35 West Road Haddington, East Lothian

Transcription

1 35 West Road Haddington, East Lothian

2 35 West Road Haddington, East Lothian EH41 3RF An excellent, detached house on the edge of an historic market town North Berwick 11.5 miles, Dunbar 14.5 miles, Edinburgh 17 miles Ground floor: Hall W.C Kitchen/breakfast room Utility Family room Sun-room Dining room 3 Bedrooms 1 with en suite shower room Family bathroom First floor: Master bedroom with en suite shower room Sitting room Balcony Bedroom 5 Shower room Off-street parking Garage Mature garden The property 35 West Road is an exceptional, detached and extended cottage. The house occupies a wonderful, accessible location on the edge of the historic, market town of Haddington, only minutes away from the A1. The accommodation has been extended by the current owners over the last 15 years and extends to approximately 3,085 sq ft. The house is approached through a bright and welcoming hall, with a W.C. A passageway leads into a large kitchen/breakfast room with a separate utility room and back door. The kitchen has a modern gas range with an electric oven below. There is also a fridge and a freezer, separately fitted. From the kitchen there is a connecting door into the family room, which benefits from the large windows and a woodburning stove. The focal point of the property is the open plan dining room and sun room; which enjoys fantastic views to the south facing garden and is ideal for entertaining. From the passageway, there is a double bedroom with fitted cupboards. This is serviced by a family bathroom. Continuing along the passageway, there is a double bedroom with en suite shower room and fitted cupboards and a further double bedroom. The staircase has been imaginatively decorated with hardwood boarding and leads to the first floor, where there is a landing lit by skylights. To the left, there is the master bedroom with an en suite shower room. From the landing, there is an impressive sitting room with triple French windows with access to a balcony with commanding views over the garden. Passing through the sitting room, there is a passageway with built-in cupboards which leads to a boiler room, a shower room and a further double bedroom with fitted cupboards. The property enjoys wooden flooring through much of the ground floor and double glazing throughout. Outside The property is approached through an impressive, stone gateway. To the front of the property, there is ample parking for multiple cars. There is also a single garage, which is currently used as a workshop. To the rear of the house there is a raised patio with rose beds. Two steps lead down to the garden with mature trees and a paved walkway.

3 Location Haddington caters for everyday amenities with the High Street at the heart of the town, which has many independent shops, supermarkets, professional services, a library, and a range of cafes, pubs and restaurants. The Aubigny Sports Centre has a wide range of sporting activities for all the family along with swimming pool. The town hosts an annual agricultural show every summer, and in September the Lammermuir Festival presents a programme of international music, in venues such as Lennoxlove House on the outskirts of the town. In terms of education, The Compass private preparatory school is a short walk further down West Road and The Pumpkin Patch private nursery is in the town. Kings Meadow primary school, Haddington infants school and Knox Academy secondary school are also within the vicinity. There are a number of private schools in Edinburgh. 35 West Road has easy access onto the A1 north and south. For those travelling to Edinburgh, the local train station at Drem is 6 miles away or there is a bus link from Haddington to Wallyford which connects with local commuter trains. There is a mainline station at Dunbar (14.5 miles), which has regular services to London. Edinburgh airport (26 miles) serves many UK, European and international destinations. For the outdoor enthusiast there is no shortage of activities and pursuits in the area. The John Muir Way, which extends for almost 73km linking East Lothian with Edinburgh and the Scottish Borders offers magnificent views and provides the opportunity to experience the local flora and fauna. To the south, the Lammermuir Hills has many hill walks, trekking and a variety of field sports. The county is well known for its quality links golf courses, including Muirfield, Gullane, North Berwick and Luffness. The coastline is popular with windsurfers and kite surfers while North Berwick and Dunbar have active yacht clubs. Its sandy beaches are popular throughout the year with local families, picnickers, horse riders, ramblers and dog walkers. Edinburgh offers a wide variety of cultural, shopping, leisure and business facilities to be expected of Scotland s capital.

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8 General Local Authority: East Lothian Council. Tel Services: Mains water, electricity, gas and drainage. Mains gas fired central heating. Note: The services have not been checked by the selling agents. Council Tax: Band E. EPC Band: D Fixtures and fittings: The fitted carpets are included in the subjects of sale. Offers: Offers are to be submitted in Scottish legal terms to the selling agents. Prospective purchasers are advised to register their interest in writing after viewing to the selling agents in order to be kept fully informed of any closing date that may be set. Floorplans Main House internal area 3,085 sq ft (287 sq m) Garage internal area 172 sq ft (16 sq m) For identification purposes only. Garage 5.42 x '9" x 9'8" Bedroom x '2" x 11'3" Bedroom x '8" x 8'1" Bedroom x '0" x 10'8" Sky Master Bedroom 5.95 x '6" x 16'8" (Maximum) Directions From Edinburgh follow the A1 heading East. Take the B6471 exit from the A1 (signed to Haddington). Take the second exit from the roundabout at the bottom of the slip road. At the second roundabout take the third exit to Haddington. The property is on the right, after the Alderston Road turning on your left. Utility 2.95 x '8" x 8'10" 4.97 x '4" x 9'4" Kitchen/ Breakfast Room 5.50 x '1" x 12'10" Dining Room 5.43 x '10" x 9'8" Sun Room 5.43 x '10" x 6'11" Family Room 4.92 x '2" x 14'6" Sky Sky Sitting Room 5.71 x '9" x 17'3" Bedroom x '4" x 14'0" Balcony F/P Sky Edinburgh 28 Melville Street, Edinburgh EH3 7HA edinburgh@struttandparker.com struttandparker.com 55 offices across England and Scotland, including 10 offices in Central London Ground Floor First Floor The position & size of doors, windows, appliances and other features are approximate only. Denotes restricted head height ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/ /trl IMPORTANT NOTICE Strutt & Parker LLP gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker LLP does not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker LLP does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Photographs taken January Particulars prepared January 2016.