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Pogbie Lodge, Humbie, East Lothian

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Pogbie Lodge, Humbie, East Lothian Pogbie Lodge, Humbie, East Lothian Pogbie Lodge Humbie, East Lothian A tastefully renovated, traditional cottage with flexible accommodation on a single floor. Approximate mileages Edinburgh 20 miles • Haddington 7 miles Ideal for holiday letting with existing client base or as a lovely private home with secure garden. Comfortable commute to Edinburgh Sitting room • Kitchen/dining room • 4 Bedrooms • Bathroom and WC • Sun room Flexible accommodation Oil fired central heating Lovely private garden setting About 0.36 acres in all Haddington Office Haddington House 28 Sidegate, Haddington EH41 4BU t 01620 828 962 [email protected] Situation Built-in cupboards in the secondary bedroom are of Services Pogbie Lodge is located in a beautiful, private and original pitch pine. Both the bathroom and kitchen Mains electricity, drainage to septic tank, oil fired secluded setting deep in the East Lothian countryside have been completely replaced and there is a new oil central heating. approximately 2 miles from the historic village of fired central heating combination boiler. Humbie and about 20 miles south of Edinburgh. The accommodation is all on one floor and it is laid out Council Tax Humbie has a good village shop, hall and primary to maximise its attractiveness as a holiday let but could The cottage is currently rated as a holiday let but is school and the nearest county town is Haddington easily be reconfigured. It currently has a sitting room, below the current payment threshold. (about 7 miles) which has supermarkets, excellent local 4 bedrooms, bathroom and separate WC. There is a sun shops, a leisure centre and good sports facilities. room adjoining the west gable wall which makes a EPC Rating It also has a private pre-prep school. The catchment super conservatory in summer and a separate boiler Band E. area for secondary schooling is Tranent and there are house at the back which is heated, insulated and big a wide range of independent schools in Edinburgh with enough to use as a drying room or even a studio. Viewing pick up services around the county. Strictly by appointment with the selling agents, The Garden Smiths Gore on 01620 828 962. There is a riding school on the door step at Pogbie The garden is a huge part of Pogbie Lodge. It extends Farm and lots of excellent walks all around. in total to just over 1/3rd of an acre and is enclosed Closing Date with high hedges and timber fences. It has three areas Pogbie Lodge Offers should be submitted in Scottish legal terms to of lawn linked by gravel and flagged paths and divided the selling agents. The owner reserves the right to sell Pogbie Lodge is the former gate house to Pogbie House by deep borders and mature orchard trees. Enclosed without imposing a closing date and will not be bound which lies just beyond. It is built of local stone and within the wings of the house is a flagged stone terrace to accept the highest or indeed any offer. brick which has been partly rendered and painted and with delightful plantings and which is a lovely sun trap has a pitched and slate clad roof. in summer. Entry The house has recently been refurbished and There is a timber Summer House at the bottom of the By arrangement. modernised whilst keeping as much of the original garden where the short drive enters the property and character as possible. There are parquet floors, beyond that into open woodland. The views to the west astragal doors, stone fire places and sash windows. and Lammermuir Hills over the hedge are lovely. Directions From Edinburgh follow signs to A68 and Jedburgh. After 5 miles you will come to Pathhead. Drive through and on to the next village which is Fala lying on the left side of the A68; turn left through Fala and follow signs for Humbie and B6457. At the T junction turn right onto B6368 (do not follow the sign for Humbie), and then take the first turn on the left, about 1/2 mile later, following signs for Pogbie. The road goes into a dip and then comes up to a Tjunction, after about 1/2 mile. Turn right here. At the next Tjunction, turn right, following the sign which says “Pogbie Farm only”. Pogbie Lodge is the first house on the right; about 0.4 mile from the Pogbie Farm sign; and is signposted. If you reach the farmyard, where the road ends, you have gone too far. SatNav using the postcode takes you to a different house. Reproduced from the Ordnance Survey map with the sanction of the Controller of H.M. Stationery Office Licence No. ES100004883 © CROWN COPYRIGHT RESERVED. The plan is published for convenience only. Although Reproduced from the Ordnance Survey map with the sanction of the Controller of H.M. Stationery Office Licence No. ES100004883 © it is thought to be correct its accuracy CROWN COPYRIGHT RESERVED. The plan is published for convenience only. Although it is thought to be correct its accuracy cannot be cannot be guaranteed and it does not form guaranteed and it does not form part of the contract. NOT TO SCALE. part of the contract. NOT TO SCALE. Important Notice Whilst every care has been taken in the preparation of these particulars, all interested parties should note: (i) the descriptions and photographs are for guidance only and are not a complete representation of the property; (ii) plans are not to scale, are for guidance only and do not form part of the contract; (iii) services and any appliances referred to have not been tested, and cannot be verified as being in working order; (iv) no survey of any part of the property has been carried out by the Vendor/Lessor or Smiths Gore; (v) measurements are approximate and must not be relied upon. Maximum appropriate room sizes are generally given, to the nearest 0.1 metres. Outbuildings are measured externally (unless otherwise stated) to the nearest 0.5 metres. For convenience an approximate Imperial equivalent is also given; (vi) only those items referred to in the text of these particulars are included; (vii) nothing in these particulars or any related discussions forms part of any contract unless expressly incorporated within subsequent written agreement; (viii) please note that if you make an acceptable offer for this property we will have to confirm your identity, as required by the Money Laundering Regulations 2007. Haddington Office t 01620 828 962 [email protected] smithsgore.co.uk.
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