OLD FARMHOUSE pencaitland • • OLD PENCAITLAND FARMHOUSE Pencaitland • Tranent • East Lothian EH34 5DE

Stone built farmhouse in a village setting with pretty garden and a superb blend of modern and traditional accommodation

= Entrance hallway, kitchen, dining room, snug, conservatory, utility room, bedroom, study and WC Drawing room, 4 bedrooms (1 en suite) and family bathroom Double garage and driveway Garden with terrace Summerhouse, potting shed, shed and greenhouse EPC Rating = D

Savills Wemyss House 8 Wemyss Place, Edinburgh EH3 6DH 0131 247 3738 [email protected] SITUATION The ground floor has a welcoming entrance Old Pencaitland Farmhouse is situated in the hallway with doors off to the kitchen, dining heart of Pencaitland, a picturesque village within room and bedroom. The dining room looks the highly desirable county of East Lothian. over the back patio and has a door to a short The nearby towns of Haddington and Tranent flight of steps leading to a superb conservatory have a good range of services and facilities with French doors opening into the garden.The while Edinburgh, less than 16 miles away, has kitchen is a wonderful space with a cosy snug a more extensive range of amenities including situated off. There is room for a dining table an international airport, universities, cultural and a range of base and wall mounted units with attractions and shops. Combined with its easy integrated Siemens appliances. access to the coast and country, Pencaitland Beyond the kitchen is the recently built perfectly balances urban and rural life. Old extension which has a WC, utility room and Pencaitland Farmhouse is well positioned large study with double doors out to the garden. for schools and has good transport links. A back door is also located here, adjacent to the Pencaitland Primary School is highly regarded garage and parking area. and only a short walk from the property. Ross High in Tranent provides local secondary The staircase to the first floor passes by a set schooling. There is a direct bus service from of French doors from which there are stone Pencaitland to Edinburgh and Haddington and steps down to the garden. The large doors allow the train stations at , Newcraighall and for lots of natural light to flood into both the also offer good commuter services. ground and first floor hallways. The formal The A1 and A68 provide superb road links to sitting room is triple aspect and on the west side Edinburgh city centre and the A720 City Bypass of the house with views over the surrounding as well as access to the Scottish Borders.The East countryside. The room is heated by a wood Lothian countryside offers a wonderful quality burning stove set beneath a decorative timber of life, supporting a wide range of activities such mantelpiece in addition to period wall-mounted as cycling, horse riding and field sports and is radiators. particularly well known for its quality links golf courses. The towns of Tranent, Haddington and The master bedroom is situated in the modern have a range of sports clubs and extension where there is also an en suite well equipped sports centres, including indoor bathroom and dressing area.. There are a swimming pools. further three bedrooms on the first floor which share a shower room.

DESCRIPTION The gardens which surround Old Pencaitland Old Pencaitland Farmhouse is a traditionally Farmhouse are well stocked and mature. To built stone property with a modern extension the front is a gravelled area flanked by flower providing spacious and comfortable beds with a path leading to the front door. accommodation over two floors. The property This is located adjacent to the driveway and a has a number of period features throughout parking area which has plenty of space for cars such as sash and case windows and decorative and access to a double garage. Immediately cornicing. behind the house and facing south is a spacious terrace which is ideal for outdoor dining and Local Authority & tax band Servitude rights, burdens and wayleaves interest with the Selling Agents immediately entertaining. The main area of garden faces Tax Band G. The property is sold subject to and with after inspection. west and gently slopes down from the patio, the benefit of all servitude rights, burdens, where there is a beautiful pond. In addition to Conservation Area reservations and wayleaves, including rights Deposit the expanse of lawn are well stocked borders, The Old Pencaitland Farmhouse is within the of access and rights of way, whether public A deposit of 10% of the purchase price may be a substantial timber greenhouse, potting shed, Pencaitland Conservation Area. or private, light, support, drainage, water required. It will be paid within 7 days of the summerhouse and raised beds. conclusion of Missives. The deposit will be Fixtures & Fittings and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes, whether non-returnable in the event of the Purchaser(s) All white goods, blinds and curtains and fitted contained in the Title Deeds or informally failing to complete the sale for reasons not DIRECTIONS floor coverings are included within the sale. All constituted and whether referred to in the attributable to the Seller or his agents. The entrance to Old Pencaitland Farmhouse light fittings are excluded from the sale but will General Remarks and Stipulations or not. The is located diagonally opposite the petrol filling be replaced with pendants prior to completion Agents note Purchaser(s) will be held to have satisfied himself station situated in the centre of Pencaitland. On of a sale. There is a strip of land to the west of The Old entering keep to the right hand side and follow as to the nature of all such servitude rights and Pencaitland Farmhouse which is zoned for the driveway to the double garages. Access others. development of 16 houses, included within the The first section of driveway is under shared East Lothian Local Plan. There are no plans with ownership. Offers GENERAL REMARKS Offers, in Scottish legal form, must be East Lothian Council to develop this area. Viewings Solicitors submitted by your solicitor to the Selling Agents. Strictly by appointment with Savills - Thorntons Law, Kinburn Castle, St Andrews, It is intended to set a closing date but the seller 0131 247 3738. KY16 9DR. Tel: 01334 477 417. reserves the right to negotiate a sale with a single Services E: [email protected] party. All genuinely interested parties are Mains water, gas, electricity and drainage. advised to instruct their solicitor to note their Approximate Gross Internal Floor Area: Main House: 2965 sq ft / 275.4 sq m Garage & Store: 411 sq ft / 38.2 sq m Greenhouse Area: 141 sq ft / 13.1 sq m Storage Shed / Potting Shed Area 246 sq ft / 22.9 sq m Summer House / Store Area 325 sq ft / 30.2 sq m Total Combined Floor Area 4088 sq ft / 379.8 sq m

POTTING SHED For Identification Only. Not To Scale. 7'4 x 5'9 (2.24m x 1.75m)

STORAGE SHED 16'4 x 15'9 (4.98m x 4.80m)

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. 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 any contract. NOT TO SCALE.

Storage Shed m) M

4 BEDROOM x 1.93

x 6' 12'4 x 9'

11 (3.76m x 2.74m) 2m 8' BEDROO

(2 .7 N SITTING ROOM 22'2 x 15'3 (6.76m x 4.65m) DRESSING SUMMER HOUSE ROOM 15'9 x 15'8 (4.80m x 4.78m) BEDROOM 12'5 x 9'4 (3.78m x 2.84m)

STORE MASTER 13'8 x 5'3 UP BEDROOM (4.17m x 1.60m) 14'4 x 13'6 Ground Floor (4.37m x 4.11m)

This Plan is based upon the Ordnance Survey Map with the sanction of the Summer House Controller of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the convenience of Purchasers only. Its accuracy is not IN guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

BEDROOM 14'11 x 10'1 KITCHEN (4.55m x 3.07m) 15'8 x 12'2 UTILITY (4.78m x 3.71m) ROOM GREENHOUSE 15'4 x 9'2 (4.67m x 2.79m) CONSERVATORY 21'7 x 13'4 (6.58m x 4.06m) UP HALL DINING ROOM UP 14'11 x 11'9 FAMILY ROOM (4.55m x 3.58m) 11'11x 9'5 Greenhouse (3.63m x 2.87m) GARAGE / WORKSHOP 22'10 x 18' (6.96m x 5.49m) STUDY UP 14'4 x 12'5 (4.37m x 3.78m) First Floor

Garage IMPORTANT NOTICE Savills, 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 here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. 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. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. Photos taken in October 2019. Particulars prepared in October 2019 19/11/07 ER