Description
Offering a semi-rural lifestyle, East Pardovan Cottage really does enjoy the best of both worlds. Extended by the current owners and presented in immaculate condition, the cottage offers fantastic family accommodation and a beautiful traditional cottage garden with private driveway and parking. With lovely open views the cottage is only a short distance from the village of Philpstoun and the larger town of Linlithgow.

The internal accommodation is on one level and comprises; entrance vestibule, hall, open plan lounge, kitchen and sunroom, three double bedrooms, bathroom and a further single room currently utilised as an office/music room. The house has mains gas central heating, two multifuel stoves and double glazed hardwood windows.
Externally the property sits within enclosed, wrap around garden grounds. There is parking for several vehicles and a timber garage and shed. The garden has been carefully and thoughtfully landscaped with a superb selection of mature shrubs, flowers and vegetables.

Location
Philpstoun is a small village in West Lothian which originated in the oil shale mining boom of the 19th century. Surrounded by rich arable farmland, the village has a Community Education Centre, ease of access to Linlithgow and benefits from access to the Union Canal, and all the leisure pursuits this presents. Philpstoun is situated close to the historic county town of Linlithgow, with the Palace at its heart and is a very popular, bustling town supporting a wide range of family-run businesses. Linlithgow offers some of the best of food and drink, clothing, gifts and arts and crafts shops. Sainsbury, Tesco and Aldi supermarkets are all represented. East Pardovan Cottage benefits from ease of access to excellent local schools and is in the catchment area for Linlithgow Academy. Philpstoun 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 also provides excellent road links to Fife, central Scotland and beyond. The railway station at Linlithgow offers regular services to Glasgow and Edinburgh, making this an ideal base for commuting.

EPC Rating C71
Council Tax Band C

Vestibule
Timber door leading to vestibule with laminate flooring and timber/glazed front door into hallway.

Hall
L-shaped hallway offers access to all accommodation and has two radiators and carpet flooring.

Lounge (3.54m x 3.68m)
The lounge is open plan to the kitchen and sunroom and benefits from carpet flooring, front facing window with fitted blind, double radiator and multifuel stove.

Kitchen (3.54m x 3.35m)
Spacious kitchen with an excellent selection of oak wall and base units, Bosch and Neff integrated appliances include, double oven, electric hob, extractor fan, washing machine, fridge and freezer. Single radiator with tiled flooring and access to rear vestibule.

Rear Vestibule
Tiled flooring, coat racks, shelved storage and rear door access to garden.

Sun Room (3.54m x 4.23m)
A lovely bright space with glazed vaulted ceiling, painted hardwood rear facing windows and French doors offering delightful views of the garden. Oak fronted storage, tiled flooring, two electric radiators, ample socket points and a multifuel stove.

Bedroom One (3.75m x 3.89m)
This spacious room has carpet flooring, radiator, fitted blinds, modern fitted wardrobes and feature shelving.

Bedroom Two (3.42m x 3.68m)
A generously sized room with dual aspect windows to front and side with fitted wardrobes and blinds, carpet flooring and radiator.

Bedroom Three (3.42m x 2.81m)
This further double bedroom benefits from fitted wardrobes, carpeted flooring, two radiators and dual aspect windows to side and rear with fitted blinds.

Bathroom (1.46m x 3.71m)
Modern bath room with white wc, basin and electric , power shower over bath, partially tiled with window, tiled floor, large floor to ceiling cupboard and heated towel rail.

Bedroom 4/Office (3.29m x 2.59m)
Currently set up as a home office/music room with a rear facing window, fitted blind and carpet flooring and radiator. This room has access to the spacious loft by means of a fitted loft ladder.

External
The stunning, traditional cottage garden offers a superb selection of shrubs and bushes, flower and vegetable beds. It benefits from an outdoor tap, log store, coal store, garden shed, lawn, paved entertaining area and chipped driveway providing ample off-street parking leading to the timber garage which has a power supply.

Agents 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.