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2 1 Inveresk Gate The Inveresk Estate, Inveresk, East Lothian An elegant south facing ground and garden level apartment within a handsome stone built mansion house. Beautifully proportioned and immaculately presented accommodation with retained and enhanced period features over two floors. Quietly located within an exclusive gated community, surrounded by manicured parkland and benefitting from the rural atmosphere of Inveresk conservation village, yet within easy commuting distance of Edinburgh. Garage and additional visitors parking Excellent Storage

3 SITUATION: Inveresk is a beautiful conservation village situated on the outskirts of Edinburgh near the fishing port of Musselburgh, adjoining the East Lothian countryside. Evidence of the Roman occupation of Southern Scotland can still be found within the village, which was gentrified by incoming Edinburgh merchants who built imposing mansion houses, most of whom remain in single family ownership and contribute to the unspoilt and peaceful ambience of the village. Nearby Musselburgh provides an excellent range of everyday shopping and professional services, as well as a swimming pool/leisure centre, a racecourse and Loretto School, a private co-educational day and boarding school. In addition, the shopping complex at nearby Fort Kinnard offers an extensive range of retail shops including a Marks & Spencer Store and Food Hall. The beach and golf courses of East Lothian are all easily accessible. Inveresk enjoys fast and easy road access to Edinburgh city centre (approx. 6 miles) and a commuter rail service is available from nearby Wallyford or Musselburgh. DESCRIPTION: The Inveresk Estate extends to approximately 13 acres standing in shared, landscaped parkland and accessed via electronic security gates. A stone pathway leads up to the house, through the immaculately tended grounds. A shallow flight of stone steps rise to a solid timber door, flanked by stone pillars and a well maintained shared hall provides access into the property at raised ground floor level. This floor is perfect for entertaining with a magnificent 36 foot drawing room, adjacent dining kitchen and cloakroom with WC. The drawing room is an incredibly bright and well-proportioned room featuring beautiful bow ended walls, three recessed display arches, decorative cornice, a ceiling rose and a gas fire with a gilt and cast iron fire basket and antique white marble surround; all of which is flooded with natural light a full height west facing astragal sash window and three further full height astragal sash windows that provide an elevated outlook over the gardens to the south. The adjacent kitchen benefits from a similar outlook and is fitted with a good range of Poggenpohl units, with space remaining for a table and chairs in front of a bay window. Appliances include an oven, combination microwave oven, 4 ring gas hob with an extractor hood over, integrated fridge freezer, integrated dishwasher, integrated washer/dryer and an additional freestanding fridge freezer. A cloakroom with a separate WC completes the accommodation on this floor. A carpeted staircase leads to the bedroom accommodation at garden level. The master bedroom is another beautiful bow ended room, featuring pretty cornice, a dressing area, three south facing astragal south windows with working timber shutters and an indulgent 5-piece en-suite bathroom with a generously proportioned shower cubicle and freestanding bath with a traditional hand held shower. The guest bedroom also faces south and features an en-suite shower room and dressing area with two built in wardrobes. Bedrooms 3 and 4 share a spacious 4-piece family bathroom and are also double bedrooms that benefit from built in storage. The property benefits from excellent storage including built in wardrobes in all four bedrooms, cupboards off the halls and a separate garage with an electric door. GENERAL REMARKS EPC Rating: C Directions: From Portobello High Street, continue straight ahead for approximately 3 miles onto the A199 Musselburgh Road. After crossing the bridge over the River Esk, turn left, then immediately right into Dalrymple Loan. Follow the signposts for Inveresk Lodge Garden and turn right on the bend at the top of the hill towards St Michael s Church. The property is located on the left hand side and is accessed via electronic gates. For the benefit of those with satellite navigation, the property s postcode is EH21 7TB.

4 Factoring: The estate is factored by Ross & Liddell. The annual management charge is approximately 1,100 per annum and covers gardening, cleaning and communal electricity. Fixtures and Fittings: Only items specifically mentioned in the particulars of sale are included in the sale price. All fitted carpets, floor coverings and blinds are included as are the integrated kitchen appliances and the freestanding fridge freezer in the kitchen. The curtains and light fittings may be made available by way of separate negotiation. The chandelier and four wall sconces in the drawing room are excluded from the sale. Services: Mains water, gas, electricity, drainage. Gas central heating. Telephone connected subject to regulations. Council Tax: Band G Home Report: A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available. A copy can be downloaded via the website entry at Offers: Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 1 India Street, Edinburgh, EH3 6HA. 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. Particulars dated: August Issue No.1




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