TYNINGHAME ORCHARD COTTAGE, SOUTH ROW, MAIN STREET EH42 1XL

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Ursula Webb
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PARIS STEELE Solicitors & Estate Agents 35 Westgate, North Berwick, EH39 4AG Tel: 01620 892138 Fax: 01620 895162 Email: mail@parissteele.

1 PARIS STEELE Solicitors & Estate Agents 35 Westgate, North Berwick, EH39 4AG Tel: Fax: TYNINGHAME ORCHARD COTTAGE, SOUTH ROW, MAIN STREET EH42 1XL Delightful three bedroom cottage in quiet location with beautiful and secluded garden. VIEWING: By appointment with Paris Steele W.S Offers over 484,000 ENTRANCE HALL KITCHEN UTILITY KITCHEN INNER HALL DINING ROOM with doors to garden SITTING ROOM with open fire SHOWER ROOM BATHROOM TV ROOM 3 DOUBLE BEDROOMS OIL FIRED CENTRAL HEATING LARGE GARDEN well-established and secluded DOUBLE GARAGE with drive SECONDARY GLAZING to most windows OUTHOUSES ENERGY EFFICIENCY RATING - E

On the fringe of this pretty and highly sought after conservation village early viewing is essential of this delightfully secluded and spacious cottage.

2 On the fringe of this pretty and highly sought after conservation village early viewing is essential of this delightfully secluded and spacious cottage. Tucked away along a quiet lane it enjoys a mature and quiet position that totally belies its proximity just a brief few minutes from the A1 therefore making it an ideal and convenient commuting base for Edinburgh. Orchard Cottage was once two cottages that have been brought together to provide a versatile living space over one level. The property has been carefully maintained by the current owners and much of the character remains including astragalled windows with deep sills, picture rails, original doors, quarry tiled floors and an open fire in the sitting room. The wide entrance hall and long inner hall give access to all rooms which include a pretty sitting room with feature fireplace, a dining room opening into the garden, a shower room, bathroom, kitchen and separate utility area, three double bedrooms and a TV room that could equally be used as a family room, study or office. Double gated access from the lane leads to the drive and in turn the garage. The garden is large and to one side of the garage is the orchard area, from whence the cottage takes its name, with a lawn and greenhouse. To the other side of the garage there are some useful out buildings including one used as an office. The garden in this area is delightfully private with raised beds, pretty sitting areas and a pond. The whole garden is backed by mature trees and hedges and is well-stocked with a mixture of established trees, shrubs and flowers providing a beautiful show of colour and interest throughout the year. Entering Tyninghame from the south from the old A1, South Row is on the second turn on the left just after the bridge and before the left hand turn into the village.

EXTERIOR A particular feature of this property is the lovely and fully enclosed garden.

The whole garden is bordered by mature hedging and trees including lovely cherry blossom trees.

Two outhouses, one housing the oil tank, provide useful garden storage areas, there is also a greenhouse and a timber outhouse with power and telephone point used by the

FURNISHINGS All fitted carpets, floor coverings, curtains (with the exception of those in the dining room), blinds, light fittings and the white goods in the kitchen and

6 EXTERIOR A particular feature of this property is the lovely and fully enclosed garden. There are mature fruit trees and an area of lawn together with beautifully secluded and private patio areas. The whole garden is bordered by mature hedging and trees including lovely cherry blossom trees. Gated access from the lane leads to the drive and the garage and there is outside lighting and a tap. Two outhouses, one housing the oil tank, provide useful garden storage areas, there is also a greenhouse and a timber outhouse with power and telephone point used by the current owner as an office. GARAGE Double garage with up and over door, shelving and power. FURNISHINGS All fitted carpets, floor coverings, curtains (with the exception of those in the dining room), blinds, light fittings and the white goods in the kitchen and utility kitchen are included in the sale. The timber outhouse and greenhouse are also included. VIEWING By appointment with Paris Steele W.S ENTRY Entry by mutual arrangement. HOME REPORT A Home Report for this property will be available from Paris Steele W.S or PRICE Offers over 484,000 are invited and should be submitted in writing to: Paris Steele W.S. 35 Westgate North Berwick EH39 4AG Tel: Fax: SERVICES Mains electricity and water. Oil fired central heating. COUNCIL TAX Band G

des i g ned by pa ul l obb 2 012 Orchard Cottage, South Row, Main Street, Tyninghame, East Lothian, EH42 1XL Approx. Gross Internal Area 1828 Sq Ft - 169.82 Sq M Out Buildings Approx.

26m Shed 1 7'8'' x 7'7'' 2.34 x 2.31m Double Garage 22'1'' x 19'1'' 6.73 x 5.82m Kitchen 15'6'' x 7'10'' 4.72 x 2.39m Shower Room Dining Room 21'4'' x 8'10'' 6.50 x 2.

8 des i g ned by pa ul l obb Orchard Cottage, South Row, Main Street, Tyninghame, East Lothian, EH42 1XL Approx. Gross Internal Area 1828 Sq Ft Sq M Out Buildings Approx. Gross Internal Area 640 Sq Ft Sq M For identification only. Not to scale. Square Foot Media 2015 Garden Office 11'3'' x 7'5'' 3.43 x 2.26m Shed 2 7'10'' x 7'5'' 2.39 x 2.26m Shed 1 7'8'' x 7'7'' 2.34 x 2.31m Double Garage 22'1'' x 19'1'' 6.73 x 5.82m Kitchen 15'6'' x 7'10'' 4.72 x 2.39m Shower Room Dining Room 21'4'' x 8'10'' 6.50 x 2.69m Bathroom Utility 14'2'' x 7'11'' 4.32 x 2.41m Bedroom 1 16' x 8'11'' 4.88 x 2.72m Family Room 16' x 9'6'' 4.88 x 2.90m Bedroom 2 12'1'' x 10'8'' 3.68 x 3.25m Bedroom 3 10'8'' x 10'3'' 3.25 x 3.12m Hall Sitting Room 16' x 15'5'' 4.88 x 4.70m Ground Floor NOTES While the foregoing particulars are believed to be correct, no warranty is given as to their accuracy and it will be for intending purchasers to satisfy themselves with regard to all matters prior to conclusion of missives. Interested parties are advised to have their interest noted with the Selling Agents so that they may be advised of any closing date. All measurements are approximate.

NETHERBY, CAPUTH, PERTH. PH1 4JH GUIDE PRICE 230,000

NETHERBY, CAPUTH, PERTH. PH1 4JH GUIDE PRICE 230,000 This beautifully appointed detached Bungalow sits in a quiet spot within splendid landscaped garden grounds, overlooking the surrounding countryside.