SUMMER HILL HOUSE BY NEW TOWN PENCAITLAND EAST LOTHIAN

SUMMER HILL HOUSE BY NEW TOWN PENCAITLAND EAST LOTHIAN

SUMMER HILL HOUSE BY NEW TOWN, PENCAITLAND EAST LOTHIAN A beautiful Georgian country house, with fine southerly views to the Lammermuir Hills. Standing within over 7 acres (2.8 ha), including four paddocks. Light, elegant and beautifully proportioned accommodation with fine period features and potential to create a selfcontained annex. Quietly located in an enchanting, secluded position that is a haven for wildlife and yet within easy commuting distance of Edinburgh. Several useful outhouses including former Stables. Garage with inspection pit, Car port and Additional Parking. Summary of Accommodation: Ground Floor: Reception Hall, Inner Hall, Sitting Room, Open Plan Kitchen/Dining/Family Room, Dining Room, Study, Double Bedroom with En-suite Bathroom, Studio, Laundry, Separate WC, Back Porch, Larder. First Floor: Landing, Drawing Room, Master Bedroom with En-suite Shower Room, Four Further Bedrooms, Shower Room, Family Bathroom. Approximate distances: Edinburgh: 17 miles Haddington: 5 miles Edinburgh International Airport: 25 miles

SUMMER HILL HOUSE, BY NEW TOWN, PENCAITLAND, EAST LOTHIAN Situation: The conservation village of Pencaitland is situated in the heart of the East Lothian countryside with the Lammermuir Hills to the south and coastline to the north, yet only 3 miles from the city by-pass and approximately 25 minutes by car to Edinburgh city centre. The train station in nearby Longniddry also provides a fast route into the city. The village has a pub, Post Office, petrol station, shop and small supermarket. There is also an excellent primary school in the village of Pencaitland, a private primary school, The Compass, in near by Haddington as well as Belhaven Hill Preparatory School in Dunbar which is also easily accessible. Both nursery, primary and secondary education is provided at Loretto School, a public school in Musselburgh which is similarly within easy reach. The larger market town of Haddington with its charming High Street of colour washed shops, has a wealth of specialist shops, a large Tesco supermarket, a sports and leisure centre, library and restaurants. East Lothian is renowned for its pretty villages, beautiful beaches, and selection of superb golf courses, including the championship course at Muirfield. All manner of other leisure activities, including fishing, shooting, horse riding and wonderful walks are available in the immediate vicinity. Directions: From the roundabout on the A199 to the west of Gladsmuir take the B6363 signposted Pencaitland. Follow this road turning sharp left in the hamlet of Penston and continue down the long straight. Well before the road curves to the right, take the first left on to an unmarked minor country road. Continue on this road and where three roads meet follow the road round to the right. Continue on the road and take the first turning on the right. Continue on the road and the entrance drive to the house is on the left after circa 250 yards, through pale green wrought iron gates set into a high beech hedge sign posted Summer Hill House. Take the right fork in the drive and park in the dedicated parking area. Follow the gravelled path to the front door.

SUMMER HILL HOUSE, BY NEW TOWN, PENCAITLAND, EAST LOTHIAN Description: Summer Hill House is an elegant Georgian country house of classical proportions. Entry is via an astragal glazed door, flanked by glass slips which flood the hall with natural light and provide a stunning open view to the Lammermuir Hills. The hall is a reception room in itself with polished flagstone flooring and a cloak area and separate WC located off it. The open plan kitchen/dining/family room is bright and spacious with a delightful double aspect to the hills in the south with direct access to the garden to the west. It naturally forms the hub of the house with space for a dining table, informal seating and direct access to the patio garden. The bespoke, handmade kitchen is fitted with a double Belfast sink, beech wood worktops and a range of solid wood, painted units including a hanging utensil rack, an island that houses a fridge/freezer, a generously proportioned freestanding housekeepers cupboard and an open shelved press. Additional appliances include a 3-door electric Aga with energy saving management system (AIMS) and a dishwasher. The kitchen conveniently links with the dining room; a generously proportioned, panelled room with a shelved press and French doors to the garden. From here, there is access to a lovely double windowed, west facing room that currently serves as a painting and sewing studio and a back porch with storage leads to a useful larder, with shelving, a slate worktop and space for appliances. The sitting room is a charming room with an open fire within a pretty pine and gesso surround. A large bay window frames a delightful outlook southwards towards Soutra and the Lammermuir Hills. A dedicated laundry room features painted storage cupboards, beech work tops and Delft tiling and houses a Belfast sink and traditional clothes pulley, with plumbing for a washing machine and space remaining for a tumble dryer. The boiler is situated in a large cupboard within the laundry with useful airing shelving above. The east wing is a former annex with separate main door access into a large bright study/games room with further direct access to the south facing garden. An adjacent double bedroom with a built in wardrobe and en-suite bathroom make this part of the house ideal for housing guests, staff, a dependent relative or independent teenager. The original curving timber staircase ascends with its wrought iron balustrade, polished wood handrail and sisal runner to a spacious landing with picture rails; lit by a tall astragal window. The drawing room is beautifully appointed with pretty cornicing, a ceiling rose and an open fire within a white marble surround with decorative slips and is flooded with natural light via three full height astragal sash windows that display far reaching open views across the formal garden and lawns towards the Lammermuir Hills. Also facing south and therefore sharing similar stunning views are three further attractive bedrooms. The master bedroom is another light and beautifully proportioned room with a decorative fireplace, picture rails and a traditionally styled en-suite shower room with traditional chrome power shower. The largest guest bedroom is quietly located at the end of the landing and benefits from a built in wardrobe and adjacent shower room. A traditionally styled family bathroom with an impressive double ended solid copper bath and hand held shower attachment completes the accommodation. The property benefits from good storage facilities including three attic spaces, one of which is floored. Gardens: The house is surrounded by beautiful well stocked gardens with lawns flanking the drive which splits to the rear courtyard and gravel parking area to the side of the house. The formal garden is south facing and principally laid to lawn with numerous herbaceous and shrub borders which complement the house. To the east is a partially walled former kitchen garden and orchard, principally laid to lawn with a long deep kitchen border which includes rhubarb and gooseberry bushes. Fruit trees including plum, pear, cooking and eating apple are in the centre of this part of the garden.

Paddocks: Four grass paddocks lie to the west and south of the house and are currently leased to a local shepherd, by informal arrangement. The paddocks are serviced by a large timber store/barn, with access from a private road and there is a water supply and trough as well. Adjacent to the timber store/barn is a rectangular area enclosed by mature deciduous trees, partially fenced off which contains a former hen house. Outbuildings: Adjoining the house to the north are a spacious workshop/store with retained cobbled flooring, a car port/ wood store, former stable and a garage with an inspection pit and electricity, forming a sheltered gravelled courtyard which provides additional parking. General Remarks Fixtures and Fittings: Only items specifically mentioned in the particulars of sale are included in the sale price. The dresser in the kitchen is freestanding and excluded. All wall lights and pendant ceiling lights are excluded. Curtains, poles and blinds are excluded from sale. Two antique loo seats to be replaced with modern equivalent. Services: Mains water, electricity and drainage to septic tank. Oil fired central heating. Separate electricity reading for east wing. Standard British Telecom Broadband service giving approximately 6meg download, sufficient for live movie streaming. The local BT exchange has been upgraded with fibre, so BT and other providers are taking orders for faster speeds if required. Sky dish (discretely placed to the east of the barn at the north of the east paddock) - cables in sunken duct to the house allowing Sky multi-room viewing. 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.

SUMMER HILL HOUSE, BY NEW TOWN, PENCAITLAND, EAST LOTHIAN 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 14'4 x 14' (4.37m x 4.27m) BEDROOM 12'1 x 7'10 (3.68m x 2.39m) BEDROOM 14'11 x 12'8 (4.55m x 3.86m) DRAWING ROOM 23'1 x 19'2 (7.04m x 5.84m) N STORE BEDROOM 17' x 13'1 (5.18m x 3.99m) BEDROOM 15'8 x 12'10 (4.78m x 3.91m) FIRST FLOOR GROSS INTERNAL FLOOR AREA 2102 SQ FT / 195.3 SQ M BEDROOM 12'11 x 11'3 (3.94m x 3.43m) UP STUDY 19'11 x 19'9 (6.07m x 6.02m) SITTING ROOM 22'1 x 17'6 (6.73m x 5.33m) ENTRANCE HALL 19'1 x 12'9 (5.82m x 3.89m) KITCHEN / BREAKFAST ROOM 22'8 x 18'10 (6.91m x 5.74m) CLOAKS WORKSHOP / STORE 18'3 x 18'1 (5.56m x 5.51m) OIL TANK B LAUNDRY 9'5 x 7'1 (2.87m x 2.16m) UP DINING ROOM 20'8 x 16'11 (6.30m x 5.16m) CARPORT / WOOD STORE 15'10 x 12'7 (4.83m x 3.84m) LARDER 9'8 x 7'10 (2.95m x 2.39m) STUDIO 11'11 x 11'2 (3.63m x 3.40m) STABLE / TACK ROOM 18'11 x 16'11 (5.77m x 5.16m) GARAGE 18'7 x 16'6 (5.66m x 5.03m) GROUND FLOOR GROSS INTERNAL FLOOR AREA 2873 SQ FT / 266.9 SQ M SUMMER HILL HOUSE NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY APPROXIMATE GROSS INTERNAL FLOOR AREA 4975 SQ FT / 462.2 SQ M EXTERNAL OUTBUILDING FLOOR AREA 1231 SQ FT / 114.4 SQ M TOTAL COMBINED FLOOR AREA 6206 SQ FT / 576.6 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