Property Description

A rare opportunity has arisen to acquire a long established Bed and Breakfast business on the fringe of Dumfries town centre. Lindean is a sandstone semi detached villa which has been trading as a Bed and Breakfast business for approximately thirty years and has a loyal client base and it's own established web site. Equipped to a high standard, offering up to six letting rooms including two singles, one twin and three family rooms (three en-suite with plumbing on site for a fourth) a guest bathroom/WC and a dining room, the property offers spacious accommodation for both owners and guests. The owners accommodation comprises: two double bedrooms, lounge, modern equipped kitchen, utility room and shower room/WC. The whole property is double glazed, has gas central heating and hardwired smoke alarms throughout complemented by emergency lighting which conforms to the current fire regulations. A great benefit to Lindean is off-street parking as well as a driveway providing access to owners parking and the garage. There is a lawned garden to the rear of the property. Further details are available on request from the proprietor's, All appointments are to be made through Your Move.

Entrance

Front door to vestibule.

Vestibule

6' 1" x 4' 9"  (1.85m x 1.45m) Mosaic floor tiles. Cornice. Eye-brow window to front. Dado rail. Glazed door and casement opening to the reception hall.

Reception Hall

19' 10" x 7' 6"  (6.05m x 2.29m) Cornice. Smoke alarm. Double panelled radiator. Picture rail. Dado rail. Plastered corbels. Security cameras.

Dining Room

20' 0" x 15' 2" (including bay window)  (6.1m x 4.62m (including bay window)) Double glazed splay bay window to front. Cornice with ceiling rose. Period fireplace. Picture rail. Shelved alcove. Double panelled radiator. Television point. Telephone point.

Lounge

17' 0" x 15' 6"  (5.18m x 4.72m) Double panelled radiator. Double glazed splay windows to side. Double glazed tilt and turn window to rear. Television point. Period, working fireplace. Cornice. Ceiling rose.

Kitchen

14' 2" x 13' 4"  (4.32m x 4.06m) Having a range of modern base and eye level units with work surfaces over. Stainless steel gas hob. Stainless steel integrated electric oven. Integrated stainless steel microwave. Television point. Corner mounted one and a half bowl sink unit. Telephone point. Laminate flooring. Glazed display cabinets. Pelmet lighting. Textured ceiling. Dishwasher. Integrated fridge/freezer. Double glazed tilt and turn window to the side.

Utility Room

9' 2" x 6' 9"  (2.79m x 2.06m) Range of base and eye level units with work surfaces over. Double glazed tilt and turn window to the rear. Plumbing for two washing machines. Vent for tumble dryer. Double glazed door opening to side, providing access to driveway and garden. Laminate flooring. Tiled splash backs.

Shower Room/ WC

Comprising: low level WC, pedestal wash-hand basin and shower cubicle with electric shower and sliding glazed doors. Double panelled radiator. Double glazed obscured tilt and turn window to the rear. Coving. Spotlights. Tiled splash backs.

Lower Ground Floor

Hallway

15' 10" x 7' 8"  (4.83m x 2.34m) Understairs storage cupboard. Single panel radiator.

Bedroom

17' 2" x 15' 5" (maximum - measurements include furniture)  (5.23m x 4.7m (maximum - measurements include furniture)) Double glazed tilt and turn splay window. Electric meter and consumer units. Fitted wardrobes. Dressing table.

Bedroom

21' 2" x 13' 0" (maximum)  (6.45m x 3.96m (maximum)) Double glazed tilt and turn window to side. Television point. Double panelled radiator.

Mezzanine Level

7' 11" x 3' 1"  (2.41m x .94m) Dado rail. Wall light. Security camera.

Letting Room One (Twin)

14' 0" x 11' 11" (maximum)  (4.27m x 3.63m (maximum)) Twin room with double glazed tilt and turn window to side. Double panelled radiator. Double glazed tilt and turn window to rear.

En-Suite

8' 9" x 3' 10"  (2.67m x 1.17m) Double shower cubicle with electric Mira shower and sliding glazed door, pedestal wash-hand basin and low level WC. Tiled splash backs. Coving. Extractor fan.

Guest Bathroom/ WC

Comprising: low level WC, pedestal wash-hand basin and panel enclosed bath with Mira electric shower over. Double glazed tilt and turn window to side. Extractor fan. Shower screen. Lino floor covering. Single panel radiator. Tiled walls. Shavers light.

First Floor Landing

11' 9" x 7' 7"  (3.58m x 2.31m) Double panelled radiator. Dado rail. Cornice.

Letting Room Two (Family Room)

15' 5" x 13' 11" (including en-suite)  (4.7m x 4.24m (including en-suite)) Family room with double glazed tilt and turn window to rear. Television point. Cornice. Double panelled radiator.

En-Suite

Shower cubicle with electric Mira shower, low level WC and pedestal wash-hand basin. Shavers light. Extractor fan. Tiled splash backs.

Letting Room Three (Family Room)

15' 11" x 14' 9" (including en-suite)  (4.85m x 4.5m (including en-suite)) Family room with two double glazed tilt and turn windows to the front. Double glazed tilt and turn window to side. Two double panelled radiators. Cornice. Ceiling rose.

En-Suite

Shower cubicle with electric Mira shower, low level WC and pedestal wash-hand basin. Extractor fan. Tiled splash backs. Shavers light.

Letting Room Four (Single)

11' 0" x 6' 8"  (3.35m x 2.03m) Single room with double glazed tilt and turn window to the front. Wash-hand basin. Television point. Cornice. Ceiling rose. Double panelled radiator. Shavers light.

Second Floor Landing

7' 6" x 4' 0"  (2.29m x 1.22m) Smoke alarm. Double glazed Velux window to rear. Dado rail.

Letting Room Five (Family Room)

21' 8" x 13' 8" (including dormer)  (6.6m x 4.17m (including dormer)) Family room with double glazed tilt and turn window to front. Eaves access. Wash-hand basin to vanity unit. Roof inspection hatch. Plumbing in situ in readiness for an en-suite.

Letting Room Six (Single Room)

12' 3" x 7' 8"  (3.73m x 2.34m) Single room with double glazed Velux window to front. Smoke alarm.

Outside

Rear Garden

Paved patio. Cold water tap. Steps with retaining wall leading up to the garden area with paved patio and lawned area with greenhouse and garden sheds.

Garage

Garage with up-and-over, power, lighting and side door.

Driveway

Block paved driveway providing access to a parking space and garage. The block paved driveway is shared with the neighbouring property.

Parking

Off-street parking to the front of Lindean for three vehicles.

Extras

Included in the purchase price are furniture, soft furnishings and linen in the guest bedrooms.