3 TYNINGHAME MAINS Dunbar • East Lothian • EH42 1XW

Spacious steading conversion with private garden

East Linton 2 miles, Dunbar 4 miles, North Berwick 5 miles, Edinburgh 23 miles (all distances are approximate) = Entrance hall, kitchen with breakfast area, utility room, shower room, family room, study. Dining room, sitting room, shower room, two bedrooms (one en suite). Three further bedrooms, family bathroom. Patio, gardens, summerhouse and garden shed. EPC Rating = D About 0.33 acres in all

Your attention is drawn to the important notice on the last page of the text.

Savills Edinburgh Wemyss House 8 Wemyss Place, Edinburgh EH3 6DH 0131 247 3700 [email protected] DIRECTIONS From Edinburgh take the A1 east, signposted to Berwick-upon-Tweed. Turn off at the Abbotsview junction towards East Linton - continue past East Linton and turn left onto the A198 signposted to North Berwick. The small village of Tyninghame is one mile after this junction. After passing over the narrow stone bridge, take the second right hand turn for Tyninghame Mains. Entering the courtyard on the left hand side, 3 Tyninghame Mains is the property located in the top right hand corner.

SITUATION 3 Tyninghame Mains forms part of a steading conversion overlooking a peaceful courtyard, set on the edge of the conservation village of Tyninghame.

The surrounding East Lothian countryside offers beautiful views to the Lammermuir Hills and is renowned for its golf courses with Muirfield, Gullane, Luffness and North Berwick all nearby. The John Muir Country Park, a haven for wildlife, is only a short distance away and there are some wonderful walks nearby, in Binning Wood and along Tyninghame beach as well as the popular John Muir Way. Other expansive, sandy beaches along the East Lothian coast are numerous and easily accessible.

Tyninghame village, with its manicured cricket pitch, village hall and coffee shop, is only a short distance to Dunbar and North Berwick which provide excellent commuter train services. Both towns as well as Haddington (8 miles) also offer a greater selection of amenities including supermarkets, high street shops, banks, professional services and hotels. There are good local nursery, primary and secondary schools throughout the area and three well regarded independent schools: The Compass in Wood beams have been exposed in the ceiling Haddington (primary), Belhaven Hill in Dunbar which add a wonderful charm and character to (preparatory) and Loretto in Musselburgh the room. A hallway leads through to a shower (3-18). All the fee paying schools of Edinburgh room, a double bedroom and the master are within easy reach and many have direct bus bedroom with en suite shower room. services from East Lothian. From the first floor landing, three further DESCRIPTION bedrooms can be accessed as well as a spacious family bathroom with free standing bath, Converted in 1998, 3 Tyninghame Mains forms shower, WC and basin. Two of the bedrooms part of a steading building which was linked have integrated wardrobe space, and the third to Tyninghame House. Overlooking a private has a larger dressing area incorporated into the and tranquil courtyard, the property forms the eaves. northwest aspect of the courtyard, and has a large L shaped private garden to the rear. OUTSIDE From the gravelled courtyard, the front door The L shaped garden to the rear of the property opens up onto an entrance hall with feature is wonderfully private and overlooks the exposed stone wall. At the end of the hall is a neighbouring fields and woodland. There is a shower room, located next to a door leading stone terrace which borders the property and out to the rear patio. A large kitchen with extends to the garage, with an additional area of breakfast area is located down the west wing of timber decking which provides a seating area. the property, passing by a spacious utility room. On the edge of the property is an outbuilding The kitchen has fitted base and wall units, access comprising three garages. The middle garage to the rear patio, and a quaint window seat belongs to 3 Tyninghame Mains, and has an overlooking the courtyard. A wood burning stove access door leading onto the paved patio. provides a focal point for the room. Adjacent to the garage is a wooden summerhouse tucked under the shade of mature trees in From the main entrance hall a snug family amongst the orchard. An area of lawn extends to room can be accessed which features patio doors either side of the paved patio. opening onto the rear garden. A staircase leads up to a mezzanine level study, with three Velux windows, and a viewing gallery overlooking the dining and sitting rooms.

On the ground floor, the double height and open plan dining and sitting room is located to the right of the entrance hall, and is divided by an open fireplace and brick chimney. The large room provides spacious areas for both dining and seating, and is lit by dual aspect windows and patio doors opening up onto the courtyard. Approximate Gross Internal Floor Area: 286.50m² (3084sqft)

For Identification Only. Not To Scale.

Ensuite Family Shower Shower Room Room Room 6.73 x 3.99 22'1'' x 13'1'' Dining Room Sitting 5.41 x 3.91 Room 17'9'' x 12'10'' 5.92 x 5.59 19'5'' x 18'4'' Bedroom 2 Master Shower 3.48 x 3.40 Bedroom Room 11'5'' x 11'2'' 4.75 x 3.56 15'7'' x 11'8''

Vestibule

Utility 2.87 x 2.59 9'5'' x 8'6''

Dressing Room 3.96 x 1.17 Void 13' x 3'10''

Study Bedroom 4 Bathroom 4.80 x 4.19 3.78 x 3.17 Kitchen/ 15'9'' x 13'9'' 12'5'' x 10'5'' Dining Room Void 6.73 x 3.94 Bedroom 3 22'1'' x 12'11'' 3.96 x 3.76 13' x 12'4'' Bedroom 5 4.72 x 2.18 15'6'' x 7'2''

Ground Floor First Floor GENERAL REMARKS IMPORTANT NOTICE Services Mains water and electricity and drainage; heating Savills, their clients and any joint agents give is powered by an oil boiler. notice that:

Local Authority 1. They are not authorised to make or give any East Lothian Council tax band G. representations or warranties in relation to the property either here or elsewhere, either on Fixtures and Fittings their own behalf or on behalf of their client Standard fixtures and fittings to be included or otherwise. They assume no responsibility within the sale. for any statement that may be made in these particulars. These particulars do not form part Conservation of any offer or contract and must not be relied 3 Tyninghame Mains is situated within the upon as statements or representations of fact. conservation area of Tyninghame. 2. Any areas, measurements or distances are Servitude rights, burdens and wayleaves approximate. The text, photographs and plans The property is sold subject to and with are for guidance only and are not necessarily the benefit of all servitude rights, burdens, comprehensive. It should not be assumed that This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. reservations and wayleaves, including rights Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the the property has all necessary planning, building convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from of access and rights of way, whether public any contract. NOT TO SCALE. regulation or other consents and Savills have or private, light, support, drainage, water not tested any services, equipment or facilities. and wayleaves for masts, pylons, stays, cable, Purchasers must satisfy themselves by inspection drains and water, gas and other pipes, whether or otherwise. contained in the Title Deeds or informally constituted and whether referred to in the Photographs dated: June 2017. General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied 23/06/17 F.G. himself as to the nature of all such servitude rights and others.

Offers Offers, in Scottish legal form, must be submitted by your solicitor to the Selling Agents.

It is intended to set a closing date but the seller reserves the right to negotiate a sale with a single party. All genuinely interested parties are 3 Tyninghame Mains Area About advised to instruct their solicitor to note their : 0.33 acres interest with the Selling Agents immediately after inspection. This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Hatched area is 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 communal courtyard 0m 10anym contract.20 m3NOT TO0m SCALE.