37 Erskine Place, Pumpherston, Livingston, West Lothian, EH53 0LU

The property

Unexpectedly back on the market. This charming, solidly built early 1900's semi-detached cottage enjoys a peaceful setting bounded by extensive fields looking east from the rear garden. The property and large garage/workshop occupy a fairly large plot of land with plenty of space to entertain. Originally one property, the cottage has character, high ceilings and a large loft space. Its practical layout (77sqm) includes a traditional front entrance vestibule and one to the rear. The well proportioned living room is situated to the front of the property and benefits from two large windows and a fireplace (chimney has been capped). A walk-through dining room leads to the bright, well fitted kitchen (with stable door). The main bedroom features original working shutters and a wall press. The tiled bathroom has a window to the rear and comprises awhite three piece suite. There is an extra large brick-built garage with workshop area and mechanics pit and pitched, slate roof. The property benefits from gas central heating and replacement uPVC double glazed windows. A timber casement sealed unit double glazed window is fitted in the rear kitchen. There are private enclosed gardens to the rear along with a gated shared driveway able to accommodate several vehicles. Pumpherston is a very sought after area. Centrally located, this traditional village with local shops, post office, bars, restaurants, pre/primary schools, children's play park and access to country walks and an award-winning golf course provides a great standard of living. Livingston is only a short drive away with a shopping centre and a designer outlet village where you will find a full range of high street shops, 24 hour supermarkets, multi-screen cinema, leisure centre, swimming pool and a range of restaurants and bars. The location also benefits from its close proximity to the M8 / A71 main commuting links to Edinburgh as well as being approximately 1.4 from Uphall Train Station which provides a timely and efficient direct service to Glasgow and Edinburgh. The cottage is also within easy walking distance of the village of Mid Calder, Almondell and Calderwood Country Parks. The property has been valued by surveyors at £210,000 and the Home Report is available from the ESPC web site. The property lies in Council Tax band C and has a F rated EPC. The sale price includes all fitted carpets, curtains, blinds, electric cooker, fridge/freezer and the washing machine. By appointment telephone Agents on 0131 229 3399 (07595 820 611 out with office hours)

Total Floor Area	77 m2
Energy rating	F