LINLITHGOW PARDOVAN HOUSE WEST LOTHIAN EH49 7RU

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1 LINLITHGOW PARDOVAN HOUSE WEST LOTHIAN EH49 7RU

2 PARDOVAN HOUSE Rare opportunity to acquire an elegant detached, spacious five bedroom villa dating from circa 1850 which incorporates a coach house and stables block with the added benefit of full planning permission to create a further three bed stable conversion. Pardovan is located in a lovely rural location. The property sits amidst substantial garden grounds which extend to approximately 1.35 acres incorporating a formal garden, paddock, kitchen garden and orchard. Pardovan House is an exceptional detached Victorian villa which is well-presented throughout offering superb family living accommodation. Pardovan is situated within a tranquil rural setting offering an idyllic country life style yet within a short drive from Edinburgh City Centre and easy reach of Edinburgh and Glasgow Airports via the central belt road network. Edinburgh Airport itself is approximately fifteen minutes by car. The property is surrounded by rolling farm land, and yet is ideally located for commuters seeking quick and easy access to the M9 and the main railway line for Edinburgh and Glasgow. The property retains a host of fine period features including the original cornicing, working fireplaces, wooden floors and timber window surrounds.

3 The accommodation comprises: Entrance vestibule with tiled flooring. Hallway with wooden floor and doors which lead off to the main reception rooms. Stunning drawing room which is well-proportioned with outlooks to the south and with triple west facing windows over the garden and beyond to the countryside. This room captures both the afternoon and evening sun. Side window which is south facing. Traditional fireplace with open fire. Spacious and bright dining room with double south facing windows to rear garden space. Two display alcoves. Open fireplace with traditional surround. Family room/snug with double windows to front overlooking the garden space and beyond to the countryside. Traditional fire surround and open fire. Wooden floor. Door access through to Billiard/games room with double window to side overlooking the garden space. Further door to Rear hallway providing access to additional storage rooms to include a boot room with hanging space, and a side door which leads to the North gardens. Cloakroom with WC and wash hand basin, Butler's pantry with shelving and original pulley and laundry complete with Belfast sink and window to courtyard. Kitchen with east facing double windows which capture the morning sun. Traditional wood burning stove. The kitchen space is currently used as a family room and provides ample dining space for day-to-day use (plumbing in situ for sink and both gas and electrical appliances). This space would now benefit from some upgrading. Doorways to both the prep kitchen and on the south to the garden room Door leading to the prep kitchen/utility room which has a range of units, and door leading to the courtyard which has three external rooms (a cold store, coal bing/woodstore and potting area) off, and a gate leading through to the fully enclosed east garden area. Double doors to the well appointed south facing garden room which overlooks the garden space and is glazed on three sides. Double doors open out to the south facing gardens.

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5 The upper floor accommodation is accessed via a lovely carpeted staircase with elegant cast iron balustrade and wooden handrails with lovely feature stained glass window. Doors off this hallway lead off to all of the bedrooms. Spacious and bright master bedroom suite situated to the rear of the property with large double south facing windows, traditional fireplace and door access to a very spacious dressing room which has a lovely dual aspect. Door leading to Spacious en-suite bathroom which has been finished to a high specification to include free standing cast iron claw foot bath, WC and separate shower cubicle. Double bedroom located to the front of the property with double aspect outlook over the garden and countryside to both the south and the west. Contemporary fitted en-suite bathroom, which has a bath with shower over, WC and wash hand basin and underfloor heating. Connecting door to the main upper hallway which allows for use as the family bathroom. Two further particularly spacious double bedrooms. Single bedroom currently used as a home office. Large partially floored attic space. Grounds The grounds are accessed through cast iron gates along a sweeping driveway which leads you to the front entrance of the property, providing ample off-road parking. The property itself sits within well-tended and established gardens which are principally laid to lawn and host an abundance of established planted borders including an array of plants, shrubs and bushes along with fine towering mature trees. In springtime the borders are littered with an abundance of snow drops, crocuses, daffodils and tulips. Adjacent to the property is a large paddock area, which also incorporates a kitchen garden and an orchard with plum and damson trees, gooseberries, raspberry canes and blackberries.

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10 EPC: E Viewing: By appointment with Pagan Osborne on Coach House/Stables Full planning permission has been obtained to create a two public, three bedroom stable conversion. The planning permission can be viewed at The reference number is 0778/FUL/12 Fixtures and Fittings All fitted carpets are included in the sale along with the dishwasher and cooker in the prep kitchen, the fridge freezer which is located in the Butler's pantry, along with the washing machine and tumble dryer in the laundry room. Some light fittings are excluded from the sale. Other items may be available by separate negotiation. Services The property is heated by gas central heating and is served by mains electricity and water and a private drainage system. Location Pardovan House is situated in beautiful countryside, close to Philpstoun which lies approximately two miles east of the historical Royal Borough of Linlithgow. Pardovan is easily accessed from Edinburgh being approximately a thirty minute drive, and approximately seventeen minutes from central Edinburgh by train to Linlithgow. Glasgow is also easily reached within thirty five minutes by train or car. Linlithgow itself has a wonderful selection of local shops and supermarkets, in addition there is an excellent range of leisure facilities including Blackness Castle and the beach, Beecraigs Country Park, Muiravonside Country Park. There is also a selection of watersports and pleasure boat trips on the Firth of Forth, with easy access to the Union canal less than 5 minutes away by foot for cycling, canoeing, rowing or running. Kingsfield Golf Centre is a 5 minute drive away, as is the renowned Champneys Inn. This is ideal equestrian territory as evidenced by the numerous stables and gentle hacks within the immediate vicinity. In terms of schooling, there is the Prep School at Clifton Hall at Newbridge, Linlithgow Academy which has a renowned academic record, in addition to the private schooling available in Edinburgh. Some of the private schools provide bus services from Linlithgow itself.

11 Directions Leaving from Edinburgh, head along the A90 towards the Forth Road Bridge followed by the A94. Continue along the A94 for approximately five miles, until you pass the entrance to the House of the Binns, where you take a left turn at the signpost for Philpstoun. Continue down this road for approximately half a mile and Pardovan House is situated on the left hand side, being set back from the road behind a long stone wall. You can also access the property via M9 to Stirling by exiting at Junction 3, turning right over the motorway and right again onto the A904 signposted for South Queensferry. Continue along the A94 for approximately one mile, whereby you take a right turn at the sign for Philpstoun and continue down this road for a half a mile until you reach Pardovan House on the left hand side.

12 We offer free, no-obligation property market updates on local selling conditions as well as complimentary home valuations. Additionally, our free 360 Lifestage Review service can help you plan for the legal and financial aspects of buying or selling a property. If you would like more information on any or all of these services, please get in touch with your nearest property team. AGENTS NOTE These particulars were prepared on the basis of our own knowledge of the local area and, in respect of the property itself, information supplied to us by our clients; all reasonable steps were taken at the time of preparing these particulars to ensure that all details contained in them were accurate. All statements contained in the particulars are for information only and all parties should not rely upon them as statements or representations of fact in particular, (a) descriptions, measurements and dimensions, which may be quoted in these particulars are approximate only and (b) All references to conditions, planning permission, services, usage, constructions, fixtures and fittings and movable items contained in the property are for guidance only. Our clients may instruct us to set a closing date for offers at short notice and therefore if you wish to pursue interest in this property, you should immediately instruct your solicitor to note interest with us. Our clients reserve the right to conclude a bargain for the sale of the above subjects or any part thereof ahead of a notified closing date and will not be obliged to accept either the highest or indeed any offer for the above subjects or any part thereof. All measurements have been taken using a sonic tape and cannot be regarded as guaranteed given the limitations of the device. Services and/or appliances referred to in these particulars have not been tested and no warranty is given that they are in full working order. Maps reproduced by permission of Ordnance Survey on behalf of the controller of Her Majesty s stationery office Crown copyright Licence No PROPERTY Edinburgh t: property-edinburgh@pagan.co.uk Cupar t: property-cupar@pagan.co.uk St. Andrews Property t: Letting t: / property-standrews@pagan.co.uk Anstruther t: property-anstruther@pagan.co.uk paganosborne@pagan.co.uk Pagan Osborne is a trading name of Pagan Osborne Ltd