14 THE INVERESK ESTATE INVERESK EAST LOTHIAN

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1 14 THE INVERESK ESTATE INVERESK EAST LOTHIAN

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3 14 The Inveresk Estate Inveresk, Edinburgh, EH21 7TA A superb family house quietly located within an award winning secure community, surrounded by manicured parkland. Recently renovated and immaculately presented accommodation that is ideal for modern family life and entertaining with bright, interconnecting reception rooms that link with a wonderful south facing garden. Benefitting from the rural atmosphere of Inveresk conservation village, yet within easy commuting distance of Edinburgh. Integral double garage and additional off road parking. Excellent Storage Accommodation comprises: Ground Floor: Porch, Entrance Vestibule, Hall, Sitting Room open plan to Dining Room, Kitchen/Dining Room open plan to Family Room, Utility Room, Cloakroom/WC, Integral Double Garage. First Floor: Galleried Landing, Master Bedroom with Dressing Room and En-suite Bathroom, Guest Bedroom with En-suite Bathroom, Three Further Double Bedrooms, Family Bathroom. 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 beaches 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 of shared, landscaped parkland and is accessed via electronic security gates. No. 14 is approached via timber gates where a monobloc driveway provides extensive off road parking and access to an integral double garage, via two electric doors. Entry is via a porch into a vestibule that in turn opens into a bright, double height hall with a cloakroom/ wc located off it. Double doors open to the open plan sitting/dining room, a stunning entertaining space that extends to the full width of the house and is flooded with natural light via a tripartite window to the front and French doors to the rear, providing direct access to the south facing patio and garden; an additional entertaining space to spill out onto during the Summer months. The kitchen/breakfast room forms the hub of the house being located at its heart, with a dedicated dining area and direct access to a family room, that in turn leads out to the garden. The stylish Poggenpohl kitchen is fitted with a good range of units including a central island/breakfast bar. Appliances include an oven, combination microwave oven, 4 ring gas hob with extractor hood over, integrated fridge freezer and integrated dishwasher. A separate utility room houses an additional sink, washing machine and tumble dryer.

4 A carpeted staircase ascends to the spacious galleried landing on the first floor, flooded with natural light via an elongated astragal window that frames a stunning view over the garden. The master bedroom benefits from a dressing room with extensive built in storage and a 4-piece en-suite bathroom. The guest bedroom also features an en-suite bathroom and extensive wardrobe space. Two further double bedrooms share a pleasant outlook southwards, over the garden to the rear. An additional double bedroom and a contemporary family bathroom with a generously proportioned shower cubicle, complete the accommodation. The property benefits from excellent storage, as well as built in wardrobes in all five of the bedrooms there are two linen cupboards off the landing, an understair storage cupboard, a pantry off the utility room and a partially floored attic, accessed via Ramsay ladder. Outside: The property sits within its own generous garden, which is fully enclosed making it ideal for children and/or pets. There is private parking in front of the house, surrounded by a mature variety of shrubs and plants. The south facing garden to the rear has been landscape designed with an immaculate central lawn, bordered by colourful, well stocked borders of plants, trees, herbs and shrubs. A large paved terrace is ideal for al fresco entertaining with direct access via the family room and dining room. At the foot of the garden a foot bridge crosses an original ha-ha to an established wooded area, under planted with shrubs. GENERAL REMARKS AND INFORMATION Viewing Viewing is strictly by appointment with the selling agents. Satellite Navigation For the benefit of those with satellite navigation, the property s post code is EH21 7TA. Fixtures and Fittings Only items specifically mentioned within the particulars of sale are included within the sale price. The chandelier in the dining room is excluded. Factoring The estate is factored by James Gibb. An annual management charge covers gardening, cleaning and communal electricity. EPC: D Services Mains water, electricity, gas and drainage Offers Offers should be made in Scottish legal form to the selling agents. The sellers will not be obliged to accept the highest or indeed any offer and reserve the right to accept any offer at any time. All genuinely interested parties are advised to instruct their solicitors to note their interest with the selling agents following inspection. Particulars and Plans These particulars and plan are believed to be correct but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law. Misrepresentations: 1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent. 2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the said statements that he has satisfied himself as to the content of each of the said statements by inspection or otherwise, and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property. 3. Any error, omission or misstatement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action. Important Notice: 1. These particulars have been prepared in all good faith to give a fair overall view of the property. If any points are particularly relevant to your interest in the property please ask for further information / verification. 2. Nothing in these particulars shall be deemed to be any statement that the property is in good structural condition or otherwise nor that the services, appliances, equipment or facilities are in good working order. Purchasers should satisfy themselves on such matters on such matters prior to purchase. 3. The photograph(s) depict only certain parts of the property. It should not be assumed that all contents/ furnishings/furniture etc. photographed are included in the sale. It should not be assumed that the property remains as displayed in the photograph(s). No assumptions should be made with regards to parts of the property that have not been photographed. Please ask for further information if required. 4. Any areas, measurements or distance referred to are given as a GUIDE ONLY and are NOT precise. If such details are fundamental to a purchase, purchasers must rely on their own enquiries. 5. Where any reference is made to planning permissions or potential uses such information is given by Rettie & Co in good faith. Purchasers should however make their own enquiries into such matters prior to purchase. 6. Descriptions of the property are subjective and are used in good faith as an opinion and NOT as a statement of fact. Please make further specific enquiries to ensure that our descriptions are likely to match any expectations you may have of the property. 7. This project is a new build which is currently under construction. Measurements provided have not been surveyed on site. Measurements have been taken from architect s plans and as such may be subject to variation during the course of construction.

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6 N MASTER BEDROOM 13'8 x 12'5 (4.17m x 3.78m) BEDROOM 3 11'9 x 11' (3.58m x 3.35m) BEDROOM 2 17'1 x 13'3 (5.21m x 4.04m) VOID DRESSING ROOM LANDING BEDROOM 5 13'8 x 9'4 (4.17m x 2.84m) VOID BEDROOM 4 10' x 9'10 (3.05m x 3.00m) FIRST FLOOR GROSS INTERNAL FLOOR AREA 1477 SQ FT / SQ M IN SITTING ROOM 20' x 13'8 (6.10m x 4.17m) VESTIBULE GARAGE 18'11 x 17'7 (5.77m x 5.36m) UP HALL KITCHEN 28'2 x 12'1 (8.59m x 3.68m) DINING ROOM 13'8 x 12'6 (4.17m x 3.81m) UP STORE FAMILY ROOM 13'5 x 13'4 (4.09m x 4.06m) UTILITY PANTRY GROUND FLOOR GROSS INTERNAL FLOOR AREA 1646 SQ FT / SQ M THE INVERESK ESTATE NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY APPROXIMATE GROSS INTERNAL FLOOR AREA 3123 SQ FT / SQ M (EXCLUDING VOID) 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