Under Bolton Farmhouse Nr Haddington, East Under Bolton Farmhouse Bolton, Haddington, , EH41 4HL

A substantial, stone-built, period farmhouse with magnificent southerly views over its land and beyond

Haddington 3 miles, Gifford 3 miles, 22 miles

Ground floor: Porch | Hall | Drawing room Dining room | Study | Shower room Kitchen/sitting room | Utility room | Boot room

First floor: Master bedroom | 3 Further double bedrooms | Single bedroom | Bathroom

Separate annexe with 2 bedrooms (both with en suite shower rooms)

Garden

Paddock

River frontage to the Coulston Water

EPC G

About 3.28 acres

Situation Under Bolton Farmhouse is situated Compass private preparatory school are in approximately 3 miles to the south of Haddington. Kings Meadow primary school, Haddington. Haddington caters for everyday Haddington infants’ school and Knox Academy amenities with the High Street at the heart of the secondary school are also within the vicinity. town, which has many independent shops, There are a number of private schools in supermarkets, banking and professional Edinburgh. services, a library, and a range of cafes, pubs and restaurants. The Aubigny Sports Centre The property is ideally placed for easy access has a wide range of sporting activities for all the onto the A1 north and south. For those who family along with swimming pool. The town travel into Edinburgh regularly, the best train hosts an annual agricultural and country show station is or there is a bus link from every June, and in September the Lammermuir Haddington to which connects with Festival presents a programme of international local commuter trains. There is a mainline quality music, in venues such as Lennoxlove station at which has a regular service to House on the outskirts of the town. . Edinburgh airport serves many UK, European and international destinations. For the In terms of education, Yester Primary school in outdoor enthusiast there is no shortage of Gifford has an excellent reputation and The activities and pursuits in the area. Pumpkin Patch private nursery and The The John Muir Way, which extends for almost 73km linking East Lothian with Edinburgh and the Scottish Borders offers magnificent views of East Lothian and provides the opportunity to experience the local flora and fauna. To the south, the Lammermuir Hills has many hill walks, trekking and a variety of field sports.

East Lothian is well known for its quality links golf courses, including Muirfield, , , Luffness and two courses in nearby Gifford. To the north, the of Forth with its sandy beaches is popular throughout the year with local families, picnickers, horse riders, ramblers and dog walkers. The coast is popular with windsurfers and kite surfers while North Berwick and Dunbar have active yacht clubs. Edinburgh offers a wide variety of cultural, shopping, leisure and business facilities to be expected of ’s capital.

The Property Under Bolton Farmhouse is an exceptional, detached, stone-built farmhouse thought to date from the 1800s. The house enjoys a wonderful position on the edge of Bolton village, and faces south east, overlooking the rolling countryside, woodlands and its own land. The house has extensive accommodation arranged over ground and first floors, which extends to approximately 2,934 sq ft. The house has some lovely period features, including high ceilings, picture rails and cornicing and is an ideal family house.

The ground floor accommodation is approached through a porch which leads into the main reception hall. Off the reception hall, there is a drawing room with 2 south east facing windows and an open fireplace with a marble surround. There is a dining room, also with south east facing views, which has an open fireplace with a tiled surround and 2 press cupboards. This plan is based upon the Ordnance Survey This plan is based upon the Ordnance Survey map with the sanction of the Controller of HM map with the sanction of the Controller of HM Stationery Office. Crown copyright reserved. Stationery Office. Crown copyright reserved. Licence 100041908. NOT TO SCALE Licence 100041908. NOT TO SCALE

Adjacent to the dining room is an office, which The ground floor accommodation is completed Outside Included in the sale is a paddock, which lies to could be used as a small family sitting room. by a shower room between the kitchen and the The principal entrance for the property is through the east of the house, and extends up to the The heart of the ground floor accommodation is hall. a wrought iron gate and from here a gravelled mid-point of the Coulston Water. This has two the kitchen/sitting room. The kitchen has an oil- driveway leads to the back of the house. The access points, one at the north end and one just fired, 4-oven Aga and there is a range of wall On the first floor, there are 4 double bedrooms garden on either side of this drive is most to the north of the courtyard. Please note that and floor units. These incorporate a stainless and a single bedroom. These are accessed off a attractive, with an herbaceous border on one the owners of the property would consider steel, twin sink, large fridge, and there is space landing, which is lit by a picture window. Also side and a large lawn interspersed with shrub renting the land which extends to the south of and plumbing for a dishwasher. There is also accessed off the landing is a family bathroom borders on the other side. There is a hard- the paddock. space for an electric cooker next to the Aga. with a bath, basin and WC. standing courtyard to the side of the house which is accessed via a separate track. To the Site Plan There is a large sitting room area, which has an Contained within an outbuilding, off the southwest of the house, is a patio surrounded by The site plan contained within these particulars is electric fireplace with wood surround and fitted courtyard, are 2 further double bedrooms. a shrub border, containing a BBQ area. The drawn up from the old Sasine title plans and is bookshelves either side. Accessed from the These each have an en suite shower room, principal garden lies to the south east and has 2 provided for indicative purposes only. A new site kitchen, there is a utility room, which has a hanging space and views out over the garden large lawns. There is a rose bed immediately in plan will be provided as part of the Land Registry stainless steel sink, fitted cupboards and space and would be ideal for running a small Bed & front of the house, various other shrub borders process. and plumbing for a washing machine, tumble Breakfast enterprise from. and a number of fruit trees. drier and a freezer. The boot room/back hall houses the oil-fired boiler and there is fitted cupboard space.

General Council Tax: Band G. Local Authority: . Tel: 01620 827 827. Services: Mains water, electricity, gas, drainage and gas fired central heating. BEDROOM The services have not been checked by the 12'4 x 12' BEDROOM Note: MASTER BEDROOM SITTING ROOM DINING ROOM (3.76m x 3.66m) 15'6 x 12'5 selling agents. 20'2 x 16'3 21'6 x 16'4 16'5 x 13'4 (4.72m x 3.78m)

(6.15m x 4.95m) (6.55m x 4.98m) (5.00m x 4.06m) Fixtures and fittings: The fitted carpets and light N fittings are included in the subjects of sale. Offers: Offers are to be submitted in Scottish legal terms to the selling agents. Prospective purchasers BEDROOM are advised to register their interest in writing after 13'1 x 11'8 STUDY BEDROOM (3.99m x 3.56m) viewing to the selling agents in order to be kept fully 14'2 x 7'10 10'1 x 7'10 (4.32m x 2.39m) informed of any closing date that may be set. (3.07m x 2.39m)

Directions: From Edinburgh, take the A1 heading east. Pass Wallyford and and exit the A1 at IN FIRST FLOOR the Junction. Cross the dual carriageway GROSS INTERNAL FLOOR AREA and then take the left turn onto the A199, towards APPROX. 1097 SQ FT / 102 SQ M

Haddington. After about 1.3 miles, turn right onto a GROUND FLOOR minor road. Follow this road, turning sharp left, then GROSS INTERNAL FLOOR AREA LIVING/DINING/KITCHEN APPROX. 1837 SQ FT / 171 SQ M shortly after, sharp right and continue until the T 22'6 x 20'11 (6.86m x 6.38m) junction. Go straight over at the junction and BOOT ROOM 11'10 x 6'7 through Samuelston. Cross the bridge over the (3.61m x 2.01m) River Tyne and go straight on. Shortly after, the road UPPER BOLTON NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY STUDIO ROOM STUDIO ROOM swings round to the right. Don’t go right here but go APPROXIMATE GROSS INTERNAL FLOOR AREA 14'7 x 13'5 14'5 x 13'5 straight on, following the road until the next junction. HOUSE - 2934 SQ FT / 273 SQ M (4.45m x 4.09m) (4.39m x 4.09m) OUTBUILDINGS - 399 SQ FT / 37 SQ M Turn left and follow the road into Bolton. Under All measurements and fixtures including doors and windows Bolton Farmhouse is the first house on the right are approximate and should be independently verified. Copyright © exposure hand side. www.photographyandfloorplans.co.uk

OUTBUILDING Viewing: Strictly by appointment with the selling GROSS INTERNAL FLOOR AREA agents, Strutt & Parker’s Edinburgh Office. APPROX. 399 SQ FT / 37 SQ M Tel: 0131 226 2500. Edinburgh 28 Melville Street, Edinburgh EH3 7HA 0131 226 2500 IMPORTANT NOTICE: Strutt & Parker LLP for themselves and for the Landlords of this property, whose agents they are, give notice that: 1. The letting particulars have been prepared in good faith to give a broad description [email protected] of the property. 2. Please note that Strutt & Parker have not carried out a survey of the property, nor have we tested any of the services or appliances, but have relied only upon our own brief inspection and upon information struttandparker.com supplied to us by the Landlord. 3. The description, including photographs of the property and its contents are intended to be a guide only rather than a detailed and accurate report and inventory. 4. Floor plans, measurements, areas and distances are intended to be approximate only and should not be relied upon for the purpose of fitting furniture etc. 5. Photographs are not necessarily comprehensive or current, and no assumptions should be made that any contents shown in them are included in the letting of the property. 6. No representation or warranty is given as the title of the property or as to the existence or otherwise of any 50 offices across England and Scotland, planning consent, building regulation approval or other statutory or regulatory permission. 7. Prospective tenants should note that offers are subject to status, references and a comprehensive agency agreement. 8. The stated rent may not include all services, amenities or outgoings generally that may, by necessity or choice, be associated with the property. 9. If there is any particular aspect of the property about which you would like including 10 offices in Central London further information, we invite you to discuss this with us, especially before you travel to view the property. Photographs taken July 2015. Particulars prepared July 2015.