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

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

First Right Dalhousie Street Edzell, DD9 7UA

Offers over £265,000

• Lounge

• Dining room

• Modern Kitchen

• 3 Bedrooms

• 2 Washrooms

• Utility room

• GCH & FDG

• Double Garage

• Tidy Gardens

• EPC Band: C

Solicitors and Estate Agents

Accommodation

A Swedish security door with two stained glass panes gives access to the entrance vestibule which leads directly through to the central hallway by way of a 15 pane glazed door. Coat hooks provide storage, decorative coving. The central hallway gives access to all of the rooms. A cloak cupboard with hanging rail and shelf provides storage, a ceiling hatch gives access to the attic which is insulated, a large shelved cupboard provides further storage, decorative coving and smoke alarm.

Lounge

This is a bright and spacious public room which is located to the front of the property. There is a bay window configuration which enjoys an aspect over Dalhousie Street in a westerly direction. Decorative coving, TV point, fitted carpet, pendant light fitment.

Dining Room/Bedroom Four

This room has French doors that give direct access to the rear garden. This room can be put to a number of uses. It is currently used as a formal dining room/study but could be utilised as a double bedroom if required.

Kitchen

The kitchen has been fitted with a range of wall and floor mounted storage units with oak veneered doors with brass handles and matching laminate worktops. The Hotpoint hob, Electrolux fan assisted oven and integrated microwave, extractor hood, Electrolux dishwasher and integrated fridge freezer are all included in the sale. There is ample space for everyday dining. Stainless steel sink and drainer with tiled splash backs, window to rear faces east, carpet, track lighting, a door leads through to the utility room Utility room

The utility room has been fitted with a range of wall and floor mounted storage units with beech veneered doors with aluminium handles and matching laminate worktops. A cupboard provides storage on slatted shelving and houses the Ideal boiler which fuels the central heating system, stainless steel sink and drainer with tiled splash backs, plumbing for a washing machine and space for tumble dryer, window to rear to side, a door gives access to the rear garden, coat hooks, fitted carpet, space for fridge.

First Right, Dalhousie Street, Edzell, DD9 7UA.

The village of Edzell is situated between Aberdeen and Dundee and within easy commuting distance of Brechin, Montrose, and the A90 dual carriageway. It has its own primary school, with easy commuting access to various secondary schools in the area. There is a health clinic and pharmacy in the village as well as a range of local shops and 2 hotels, one of which has its own leisure complex. The proximity of Brechin which is within 6 miles is an added bonus. 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 from the championship courses at Carnoustie, St. Andrews, Kingsbarns and Gleneagles to the local courses in Brechin and Edzell. The Edzell Golf Club is merely minutes’ walk away from the property. The property, a detached bungalow was constructed in 2003 by the local builder, Ian Norrie and it has been well maintained over the years. It has been built to very high specifications to offer comfortable accommodation by today’s expectations. The rooms are spacious and in excellent order with many fine features and quality extras included in the sale. It benefits from full insulation, triple glazing and gas central heating which ensure that it is economical to heat. The accommodation comprises formal lounge, dining room/bedroom 4, modern fitted dining kitchen, utility room, master bedroom with en-suite shower room, 2 further bedrooms and the family bathroom. It is surrounded by attractive gardens which have been laid out with ease of maintenance in mind. There is a detached double garage with a tarmac driveway and a gravel driveway which provide off-street parking for numerous cars. Early viewing is strongly recommended to fully appreciate the value for money offered by this superb detached family home.

Bedroom One

The master bedroom is a bright and spacious double which is located to the front of the property. There are two double glazed windows which enjoy an aspect over Dalhousie Street. Vertical blinds, ample space for freestanding furniture, double fitted wardrobe with hanging rail and shelf and single fitted wardrobe.

En-suite shower room

Modern fitted en-suite shower room with white suite which comprises back to wall toilet, pedestal wash hand basin and wide shower cubicle with thermostatic shower fitment and front entry glazed shower enclosure. Window to side, extractor fan, shaver/light fitment, fitted mirrored cabinet, radiator.

Bedroom Two

Located adjacent to the lounge this room is currently used as a single bedroom. There is a window configuration to the side which faces North, decorative coving, vertical blinds. Bedroom Three

This is an ideal guest or family bedroom which is located to the side of the property. There is a double fitted wardrobe with hanging rail and shelf, vertical blinds, fitted carpet.

Bathroom

Fitted bathroom with white suite which comprises back to wall toilet, pedestal wash hand basin and bath with Mira Sport electric shower fitment and glazed shower screen. There is partial ceramic tiling in the bath area to ceiling height, window to side faces south, extractor fan, fitted mirror, shaver/light fitment and radiator. Extras

All carpets, blinds, the hob, oven, extractor hood, microwave, dishwasher and fridge freezer are included in the sale. Central Heating

A gas fired central heating system has been installed. The Ideal combi boiler was replaced in January 2019. Triple Glazing

All windows are fitted with triple glazed sealed units in timber frames. Parking

To the front there is a large tarmac hardstanding with two entrances giving ease of access. To the side there is a large gravel driveway which provides off-street parking for numerous vehicles. Garage

Detached double garage with pitched roof, electronically operated roller door, power and light, window to side, side personal door and storage space.

Gardens

To the front there is a small herbaceous border which is well stocked with conifers and easily kept shrubs. External lighting and water tap. The rear garden is enclosed by timber fencing and stone walls and consists of a well-kept lawn with herbaceous borders which are well stocked and easily kept. There is a play area which is laid in forest bark, elevated bed with strawberry plants, sun trap patio traps the morning sun. To the south side there is a ramp for access. External lighting.

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.