two-piece suite of WC and wash hand basin with laminate flooring and radiator. Easily accessible for accommodation on the ground floor.

Utility Room 2.50m x 2.00m
Accessed through the hallway, the utility room provides an added area for additional appliances, worktop space and wall and base units. Rear facing window with views over the garden.

Bedroom 4 4.50m x 4.10m
Offering long-term flexible living, the fourth bedroom is situated on the ground floor and presents direct access to the front garden grounds through the French patio doors. Offering substantial floor space for associated bedroom furniture and benefiting from fitted double wardrobes.

Leading onto the en-suite, which has been partly renovated, you are presented with a free-standing bath, sink with vanity unit and white wc. Stylishly decorated with tiled flooring, partially tiled walls, and spotlighting. All materials available to complete the bathroom.

Upper Hall
Allowing access to all upper accommodation with feature staircase and balustrade.

Bedroom 1 8.30m x 3.10m
Located on the upper floor, the spacious bedroom benefits from carpet flooring and Velux windows facing both front and rear. Neutrally decorated throughout and offering three-piece ensuite with shower over whirlpool bath, wc and sink unit.

Bedroom 2 8.40m x 4.40m
A further double bedroom which comprises of ample floor space for bedroom furniture, spacious ensuite which includes a tastefully decorated 3-piece shower over bath, wc and sink, and separate large storage cupboard. The second bedroom is situated on the upper level and highlights front facing Velux windows to provide an abundance of natural lighting, ample sockets, and carpeted flooring.

Bedroom 3 5.40m x 4.40m
Completing the second floor, the front facing double bedroom offers carpeted flooring, two Velux windows, one to face front garden and other rear garden, and side facing tilt and turn window. Plentiful floor space for associated furniture, mezzanine level for additional storage, ample sockets and access to en-suite which includes shower over bath, wc and sink.

Agent's Note
We believe these details to be accurate, however it is not guaranteed, and they do not form any part of a contract. Fixtures and fittings are not included unless specified otherwise. Photographs are for general information, and it must not be inferred that any item is included for sale with the property. Areas, distances and room measurements are approximate only and the floor plans, which are for illustrative purposes only, may not be to scale.