ITHACA HOUSE 14 FORTH STREET NORTH BERWICK EAST LOTHIAN

ITHACA HOUSE 14 FORTH STREET NORTH BERWICK EAST LOTHIAN

Ithaca House 14 Forth Street North Berwick, East Lothian, EH39 4HY A beach front ground floor apartment benefiting from remarkable panoramic views across West Bay against the skyline of Fife, capturing the harbour and the island of Lamb. Low maintenance coastal garden opening to a short path to West Beach. Bright and well-presented accommodation; ideal as a home or holiday-let investment, in a stunning and ever changing location that feeds the senses. Perfectly located in a prime position close to the town centre and golf course and easy commuting distance to Edinburgh by rail or car. External cellar. The accommodation comprises: Vestibule, Hall, Inner Hall, Sitting Room, Conservatory, Kitchen/Breakfast Room, Two Double Bedrooms, Shower Room and additional WC. Situation: North Berwick lies on the East Lothian coast with spectacular cliffs to its east and sweeping beaches to the west. Ithaca House is perfectly located with direct access to West Beach, via a short path and easy access to the bustling High Street, where there is a wide range of independent retailers as well as national multiples. Being close to the harbour brings the benefits of fresh seafood in the summer months at The Lobster Shack and The Rocketeer Restaurant where you can order fresh lobster, fish and chips and mussels and you can also take a boat ride over to the Bass Rock or the coast of Fife where the boat lands at Anstruther. North Berwick has two excellent golf courses, a yacht club, rugby club, tennis courts, sports centre with swimming pool and a luxury spa club is situated at the Marine Hotel. There is good local primary schooling and a highly regarded High School which consistently scores well in national league tables. Edinburgh can be reached in around 45 minutes by car, or by a well subscribed train service from North Berwick to Waverley Station in the city centre in 30 minutes. It is little surprise that this wealthy coastal town amidst such glorious scenery is regarded as the ideal base for those that wish to enjoy what East Lothian has to offer. Nearby Harbour

Description: Ithaca House is approached via a neat front garden and entered via a vestibule that in turn provides access to a bright hall. The kitchen/breakfast room is fitted with a range of units, a walk-in larder and a dedicated dining area. Appliances include an electric oven and hob with an extractor hood over, microwave oven, dishwasher, fridge, freezer and a washing machine. The sitting room features a decorative fireplace and stunning sea views via French doors that open to a conservatory. The conservatory is a main feature of the property, providing breath-taking coastal vistas. A double bedroom benefits from similar privileged sea views. A further double bedroom, shower room with a large shower enclosure and an additional WC complete the accommodation. The views from Ithaca House are exemplary whether on a sunny calm day or during a storm when the white capped waves provide a dramatic backdrop. The garden to the rear is easy to maintain with a coastal theme and a gate opening to a path that leads directly to the beach. The cellar closest to the property is included within the sale. General Remarks EPC: D Fixtures and Fittings: Only items specifically mentioned in the particulars of sale are included in the sale price. Services: Mains water, gas, electricity and drainage. 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. 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 mis-statement 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 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.

IN BEDROOM 16'2 x 10'5 (4.93m x 3.18m) KITCHEN / BREAKFAST ROOM 17'10 x 10'5 (5.44m x 3.18m) SITTING ROOM 13'5 x 10'3 (4.09m x 3.12m) BEDROOM 16'2 x 10'6 (4.93m x 3.20m) CONSERVATORY 10'7 x 10' (3.23m x 3.05m) GROUND FLOOR GROSS INTERNAL FLOOR AREA 984 SQ FT / 91.4 SQ M ITHACA HOUSE NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY APPROXIMATE GROSS INTERNAL FLOOR AREA 984 SQ FT / 91.4 SQ M All measurements and fixtures including doors and windows are approximate and should be independently verified. Copyright exposure www.photographyandfloorplans.co.uk

11 Wemyss Place, Edinburgh, EH3 6DH 0131 220 4160 mail@rettie.co.uk www.rettie.co.uk Edinburgh Glasgow Melrose Berwick Upon Tweed Newcastle Upon Tyne London