EAST BROADLAW Oatridge • • • EH52 6ND

EAST BROADLAW Oatridge • Ecclesmachan West Lothian • EH52 6ND

Superb renovated mill house with open countryside views to the Pentlands

Uphall 2 miles, Livingston 5.6 miles, city centre 17 miles, 35 miles = Entrance hall, study, sitting room, dining room, master bedroom with en suite bathroom, three further bedrooms (one en suite), bathroom, utility, sun room. Kitchen with breakfast area, sitting room, games room, shower room, bar. Bedroom, shower room. Double garage, greenhouse, garden shed, decked terrace, patio, garden. EPC Rating = E Area about 0.87 acres

Savills Edinburgh Wemyss House 8 Wemyss Place, Edinburgh EH3 6DH 0131 247 3700 [email protected] VIEWING Strictly by appointment with Savills - 0131 247 3738.

DIRECTIONS From Edinburgh head west on the A90, Queensferry Road. Leave the A90 at Junction 1, taking the first exit on the roundabout for the A904. Turn left off A904 for the B8046. At the T junction with B9080, turn right, and then the first left on to the B8046. Continue on this road, passing through the village of Ecclesmachan, turn right following the signs for West Binny and the golf course. Continue down this road, passing the golf course on your right hand side. East Broadlaw is the next left, signposted as Brockville.

SITUATION Set in a lovely rural location about 2 miles north of , East Broadlaw is surrounded by open countryside, yet has the benefit of being close to excellent transport links for commuting to Edinburgh or Glasgow.

The nearby railway stations of Livingston and Uphall provide good commuter services. There is also a convenient tram stop at Ingliston Park & Ride and the property is extremely well placed for driving to both Edinburgh and Glasgow, via the A71 and M8/M9 and M90 motorway network.

The area is well served by local playgroups and nursery, primary and secondary schools. Nearby Livingston offers a wide range of services and amenities including extensive shopping facilities, supermarkets, restaurants, coffee shops and leisure facilities, including gyms and swimming pools, and also a multiscreen cinema. The nearby town of is 3.4 miles away, and provides a range of shops, pubs, a post office, a medical practice, library, pharmacies, swimming large family bathroom, which lies adjacent to the pools, and leisure/gym centre. All the fee paying bedroom. schools in Edinburgh are easily accessible, as East A utility room with connected store houses the Broadlaw is located only around 17 miles from the oil boiler. The hallway leads to a back hall, with city centre. side door providing access to the rear patio and The Scottish National Equestrian Centre is located garden. A large sun room, in a pentagonal nearby, which offers state of the art facilities shape, overlooks the side garden and decked and often hosts both domestic and European terrace with access from two patio doors. competitions. Oatridge Golf Club is located just Timber trusses and beams are featured alongside down the road from East Broadlaw, and is further four electric Velux windows. complemented by Binny golf course. From the back hall, a short staircase leads down to the next level of the property, which DESCRIPTION was the original stores attached to the mill. Originally a mill house that dates back to 1862, An incredible double height, open plan space East Broadlaw has since been converted into a houses a modern kitchen with breakfast area, spacious and light family home. and a further seating area focused around a The front door opens up onto the welcoming log burning stove. The kitchen features an entrance hall, which is wonderfully light and original stone wall with wood burning stove, spacious due to three full length windows looking island with Belfast sink, storage cupboards, into the dining area and beyond to the rear and worktop space which is located underneath garden. To the left of the hall is a study, and access a suspended storage rack. The kitchen units to the open plan sitting and dining rooms. The are topped with granite worktops and include two areas are separated by a feature stone wall integrated appliances such as Siemens induction housing an open fire and log store. Large double hobs, double oven, microwave and fridge. The patio doors open up to the rear garden and patio, breakfast area is located under the four Velux flooding the space with natural light. The views skylights, and next to a low lying window with beyond the garden extend to the open countryside seat, overlooking the garden. and feature the Pentland Hills. The dining area Steps lead down to the sitting room with patio has two windows also overlooking the rear garden doors opening onto the west garden, and and countryside beyond. focuses around a second wood burning stove set Accessed from the sitting room are a double within an original stone wall. A door set within bedroom and the master suite. The master the stone wall leads through into a spacious bedroom features an en suite shower room, and versatile games room that would also make dressing area, and dual aspect windows. an excellent family room or home cinema. A Overlooking the front drive are three full height snooker table is set under low hanging lights, windows, one of which is also a patio door. and a shower room, bar and store are located at the far wall. Stairs lead up to a first floor To the right of the entrance hall are two further landing, off which is a shower room and further double bedrooms, one of which has an en suite bedroom, with dual aspect windows overlooking shower room. The other bedroom is serviced by a the garden and countryside. Approximate Gross Internal Floor Area: Main House: 393.99 sq.m (4241 sq.ft) Garage, Greenhouse & Shed: 64.29 sq.m (692 sq.ft)

For Identification Only. Not To Scale. Garage Shed 6.55 x 6.02 4.72 x 2.84 21'6'' x 19'9'' 15'6'' x 9'4''

Ground Floor

Master Bedroom 6.30 x 5.11 20'8'' x 16'9''

Outside From the quiet lane that leads down to the property, Dressing Bedroom 5 Shower Area 3.48 x 3.45 Room Bedroom 2 11'5'' x 11'4'' 4.47 x 4.22 a front parking area is easily accessed and can house 14'8'' x 13'10'' multiple vehicles. A double garage is located off the parking area and contains a floored loft used for further Ensuite Bathroom storage.

Sitting Room 5.82 x 4.70 19'1'' x 15'5'' First Floor The paved area continues around the house to the front

Study 2.97 x 1.78 door, with landscaped terraced gardens on the boundary 9'9'' x 5'10'' line.

Surrounded on the remaining sides, East Broadlaw is

Dining set within a pretty landscaped garden. To the west is the

e Hall Room 4.22 x 3.71 Stor 13'10'' x 12'2'' original water source that once fed the mill, and is now a tranquil water feature; the sun room, and large decked Ensuite Bathroom terrace. Shower Room Kitchen/ Entertainment Following the gradient of the property, the garden Hall Dining Room Bedroom 3 Bedroom 4 Room 8.23 x 5.21 4.70 x 3.40 5.59 x 2.46 10.57 x 5.16 27' x 17'1'' descends down a gentle slope, with stone staircase, with 15'5'' x 11'2'' 18'4'' x 8'1'' Bathroom Utility 34'8'' x 16'11'' Bar raised beds, vegetable patches, and a greenhouse located Store at the site of the original mill wheel. The rear garden, looking south to the Pentland Hills, is wonderfully Store Greenhouse Ground Floor 5.11 x 2.29 landscaped and features well maintained flower beds, 16'9'' x 7'6'' shrubs, a further patio area, paved path, and sculptures made of reclaimed stone from the original mill. Sunroom 4.98 x 4.85 16'4'' x 15'11'' GENERAL REMARKS Services Deposit 166.6m 158.9m Mains water, electricity, oil boiler and private A deposit of 10% of the purchase price may be

drainage. Two multi-fuel stoves and an open fire. required. It will be paid within 7 days of the Trac

conclusion of Missives. The deposit will be k Local Authority non-returnable in the event of the Purchaser(s) East Broadlaw is in West Lothian council tax failing to complete the sale for reasons not band G. attributable to the Seller or his agents. Right of Access There is a public footpath that leads along the IMPORTANT NOTICE Savills, their clients and any joint agents give drive leading up to East Broadlaw, and continues East Broadlaw down, adjacent to the rear garden. notice that:

Fixtures and Fittings 1.They are not authorised to make or give any All standard fixtures and fittings are to be representations or warranties in relation to the included in the sale. Other items may be property either here or elsewhere, either on Tr available by separate negotiation. their own behalf or on behalf of their client Issues ack or otherwise. They assume no responsibility East Broadlaw

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Area about : 0.87 acres Servitude rights, burdens and wayleaves for any statement that may be made in these 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 The property is sold subject to and with particulars. These particulars do not form part any contract. NOT TO SCALE. the benefit of all servitude rights, burdens, of any offer or contract and must not be relied reservations and wayleaves, including rights upon as statements or representations of fact. of access and rights of way, whether public or private, light, support, drainage, water and 2.Any areas, measurements or distances are wayleaves for masts, pylons, stays, cable, drains approximate. The text, photographs and plans and water, gas and other pipes, whether contained are for guidance only and are not necessarily in the Title Deeds or informally constituted and comprehensive. It should not be assumed that whether referred to in the General Remarks and the property has all necessary planning, building Stipulations or not. The Purchaser(s) will be regulation or other consents and Savills have held to have satisfied himself as to the nature of all not tested any services, equipment or facilities. such servitude rights and others. Purchasers must satisfy themselves by inspection or otherwise. Offers Offers, in Scottish legal form, must be Photographs dated: May 2018 submitted by your solicitor to the Selling Agents. 18/05/16 [FG] 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 advised to instruct their solicitor to note their

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. interest with the Selling Agents immediately 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 after inspection. any contract. NOT TO SCALE.