Northfield Dirleton, North Berwick, East Lothian

Northfield Dirleton, North Berwick, East Lothian, EH39 5EQ A modern family house situated in a private position within Dirleton with wonderful rural views.

North Berwick 2½ miles, Gullane 2 ½ miles, Edinburgh City Centre 24 miles (All distances are approximate) Entrance porch | Hallway | Dining kitchen (with double doors leading to south facing decked area) Sitting room with open fireplace| Study/bedroom 5 | Gym/games room | Shower room | Living room (with doors out to decking area) | Bedroom with ensuite shower room| Two further bedrooms | Family bathroom Principal bedroom with ensuite bathroom (separate shower) with wonderful rural views from gable window Patio with decking area| Lawn and planted borders | Garage and potting shed Private driveway and gravelled parking area

Uninterrupted rural views About 0.30 acres

Edinburgh 80 Queen Street, Edinburgh EH2 4NF Tel: 0131 222 9600 [email protected] knightfrank.co.uk Situation Northfield sits in the very attractive village of Dirleton in East Lothian between Gullane and North Berwick and yet only a forty minute drive from Edinburgh city centre. The conservation village has a range of local services including a restaurant, café, bowling green and primary school. Further services can be found in Gullane including several renowned restaurants (The Chez Roux at Greywalls, La Potiniere and Tom Kitchin’s Bonnie Badger) as well as in North Berwick with supermarkets and the well regarded North Berwick High School. Private schooling is readily available in the area including Bellhaven Hill Preparatory school in Dunbar, Compass School in Haddington, Loretto School in Musselburgh and a further selection within Edinburgh. Northfield sits very close to the wonderful East Lothian coastline providing plenty of stunning sandy beaches including Yellowcraig beach only a 5 minute drive away. As well as the castle in the village itself, there is also The Museum of Flight 7 miles away. The Archerfield Estate is only 1½ miles away providing luxury accommodation, as well as a walled garden farm shop, restaurant and spa. The area is synonymous with golf with three courses surrounding Gullane which was host to the Scottish Open and Ladies Scottish Open in 2018. Archerfield has two courses aptly named “The Dirleton” and “Fidra”. For golfing enthusiasts there are 21 courses within a 20 minute drive, including courses at Luffness, North Berwick and the Open Championship course of Muirfield. As well as golf, there is plenty on offer in the surrounding area for the outdoor enthusiast including hillwalking, yachting, tennis, surfing, fishing and mountain biking. For commuters, there is a fast, regular train to Edinburgh from North Berwick or Drem (25 miles) which takes 30 minutes. The A1 motorway provides swift motorway links to Edinburgh city centre and the south. Edinburgh airport (33 miles) provides regular flights to a range of UK, European and International destinations. Description Northfield is situated just off the main street in Dirleton via window to take in the rural views. There is also a separate a private driveway. Understood to have been built in 1973 sitting room with open fireplace. originally as a farm cottage, the owners added a wonderful Benefiting from mains gas central heating, the extension completed in 2015 to include an additional accommodation is as follows: 2 bedrooms and reception room, including a wonderful principal suite on the first floor. Northfield sits in a unique Ground floor: entrance porch, hallway, dining kitchen, position with uninterrupted rural views to the north, yet a sitting with open fireplace, study/bedroom 5, bedroom with short distance from the centre of the village. ensuite shower room, two further bedrooms, gym/play room, shower room and family bathroom Benefiting from double glazing, features included the living room with doors out to a decking, as well as the principal First floor: principal bedroom with ensuite bathroom bedroom upstairs with a wonderful floor to ceiling gable (with separate shower)

Reception Approximate Gross Internal Floor Area 2,376 Sq Ft - 220.73 Sq M Bedroom Garage & Shed: 287 Sq Ft - 26.66 Sq M Bathroom This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars. Kitchen/Utility Storage Outside

Shed 5'11'' x 5' Porch 1.80 x 1.52m Sitting Room 17'7" x 13'10" Family 5.36 x 4.22m Shower Room Room 15'4'' x 12'6'' Bedroom 4 Gym 4.67 x 3.81m Principal 11'5'' x 10'1'' 10'3'' x 9'10'' 3.12 x 3.00m Bedroom 3.48 x 3.07m 22'1'' x 14'2'' 6.73 x 4.32m

Hall B

Garage 17'9'' x 14'6'' Kitchen/ 5.41 x 4.42m Dining Bedroom 5/ Room Bedroom 2 Bathroom Study 17'9'' x 11'10'' 13'9'' x 9'10'' Bedroom 3 9'10'' x 7'8'' 5.41 x 3.61m 4.19 x 3.00m 19'1'' x 9' 3.00 x 2.34m 5.82 x 2.74m Bathroom Ensuite Shower Room Ground Floor Ground Floor

First Floor Gardens and Grounds The house sits in a large site with areas of lawn together with a timber garage and potting shed. French doors from the living room lead out to a decking area at the front, with views over the fields beyond. A gravel driveway goes round the property.

Directions On entering Dirleton coming from Edinburgh, immediately after passing Fidra Cottage, turn left down the driveway marked with a For Sale Board until reaching Northfield. The postcode is EH39 5EQ.

Solicitors Paris Steele, 35 Westgate, North Berwick, EH39 4AG Tel: 01620 497 704 Email: [email protected]

Entry Entry is available by arrangement with the seller. or confirmation from a solicitor that the purchaser has sufficient funds to complete the purchase. In addition, the purchaser must supply certified copies of his/ her passport and confirmation of residence in terms acceptable under anti money laundering (AML) legislation. These documents will be required for all individuals who will appear on the title once the transaction is complete.

Overseas Purchaser(s) Any offer(s) by a purchaser who is resident outwith the United Kingdom must be accompanied by a guarantee from a bank that is acceptable to the seller.

Closing date A closing date for offers may be fixed and prospective purchasers are urged to note their interest formally to the selling agents. The seller reserves the right to conclude a Household Contents Offers bargain for the sale of any portions of the subjects of sale The fitted carpets and curtains are included in the sale. Offers should be submitted in Scottish legal form to the ahead of a notified closing date and will not be obliged to selling agents. Prospective purchasers are advised to accept the highest or any offer for any part of the subjects of Access register their interest in writing with the selling agents sale. following inspection. There is a formal right of access over the private lane leading from the main road. Conditions of Sale Anti-Money Laundering 1. Title Viewing All offers to purchase the property (regardless of whether The subjects are sold under the conditions in the Title the offer is on a cash basis or subject to loan funding) must Deeds, rights of way (if any), water rights affecting the Strictly by appointment with the Selling Agents Knight Frank be accompanied with evidence of Source of Funds. This can same, whether shown in the Title Deeds or not. They will (tel 0131 222 9600). be in the form of a bank statement showing the purchase be sold as possessed by the Seller and no warranty is price, a financial reference from a bank / funding source, given. Residential Schedule Property Occupancy Services Council Tax EPC Rating Northfield Owner occupied Gas central heating, mains water F E supply and mains drainage Connecting people & property, perfectly.

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors. Important Notice: 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos, Videos etc: The photographs, property videos and virtual viewings etc. show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at https://www.knightfrank.com/legals/privacy-statement. Particulars dated March 2021. Photographs dated March 2021. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to [email protected] or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address. Brochure by wordperfectprint.com. Northfield

Northfield

The Water Tower North Field The Water Tower North Field Total area = 0.30 acre approx. Total area = 0.30 acre approx.

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Arms Ho 7 Open Vine Cottage el rms Hot Open A 21.0m Vine Cottage The Note: “This plan is based upon the Ordnance Survey Note: “This plan is based upon the Ordnance Survey Old map with the sanction of the control of H.M. Stationery map with the sanction of the control of H.M. Stationery office. This plan is for convenience of purchasers only. Its 21.0m office. This plan is for convenience of purchasers only. Its Bakehouse accuracy is not guaranteed and it is expressly excluded RightofaTccesshe accuracy is not guaranteed and it is expressly excluded from any contract. Licence Number. No. 100021721.” Old from any contract. Licence Number. No. 100021721.”

Bakehouse Date: DrawnBy: Scale: Plan Ref: Rightofaccess Mapping Department N 24:03:21 CW 1:750@A4 Knight FrankLLP RamsburyHouse, 22 High Street Title Hungerford, Berkshire, RG17 0NF Northfield Date: DrawnBy: Scale: W Plan Ref: E Mapping Department N 24:03:21 CW 1:750@A4 (t) 01488 688508 (f) 01488 688505 Knight FrankLLP (e)[email protected] RamsburyHouse, 22 High Street Title This Plan is publishedfor guidance only,and although it is believed to be correctits accuracy is notguaranteed, Hungerford, Berkshire, RG17 0NF Northfield S norisitintendedtoformpartofany contract.©Crowncopyright anddatabaserights2021. Licence No.100021721 W E (t) 01488 688508 (f) 01488 688505 (e)[email protected] This Plan is publishedfor guidance only,and although it is believed to be correctits accuracy is notguaranteed, S norisitintendedtoformpartofany contract.©Crowncopyright anddatabaserights2021. Licence No.100021721