LETHAM HOUSE Haddington East Lothian EH41 3SS

LETHAM HOUSE Haddington East Lothian EH41 3SS

LETHAM HOUSE Haddington East Lothian EH41 3SS A truly magnificent 17th century B Listed large family house, lovingly refurbished and nestled within private grounds on the edge of Haddington. Longniddry 5 miles, North Berwick 11 miles, Edinburgh City Centre 17 miles, Edinburgh Airport 26 miles (All distances are approximate). = SUMMARY OF ACCOMMODATION Entrance vestibule, reception hall with snug sitting area, dining room, family kitchen, sitting/garden room, bedroom/study, office, wet room, secondary kitchen, utility room, wc, rear hall and side porch. First Floor Landing, drawing room with sitting room, music room, master bedroom with en suite shower room and separate en suite bathroom. second bedroom with en suite shower room. Second Floor Four double bedrooms with en suite bathrooms. Outbuildings Double garage, office, machinery shed, feed store and workshop Attractive private gardens and grounds of approximately 4.3 acres Communal woodland grounds of approximately 7.6 acres EPC Rating = F Rettie Edinburgh 11 Wemyss Place Edinburgh EH3 6DH 0131 220 4160 mail@rettie.co.uk Savills Edinburgh Wemyss House, 8 Wemyss Place Edinburgh EH3 6DH 0131 247 3738 edinburgh_countryhouses@savills.com

SITUATION Letham House is situated off West Road on the approach into Haddington, one of the principal towns of the attractive coastal county of East Lothian. Haddington is a vibrant market town and has a wide range of local services to offer, including independent shops, supermarkets, leisure facilities, restaurants, cafes and primary and secondary schools. The Compass in Haddington and Belhaven Prep School in Dunbar (13 miles) also have excellent reputations, and Loretto Junior and Senior Schools are also convenient, at Musselburgh (11 miles). Edinburgh has a wider range of private schools, and is extremely accessible, either by car via the A1, or by train from the commuter station at Longniddry (5 miles) and there is also a bus service that runs to the centre of Edinburgh. Edinburgh Airport is approximately 26 miles away and provides an increasing number of both domestic and international flights. Famous for golf, East Lothian has many courses to choose from including Muirfield, Gullane 1, 2 and 3, Luffness, Craigielaw, Longniddry, Archerfield and the West Links at North Berwick. There are also a wealth of other outdoor pursuits and activities in the area including horse riding, walking and sailing. DESCRIPTION Letham House dates from the 17th century when it was built as a traditional Laird s house and was further modernised between 1800-1835 when its windows were enlarged, and baronial features added.

In more recent times the house has been sympathetically refurbished by the current owners to create a stunning home with luxurious accommodation which the owners run as a luxury B&B/ Wolsley Lodge. The refurbishment has included the re-roofing of the house with Scotch slate, full electrical rewiring, renovation of fireplaces and re-lining of the chimney stacks, re-plumbing, a new central heating system, CAT5 cabling throughout, a wireless fire alarm system and under floor heating in all bathrooms. In addition, new kitchens were installed, and a lovely garden/sitting room built off the principal kitchen. ACCOMMODATION Letham House is approached by a long private tree lined shared drive, which leads to stone pillared gates opening to a sweeping gravel carriage circle with central lawn. An entrance vestibule opens to a large reception hall with adjoining snug that leads out to the south facing terrace and garden. The adjoining dining room benefits from plentiful natural light and has a secret door that opens to the second kitchen with a barrel-vaulted stone ceiling. An external door leads out to the terrace and garden. Returning to the reception hall an inner hall leads to the family kitchen with oil-fired Aga and double doors opening to the garden room which has floor to ceiling windows and two tri-fold doors that open to the garden. Continuing down the hall gives access to a study/ bedroom, office and wet room with a secondary staircase rising to the first and second floor. From the inner hall an original external door opens to the rear hall which accesses the utility room, cloakroom and has two external doors leading to the front courtyard with a boiler room and the rear patio. Returning to the reception hall the principal stair case rises to the first-floor landing and gives way to a sitting room with double doors that open to the formal drawing room and beyond to the music room. The drawing room is majestic with high ceilings complemented by ornate ceiling mouldings and views both over the gardens and driveway with a connecting door leading to the adjoining music room. From the landing an inner hall leads to the master bedroom with en suite shower and bath, and a further bedroom with en suite shower room. At the end of the inner hall is a separate cloakroom and a door opening to the secondary staircase. From the principal landing on the first floor the staircase rises to the second floor landing which gives access to four further en suite bedrooms Two of the bedrooms have prominent bathrooms with claw foot baths whilst the others have en suite shower rooms. A comms cupboard houses a VoIP phone system and all communications and media equipment. GARDENS AND GROUNDS Letham House has an idyllic position with a south-facing garden and terrace overlooking the principal lawn which is flanked by a herbaceous border and specimen trees. To the east of the garden a rear drive skirts the edge of the lawn and leads to a grass paddock with a field shelter. To the west of the paddock is a densely wooded area which provides additional privacy to the gardens.

Approximate Gross Internal Floor Area: 695.64 sq.m (7488 sq.ft) (Including Boiler ) For Identification Only. Not To Scale. Bedroom 6 5.46 x 3.91 17'11" x 12'10" Bedroom 5 5.74 x 4.44 18'10'' x 14'7'' Shower Store Bedroom 4 4.90 x 3.89 16'1'' x 12'9'' Bathroom Bathroom Bedroom 3 5.08 x 4.75 16'8'' x 15'7'' Shower Hall Hall Second Floor Store Master Bedroom 5.38 x 3.86 17'8'' x 12'8'' Bedroom 2 5.51 x 4.24 18'1'' x 13'11'' Shower WC Sitting 3.84 x 3.56 12'7'' x 11'8'' Drawing 6.78 x 5.08 22'3'' x 16'8'' Music 5.00 x 4.75 16'5'' x 15'7'' Shower Hall First Floor Bathroom Garden 5.92 x 5.41 19'5'' x 17'9'' Kitchen/ Breakfast 5.33 x 5.28 17'6'' x 17'4'' Office 3.99 x 3.00 13'1'' x 9'10'' Sitting 4.01 x 3.81 13'2'' x 12'6'' Snug 3.30 x 3.23 10'10'' x 10'7'' Dining 6.81 x 4.93 22'4'' x 16'2'' Kitchen/ Breakfast 5.00 x 4.17 16'5'' x 13'8'' Hall Hall Store Shower Hall Vestibule Utility 3.91 x 3.00 12'10'' x 9'10'' WC Boiler

COMMON GROUNDS Situated within a clearing of the woodland is a timber-built office with adjoining converted shipping container, which has both electricity and running water. Alongside these buildings are a machinery store with adjoining workshop and lean-to wood store. Returning to the house the double garage sits to the northwest. The entrance drive and surrounding woodland policies extending to about 7.5 acres are owned jointly with the three other properties that share the access drive. 78.3m 1 OUTBUILDINGS Shelters There is vehicular access to the rear drive of Letham House through the field to the South. Further details are available from the selling agents. Approximate Gross Internal Floor Area: 89.37 sq.m (962 sq.ft) For Identification Only. Not To Scale. Garden Office/ Bothy 2.87 x 2.26 9'5'' x 7'5'' Feed Store 1.70 x 1.04 5'7'' x 3'5'' Backburn Wood Ba ck Bu rn Stable 4.11 x 2.64 13'6'' x 8'8'' Tool/ Machinery Shed 6.10 x 3.05 20' x 10' Double Garage 10.26 x 4.04 33'8'' x 13'3'' West Letham Little Letham Letham House East Cott Stable 3.56 x 2.64 11'8'' x 8'8'' Path (um) This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

GENERAL REMARKS AND INFORMATION Fixtures and Fittings: Only items specifically mentioned in the Particulars of Sale are included in the sale price. The railway carriage/ summer house, store and portacabin are available by separate negotiation. Services: Mains water and electricity. Private drainage to a septic tank. Smoke/fire and burglar alarms. Oil-fired central heating system. Bottled gas to secondary kitchen. Viewing: Strictly by appointment only with Rettie & Co. 0131 220 4160 and Savills 0131 247 3738. Satellite Navigation: For the benefit of those with satellite navigation the property s postcode is EH41 3SS EPC Band F Local Authority: East Lothian Council, John Muir House, Brewery Park, Haddington, East Lothian EH41 3HA. Tel: 01620 827 827. Council Tax - Band H. Entry and Vacant Possession: Entry and vacant possession will be by mutual agreement. 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. 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. 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, Savills and their clients, 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 particular 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. This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.