For Sale3 Bedroom Detached House in Lyall Way, Laurencekirk, AB30£230,000

BEAUTIFUL 3 BEDROOM DETACHED VILLA Situated in a sought-after area in Laurencekirk, offering easy commuting to Aberdeen & Dundee. An ideal family home with a spacious lounge, 3 bedrooms with 1 en-suite, modern bathroom & WC, dining kitchen & utility room, front & rear gardens & garage. Early viewing is highly encouraged!  Home Report: To receive a copy of the Home Report please call YOPA on 0333 305 0202. You can easily download the Home Report from the Yopa website advert also at www.yopa.co.uk or click the hyperlink below. https://app.onesurvey.org/Pdf/HomeReport?q=7wxhEHF5EgZK8IIBOpEN7g%3d%3d Aberdeenshire Council Tax Band: E                     EPC: C                 FREEHOLD Viewing Arrangements: Please book directly online or call YOPA on 0333 305 0202. Alternatively, you can call the local Yopa agents on 01674 900080. The property benefits from gas central heating with Hive system, double glazing, Alexa controlled lights, and is tastefully decorated throughout. All light fittings, fitted flooring, blinds, curtains and appliances as stated below will remain as part of the sale, whilst some furniture can remain under separate negotiations.   MORE ABOUT THE PROPERTY Entering the secure and welcoming family home into the entrance hallway which is laid to a lovely grey wood effect flooring with ceiling spotlights and a carpeted staircase leading to the upper accommodation, with the Hive heating mechanisms housed on the wall. Through an oak glass panel door into the front facing lounge with two windows overlooking the garden with blinds and curtains, cascading plenty of natural light into the room. The lounge has ample space for furnishings with carpeted flooring and an under-stair storage cupboard that houses the electrical components and the alarm system. In here, there is Alexa controlled lights that can be returned to a manual switch if desired. Passing through an open archway into the spacious modern dining kitchen which includes the same grey wood effect flooring as the hallway that flows through into the utility room. There is ample space for a dining table and chairs with feature lighting above, wall shelving, and sliding patio doors leading out to the rear garden. The kitchen is fitted with a range of modern base and wall units with coordinated worksurfaces and lipped splashback incorporating a one and a half stainless-steel sink with mixer tap beneath the rear facing window. Integrated appliances include a fridge freezer, dishwasher, and an oven with four-burner gas hob and extractor hood above, along with with a built-in pantry style cupboard and the same Alexa controlled lights as the lounge. The utility room is fitted with the same base and wall units, worksurfaces and lipped splashback as the kitchen with a stainless-steel sink and mixer tap. Below there is plumbed space for a washing machine that will remain as part of the sale with rear door access to the garden. Lastly on the ground floor is the conveniently located WC which consists of a two-piece white suite with WC below the side facing opaqued window and wash hand basin with splashback above. Included is attractive tiled flooring, wall fitments, a wall mounted extractor fan and neutral décor. Ascending the carpeted staircase to the upper accommodation where there is a ceiling hatch providing access to the loft space and a shelved storage cupboard, perfect for linen. Bedrooms 2 & 3 are tastefully decorated with carpeted flooring and both come equipped with double door sliding wardrobes complete with shelf and hanging space. Bedroom 2 has two front facing windows whilst bedroom 3 is located at the rear of the property with spectacular views over to the Cairn O’Mount. Next is the family bathroom, complete with a three-piece white suite with wash hand basin, WC, and bath with tap-to-shower fitment above, with wet wall lining to dado height and tiled flooring. There is a rear facing window, shaver sockets, wall fitments, a wall mounted mirrored cabinet, and a ceiling extractor fan and rear facing opaqued window for ventilation. Bedroom 1 is a spacious tastefully decorated room laid to carpeted flooring for comfort. There are two front facing windows with blinds and two sets of sliding wardrobes complete with an array of shelf and hanging space. The en-suite shower room has a wash hand basin and WC set in  a vanity unit with storage below and to the side with a separate shower enclosure housing a mains shower with wet wall lining to full height and to dado height around the remainder of the room. There is a rear facing opaqued window, tiled flooring, a ceiling extractor fan and ceiling spotlights. Externally The front of the property features a lawn area with mature shrubs and a Monoblock driveway suitable for a couple vehicles in front of the single garage. The garage has an up and over door to the front with ample space for one vehicle or storage if desired. It comes equipped with power and light and houses the central heating boiler. Round the side there is gated access to the rear garden with designated space for bin storage and an outdoor tap. The rear garden is split off into three different sections, lawn, paving, and decking, offering plenty of space for exterior furnishings. The garden is fence enclosed making a safe environment for children and pets to play safely with a chip stone area, retractable washing line, and exterior lighting. ROOM MEASUREMENTS Ground Floor Lounge: 10’5 x 13’6 (3.17m x 4.11m) Dining Kitchen: 17’5 x 9’5 (5.31m x 2.87m) Utility Room: 5’8 x 6’1 (1.73m x 1.85m) WC: 4’3 x 5’8 (1.29m x 1.73m) First Floor Bathroom: 7’5 x 5’3 (2.26m x 1.60m) Bedroom 1: 9’0 x 17’0 (2.74m x 5.18m) En-suite: 5’2 x 6’6 (1.57m x 1.98m) Bedroom 2: 10’0 x 10’6 (3.05m x 3.20m) Bedroom 3: 8’8 x 10’4 (2.64m x 3.15m) Exterior Garage: 8’9 x 17’4 (2.67m x 5.28m) AMENITIES, SCHOOLS & TRANSPORT LINKS Laurencekirk is a small town in the historic county of Kincardineshire, Scotland. It is part of Aberdeenshire and is the largest settlement in the Howe o' the Mearns area. Laurencekirk is in the valley between the Hill of Garvock and the Cairn O’ Mount. The famous landmark of the Johnston Tower can be seen on the peak of the Garvock. Laurencekirk Primary school was built in 1999 and Mearns Academy, the senior school, opened a new building in August 2014. The Community Centre, Library, Fitness Suite and Police Station are housed within the Mearns Campus. There are two public parks, both with children's play areas, and in addition the memorial park houses a bowling green and a skate-board facility. Laurencekirk is in easy reach of the A90 Aberdeen/Dundee dual carriageway with three points of entry. Aberdeen and Dundee are both approximately 40 minutes’ drive, and Montrose around 20 minutes. A train station located in the town with regular trains towards Aberdeen and Dundee, taking roughly 30 minutes to each location makes this town an ideal base for commuters. There are also buses taking you to the Angus and Aberdeenshire towns nearby. Disclaimer Whilst we make enquiries with the Seller to ensure the information provided is accurate, Yopa makes no representations or warranties of any kind with respect to the statements contained in the particulars which should not be relied upon as representations of fact. All representations contained in the particulars are based on details supplied by the Seller. Your Conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. Please inform us if you become aware of any information being inaccurate.