FALSELY COTTAGE BY ELMSCLEUGH FARM NR. INNERWICK EAST LOTHIAN

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1 FALSELY COTTAGE BY ELMSCLEUGH FARM NR. INNERWICK EAST LOTHIAN

2 Falsely Cottage By Elmscleugh Farm Nr. Innerwick East Lothian A delightful cottage set within approximately 7.6 acres (3.1 ha) of land, including a colourful garden, a large paddock, garage and additional off road parking. Bright, flexible and spacious accommodation, principally arranged over the ground floor. Idyllically located amidst beautiful open countryside and yet with easy access to Edinburgh by road or rail. Excellent Storage

3 Accommodation comprises: Ground Floor: Hall, Sitting Room, Dining Room, Kitchen/Breakfast Room, Two Double Bedrooms, Wet Room, Additional Shower Room, Boot Room. First Floor: Landing, Double Bedroom. Situation: Despite the peaceful setting bordering open countryside, the house remains within easy reach of Edinburgh, either by road via the A1 or via main line railway from Dunbar to Edinburgh s Waverley Station in approximately 25 minutes. A regular bus service also runs to Edinburgh from nearby Cockburnspath where there is also a post office and general store. Twenty minutes or so beyond lie both the seaside golfing resort of North Berwick and the County town of Haddington. The challenging links and golf courses of East Lothian are within easy reach, as are the dramatic beaches and cliffs of the coastline around Barns Ness and St Abb s Head. Primary schooling is available in nearby Innerwick or Cockburnspath and there is a High School in Dunbar. The independent sector is well catered for by the Compass School in Haddington and Belhaven Hill Preparatory School at Dunbar as well as by senior schools at Loretto, Musselburgh and in Edinburgh itself. Directions: Take the A1 South in the direction of Berwick on Tweed. Bypass Dunbar and take the turning on the right, signposted Innerwick and Thurston. Don t go into Innerwick, instead follow the signs for Thurston and Elmscleugh. Follow the road for a couple of miles, until you reach a turning on the right, signposted Elmscleugh. The house is at the next junction, on the right hand side and a for sale board marks its position. For those with satellite navigation, the property s postcode is EH42 1SQ. Description: An L-shaped hall provides access to the ground floor accommodation. The sitting room is a lovely bright room that benefits from an electric fire and a pleasant double aspect over the garden to the south-east and south-west. The kitchen/breakfast room is another light and spacious room, fitted with a range of units including a shelved larder and benefitting from a delightful double aspect over the garden and adjoining paddock. Appliances include an Aga, fridge, freezer and washing machine and space remains for a freestanding table and chairs. Adjacent is a room that is currently utilised as a dining room, with a pleasant outlook over the garden and paddock beyond. There are two generous double bedrooms, each benefitting from built in storage and sharing a lovely outlook over the flourishing front garden. Opposite is a spacious wet room and additional shower room, with a generously proportioned shower cubicle. A boot room provides further storage and access to the rear garden. A carpeted staircase ascends to the first floor landing that gives access to two storage cupboards and another south-east facing double bedroom, with eaves storage. Outside: The gardens and grounds are a real feature of the property and are a haven for wildlife, extending to approximately 7 acres (2.8 ha) in all, including a fenced paddock that extends to 6.7 acres (2.7 ha). The garden in front of the house is principally laid to lawn with well stocked, colourful and established borders of shrubs plants and mature trees including a weeping cherry, bay tree, silver birch, fir and apple trees.

4 General Remarks Home Report: A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is made for electronic copies; a paper copy can also be made available from our offices or by post, at a charge of 20 to cover reproduction and administrative costs. Fixtures and Fittings: Only items specifically mentioned in the particulars of sale are included in the sale price. All fitted carpets and curtains are included. EPC: F Viewing: By appointment only through Rettie & Co. ( ) mail@rettie.co.uk Services: Private water supply with filter system. Mains electricity with back-up generator in garage. Oil fired central heating supported by solar panels. Drainage to septic tank. The Aga heats the water. Offers: Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 11 Wemyss Place, Edinburgh, EH3 6DH. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time. Servitude Rights, Burdens & Wayleaves: The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above. Important Notice: Rettie & Co, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice. 3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties, which have been sold or withdrawn.

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6 STORAGE 9'6 x 3'7 (2.90m x 1.09m) EAVES BEDROOM 13'1 x 11'2 (3.99m x 3.40m) SITTING ROOM 19'4 x 12'7 (5.89m x 3.84m) IN STORAGE 9'6 x 3'5 (2.90m x 1.04m) FIRST FLOOR GROSS INTERNAL FLOOR AREA 290 SQ FT / 26.9 SQ M DINING ROOM 11' x 9'11 (3.35m x 3.02m) BEDROOM 12'8 x 11' (3.86m x 3.35m) BEDROOM 14'9 x 13'2 (4.50m x 4.01m) UP KITCHEN 17' x 12'3 (5.18m x 3.73m) BOOT ROOM 6'8 x 6'3 (2.03m x 1.91m) GROUND FLOOR GROSS INTERNAL FLOOR AREA 1429 SQ FT / SQ M FALSELY COTTAGE NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY APPROXIMATE GROSS INTERNAL FLOOR AREA 1719 SQ FT / SQ M (INCLUDING AREAS OF RESTRICTED HEIGHT) All measurements and fixtures including doors and windows are approximate and should be independently verified. Copyright exposure

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8 11 Wemyss Place, Edinburgh, EH3 6DH Edinburgh Glasgow Melrose Berwick Upon Tweed Newcastle Upon Tyne London