BIRDSMILL HOUSE BY BROXBURN WEST LOTHIAN

BIRDSMILL HOUSE BY BROXBURN WEST LOTHIAN

BIRDSMILL HOUSE, BY BROXBURN, WEST LOTHIAN A charming period detached house set in a rural location, within easy reach of Edinburgh city centre. Birdsmill enjoys an exceptional mature garden along with a building plot which has been granted planning in principle. Newbridge Roundabout 2 miles (3km), Edinburgh International Airport 4 miles (7km), Edinburgh City Centre 12 miles (19km), Glasgow City Centre 39 miles (63km). (All distances are approximate). ACCOMMODATION: Lot 1: Birdsmill House and Garden Ground Floor: Rear entrance hall, Kitchen/Dining Room, Sun Room, Sitting Room, Bedroom, Shower Room. First Floor: Four Double Bedrooms, Family Bathroom. Exterior: A thoughtfully landscaped garden designed by the late James Hope with box hedging, water feature and mature trees. Lot 2: Potential Building Plot for Additional House - with Amenity Ground of circa 1.11 acres (0.545 hectares). SITUATION: Birdsmill House is located in a rural setting surrounded by farmland, situated to the west of Edinburgh and southeast of Broxburn in West Lothian. The house sits on a gentle rise, in its own private, well stocked garden. The adjoining outbuildings have the potential for development as confirmed by West Lothian Council (subject to S75 agreement). Birdsmill House benefits from excellent commuting links with M8 and M9 accessed within five minutes via Newbridge Roundabout. For frequent air travellers, Edinburgh airport is within approximately ten minutes drive together with rail links located at Uphall Station with Livingston, Linlithgow and South Gyle providing further rail options close by. The nearby town of Broxburn has a bustling main street offering a range of local services, shops and banks. For the outdoor enthusiast, the local area provides a variety of opportunities with The Union Canal passing through Broxburn and golf available at Uphall Golf Club aswell as Dalmahoy Hotel & Country Club. Houston House Hotel which lies on the western fringe of Uphall has a popular Leisure Centre and many cultural, sporting and leisure attractions are available close by as well as in Edinburgh. Edinburgh city centre has substantial shopping and leisure opportunities and a variety of retail complexes at The Gyle on the western outskirts of Edinburgh as well as the Almondvale Shopping Centre and McArthur Glen Designer Outlet in Livingston. Primary and Secondary education is available locally and there is also a range of private schools on the western side of Edinburgh including Clifton Hall Junior and Senior Schools by Newbridge, Merchiston Castle School for Boys, George Watsons College and St George s School for Girls at Roseburn. Lot 2

GENERAL DESCRIPTION: Lot 1: Birdsmill House and Garden Birdsmill House is a charming detached period house with accommodation principally over two levels with a single storey extension located to the rear. The house is finished in a smart, fresh paint which is complimented by a slate roof. Birdsmill House offers good family living accommodation with generously proportioned rooms in a location which is easily accessible to central Scotland s arterial road network and Edinburgh. Period detail has been retained throughout the house with stone flagged flooring, a traditional glazed half-timber door as well as decorative cornicing, parquet flooring and window shutters. Access to the house is via a glazed door located in the single storey extension which opens into the hall. The entrance hall acts as a central spine from the extension into the original part of the house where the original front door and vestibule is located. The principal reception room is a charming triple aspect room with timber panelling, shutters and decorative cornicing. A central focal point to the room is the open fireplace with traditional stone surround and marble hearth. The garden room is conveniently located adjacent to the Kitchen/Breakfast Room which makes it equally suitable to provide additional dining space or as a Family Room or, a combination of the two. A large glazed elevation provides the sun room with masses of natural light and an attractive outlook over the sheltered courtyard. There is a large walk-in cupboard as well as a door through to a porch which in turn provides access directly to the courtyard. The kitchen/breakfast room is a double aspect room with ample space for day-today dining. There is a range of kitchen units finished in natural wood with shelving and space provided for a washing machine and tumble dryer. There is a large range style cooker which includes five ring electric hob, a hot plate, double oven and grill with stylish brushed steel splashback. Located in the extension and completing the accommodation on this floor is a large double bedroom and a modern shower room which comprises shower, wash hand basin with vanity unit above, shaver socket, heated towel rail, WC and is tiled to dado height level. Stairs rise from the entrance hall to the first floor landing with natural light emanating down from a skylight located overhead. The landing provides access to four double bedrooms, all of which are generously proportioned with ample room for free standing or fitted furniture. The family bathroom comprises of a white bathroom suite with a Triton electric shower over, heated towel rail, pedestal wash hand basin, WC and is partially tiled. Lot 2: Potential Building Plot for Additional House The adjoining buildings/site has been granted Planning Permission in Principle by West Lothian Council for an additional dwelling. Planning permission is subject to a Section 75 agreement which requires an indexed payment to be made to West Lothian Council of 5,534. Please contact the selling agents with any specific questions. Further information can also be found on the West Lothian Planning Portal www.planning. westlothian.gov.uk. The planning reference number is LIVE/0755/P/16 GENERAL REMARKS AND INFORMATION: Viewing Arrangements: Viewing is strictly by appointment with the joint selling agents. Satellite Navigation For the benefit of those with satellite navigation, the property s postcode is EH52 5PB. Directions From the Newbridge Roundabout take the A89 west. Shortly after passing the 50mph

speed limit sign, before you reach the railway bridge crossing the road, turn left signposted Birdsmill. Continue under the railway, go round a left hand bend, along a straight then a right hand bend and after a short distance there will be a signpost for Birdsmill directing you down a road to the left. Continue down here and Birdsmill House is approximately a quarter of a mile on the right handside. Fixtures and Fittings All fitted carpets and blinds in the property are included in the sale. White goods can be made available if required. Date of Entry Entry on vacant possession will be mutual arrangement. Services Mains electricity and water. Private drainage to a septic tank. Heating white meter electric panel heating. Solicitors Mr David Vause, Peterkin & Kidd, 8 High Street, Linlithgow. Tel: 01506 845 191. Fax: 01506 845 444 Local Authority West Lothian Council, West Lothian Civic Centre, Howden Road, South Livingston EH54 6FF Tel: 01506 776666 Burdens EPC Rating Band G Council Tax Banding Band E Planning Permission Planning Reference: LIVE/0755/16 with a mind to grant in principle, subject to a Section 75 Agreement to include a contribution payment to West Lothian Council of 5,534. 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. Offers: Offers should be submitted in Scottish Legal Form to the selling agents Davidson & Robertson, Riccarton Mains, Currie, EH 14 4ARH. 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. Internet Website: Websites This property is available on both company s websites as well as our affiliated websites at www.rightmove.co.uk, www.onthemarket. com and www.thelondonoffice.co.uk 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. 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

Not to Scale. For identification purposes only.

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.

Riccarton Mains, Currie, Midlothian, EH14 4AR Tel: 0131 449 6212 sales@drrural.co.uk www.drrural.co.uk 11 Wemyss Place, Edinburgh, EH3 6DH 0131 220 4160 mail@rettie.co.uk www.rettie.co.uk