Farm for sale in ‘The Smiddy’, Hillend, Ecclesmachan EH52

The House
Halliday Homes are delighted to bring to the market this charming stone built detached steading of which the original building dates back to circa 1860. The Smiddy benefits of a country lifestyle combined with modern living and accessible via a range of transport links.Early viewing is recommended to appreciate the quality of accommodation on offer and the convenience of this "hidden gem" to the amenities of nearby Linlithgow.

The accommodation comprises; welcoming entrance hallway with large storage cupboards, lounge, kitchen, utility room, integral garage, family room, boot room and guest wc. The upper floor presents four generously sized bedrooms, all including fitted wardrobes, and the master bedroom to showcase an en-suite. A further family bathroom is situated on the upper level. Warmth is provided by central heating (lpg), wood burning stove and wood framed double glazing throughout.

The Garden
Externally there is a private driveway, three additional private parking spaces and two generous garden areas, the first of which is mainly laid to lawn but also has a patio area, the second is fully enclosed, laid to lawn and planting and with a patio area with countryside views at the end.

The Location
The Smiddy is located in rural West Lothian close to the village of Ecclesmachan, a quiet and peaceful hamlet just a short drive from several towns including Broxburn, Winchburgh and Linlithgow, all of which provide excellent local amenities, supermarkets and schooling at both primary and secondary level. The property is ideally positioned for both the M9 and M8 motorway routes. The M9 gives quick access to Edinburgh and the M8 to Glasgow respectively. The area provides excellent road links to Fife, Central Scotland and beyond. The railway stations at Uphall and Linlithgow offer regular services to Glasgow and Edinburgh and with a new motorway junction just opened and a rail station planned for Winchburgh, this is an ideal base for commuting.

Council Tax: Band G
EPC Rating: D56

Directions - Using what3words search for "subjects.pickup.garage".

Entrance Hallway
A spacious and welcoming hallway, which gives access to all ground floor accommodation, guest WC and integral garage. Real Oak flooring throughout, two large storage cupboards and a further small cupboard under the stairs.

Lounge 6.40m x 5.60m
A well-proportioned and spacious room with arched French patio doors, offering striking views to the rear garden grounds. An additional dual-aspect window, to further provide an abundance of natural light, is situated to the front of the home, with outlooks onto the countryside. The lounge further benefits from a wood burning stove set within a stunning inglenook fireplace with oak beam mantle, stylish interior decoration, carpeted flooring, and plentiful space for associated living furniture.

Family Room 5.1m x 4.3m
The Family Room is located to the front of the home and showcases plenteous floor space for lounging furniture. Furthermore, the family room presents an area for dining furniture, to host both formal and informal meals. This room is multipurpose, with neutral décor throughout, high ceilings with beams and carpeted flooring.

Kitchen Diner 5.4m x 5.3m
The kitchen offers a fully fitted country style dining kitchen, with white wall and base units with contrasting granite style worktop, and appliances to include, fridge freezer, double oven, electric hob, extractor hood and ceramic sink. Space is made available for breakfasting bar and dining furniture. Tiled flooring, and the addition of a beautiful wooden stable door giving access to the rear garden with a further door to the utility room and integral garage.

Utility Room 2.5m x 2.5m
Good sized room off the kitchen with direct access to the large single integral garage. Base units, stainless steel sink, washing machine and tumble dryer and tiled flooring.

Boot Room
Located off the entrance hall, a useful space for hanging coats and storing shoes. Further providing access to the downstairs guest WC.

WC
Whitewash basin and WC. Tiled splash back, extractor fan and window.

Upstairs Hall
Bright and open staircase with space for living furniture on upper landing. Carpeted flooring, large storage cupboard and access to all bedrooms and family bathroom. Hatch access to loft via built in ladder, leading to generous boarded storage space.

Principal suite 6.90m x 4.70m
A very spacious and generously sized master suite, which benefits from a large walk-in wardrobe, two rear facing windows with garden ground and countryside views, carpeted flooring, radiator, and TV point. The master suite further comprises of a tastefully decorated en-suite, with white wc and wash hand basin, slate tiled flooring, and large walk-in shower enclosure with pump assisted shower.

Bedroom 2 5.20m x 3.50m
Another generously sized bedroom with a large walk-in wardrobe, carpeted flooring, radiator, and window overlooking rear garden. Plentiful floor space for associated bedroom furniture.

Bedroom 3 4.00m x 3.00m
Double bedroom with small walk-in wardrobe, carpeted flooring, radiator, and window overlooking the courtyard.

Bedroom 4 3.60m x 3.60m
Further double bedroom with fitted wardrobe, carpeted flooring, window overlooking driveway and radiator.

Family Bathroom 2.50m x 2.00m
Traditional white three-piece suite of wash hand basin, WC and bath with mains shower and folding shower screen. The interior décor shows partially tiled walls, vinyl flooring and radiator.

Garage 6.90m x 3.30m
Large single garage with storage shelving on two walls. Door access to utility room. Pod Point electric car charging point inside garage.

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.