Shiells Solicitors and Estate Agents, 31a St David Street, Brechin, Angus DD9 6EG

Tel: 01356 624458 Fax: 01356 625232 Email: property@shiellsolicitors.co.uk

26 Provost Square Brechin DD9 6DB

Offers over £100,000

• Lounge

• Dining Room/Bedroom 3

• 2 Bedrooms

• Bathroom

• Hallway

• Many extras

• GCH

• FDG

• Gardens

• EPC Band: D

Solicitors and Estate Agents

Accommodation A UPVC double glazed door gives access to the entrance hallway which leads to the lounge and downstairs bedroom while the central stairway gives access to the bedrooms and bathroom on the upper floor. Laminate flooring, telephone point, under stair cupboard provides storage, smoke alarm, track lighting, decorative coving.

Lounge This is a bright and spacious public room which is located to the front of the property. It enjoys an aspect over Provost Square in a westerly direction. The semi-bay window is a pleasing feature, vertical blinds, wiring for an LCD TV, decorative coving, pendant light fitment, telephone point.

Kitchen The kitchen has been fitted with a range of wall and floor mounted storage units with beech veneered doors with stainless steel handles and matching dark laminate worktops. There is space for a freestanding electric cooker, space and plumbing for a washing machine, dishwasher and condenser dryer as well as space for a fridge freezer. Stainless steel sink and drainer with tiled splash backs, the window overlooks the rear garden in an easterly direction, spotlights, decorative coving, vinyl flooring and the rear door gives access to the garden.

26 Provost Square, Brechin, DD9 6DB.

The city of Brechin is situated between Aberdeen and Dundee just off the A90 dual carriageway and within easy commuting distance of Montrose, Arbroath, and Forfar. The town has 2 primary schools and Brechin Community Campus and Leisure Centre with a swimming pool is located within a short drive and it also provides secondary education for the teenagers. There are health clinics and dental surgeries in the town as well as a wide range of shops ranging from the high street multiples to traditional local retailers. 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 are well catered for with a wide range of courses on offer locally. This sizeable terraced villa was constructed around 1955 by the local authority. It has been well maintained over the years and modernised over the years to offer comfortable accommodation by today’s standards. The rooms are well proportioned and in good internal order with many fine features and quality extras included in the sale. It benefits from full double glazing and gas central heating which ensure that it is economical to heat. The accommodation comprises lounge, third bedroom/dining room and fitted kitchen on the ground floor; while upstairs there are 2 double bedrooms and the family bathroom. There are easily kept gardens to the front and rear and parking is available in the Square. Early viewing is strongly recommended to fully appreciate the value for money offered by this superb terraced house which offers ideal family accommodation within easy access of most local amenities.

Bedroom Three Located on the ground floor, the third bedroom is a spacious double bedroom which is well presented. It houses the Worcester combi boiler which fuels the central heating system. This room gives the property great flexibility in that it could be used as a formal dining room or converted into dining kitchen as required window. Laminate flooring, fitted wardrobe with hanging rail and shelf. Upper Landing A hatch gives access to the attic which is insulated and has a light. Smoke alarm and track lighting.

Bedroom One The master bedroom is a bright and spacious double which is located to the front of the property. There is a window configuration overlooking the garden in a westerly direction. Small fitted wardrobe with hanging rail provides useful storage and on over stair cupboard has a hanging rail and shelf and also houses the electric consumer unit, decorative coving, telephone point, vertical blinds.

Bedroom Two This is an ideal guest or family bedroom which is located to the rear of the property. It enjoys an aspect over the garden in an easterly direction. There is ample space for freestanding furniture, decorative coving. There is a freestanding wardrobe unit which consists of two double wardrobes with integrated chests of drawers which may be included in the sale.

Bathroom Fitted bathroom with whisper peach suite which comprises back to wall toilet, pedestal wash hand basin and bath with Redring Expressions electric shower fitment, shower rail and curtain. There is ceramic tiling to ceiling height on all four walls, timber ceiling with recessed down lighters, vinyl flooring, window to rear, fitted mirrored cabinet and heated towel rail. Extras All carpets and blinds are included in the sale. Double Glazing All windows are fitted with double glazed sealed units in UPVC frames. Central Heating A gas-fired central heating system has been installed.

Gardens To the front the garden is mainly enclosed by privet hedging and a stone wall. It consists of an area of lawn which is easily kept with herbaceous borders with a range of shrubs. External tap, external light. To the rear the garden is totally enclosed by timber fencing and consists of an area of lawn with wash poles. There are borders which are laid in bark for ease of maintenance. Timber shed, concrete hardstanding traps the summer sun, external light and external tap. A gate gives access to the lane for wheelie bins. Mono block patio area. The gardens offer potential to the keen gardener.

S388 Printed by Ravensworth Digital 0870 112 5306

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.