HAYDEAN NR. GIFFORD EAST LOTHIAN Haydean Nr
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HAYDEAN NR. GIFFORD EAST LOTHIAN Haydean Nr. Gifford, East Lothian A charming country house set within 6.93 acres (2.81 ha) of land including two paddocks, a south facing garden and extensive off road parking. The traditional house provides bright, flexible and spacious accommodation including a linked, self- contained annex. Quietly located in an enchanting secluded position that is a haven for wildlife and yet close to excellent amenities and readily accessible to Edinburgh. Double Garage, Stabling, Stone Built Outhouse. Excellent Storage Available as a whole or in two separate lots. Please note - Offers for lot 2 will not be considered until lot 1 has been sold. Edinburgh 20 miles; Gifford 2.5 miles; Haddington 4.5 miles (all distances approximate) Accommodation comprises: Hall, Inner Hall, Sitting Room, Dining Room, Kitchen/Breakfast Room, Conservatory, Master Bedroom, Two Further Double Bedrooms, Dressing Room, Two Bathrooms, Utility with Separate WC. Annex: Hall, Sitting/Dining Room, Kitchen, Two Bedrooms, Bathroom. SITUATION: Haydean occupies an idyllic position, between the historic conservation village of Gifford and pretty hamlet of Bolton. Gifford has a rich history and was the birthplace of Reverend John Witherspoon, a signatory of the Declaration of Independence. A main feature is the picturesque village green with its avenue of magnificent lime trees leading up to the imposing gates of Yester House, the seat from the mid-17th century until 1967 of the Marquess of Tweeddale. Most of the traditional stone buildings were originally estate workers cottages and their charming mellowed stone construction, together with the Gifford Water running through the village, provide Gifford’s much sought after and quite delightful ambience. The village has a very active community with over 20 interest groups and two golf courses. There is a local co-operative store, a newsagent/post office, a garage, hairdresser, two hotels/pubs and of course the Church. Haddington, four miles to the north, offers a wider range of facilities including a private primary school, Knox Academy secondary school, a Tesco supermarket and a leisure centre. The renowned Loretto School (prep and senior) at Musselburgh is around 20 minutes’ drive away. DESCRIPTION: Haydean is approached via stone gate piers and a long tarmacadam drive that provides access to garaging and a paved courtyard to the north of the house. The property can be entered either via the principal entrance hall, the annex or via the utility that is fitted with a sink and a separate WC. It is understood that the house was created from two cottages. The current layout is ideal for entertaining with spacious, interlinking reception rooms and private guest bedroom ‘suites’. The self-contained annex is ideal for housing guests, staff, dependent relatives or independent children. Alternatively, it could be reconfigured to become an integral part of the house. The sitting room is a lovely room, extending to 26 feet with an open fire and wall presses. The room is flooded with natural light via three south facing windows that provide a pleasant outlook over the garden. A short passage with shelved cupboards, conveniently links the sitting room, kitchen and dining room. It in turn provides access to both the conservatory and garden giving open air entertaining space during the Summer months. The bright and spacious kitchen/breakfast room is fitted with two sinks and an excellent range of units including a walk-in larder. There is a 4-door Aga, dishwasher and ample space for a large dining table in the centre of the room. The master bedroom benefits from a wall of built in wardrobes, a shelved wall press and three south facing windows that look out over the garden. Opposite are a bathroom and a room that is currently used as a dressing room with a fitted wardrobe and wash hand basin. At the far end of the west wing is a second south facing double bedroom and adjacent bathroom. A further double bedroom, with two built in wardrobes and an easterly outlook over the land completes the accommodation in the main house. A pass door links the main house to what is currently used as a self-contained annex comprising hall, kitchen, two bedrooms, bathroom with shower and a bright and spacious sitting/dining room with open fire and dual aspect to the north and west via five windows. The property benefits from excellent storage, with built in cupboards in most rooms, a large walk-in linen cupboard and partially floored attic. Outside: The south facing garden is principally laid to lawn with herbaceous borders and shrubs bounded by a beech hedge. A stone terrace is ideal for al fresco entertaining with direct access from the conservatory and dining room. To the east is a drying green and to the north is a paved courtyard. Outbuildings: To the north is an attractive stone and slate outbuilding that suggests multiple uses. To the west of the courtyard is a brick built double garage and adjoining log store. The boiler is housed in an externally accessed store. Stabling: To the north of the garages is a concrete stable yard with a timber loose box and pre-fabricated stable block comprising tack room, store and two loose boxes. Land: The two paddocks adjoin the house and outbuildings to the north, east and west. The field to the north of the drive is grassland and benefits from a timber framed and clad animal shelter. The field to the east is also grassland and has been planted with a number of parkland trees. The fields extend in total to 5.75 acres (2.33 ha) and are enclosed by a mixture of post and rail and wire fencing. In addition, there are strips of woodland on the roadside, along the Colstoun water and along the burn on the north east boundary. DIRECTIONS Take the A1 from Edinburgh and come off at the second Haddington (Abbotsview) junction. Travel through the town and where the road curves around to the right, take the road ahead, signposted Gifford and Humbie. Travel over the bridge and take the next turning on the right, signposted Humbie B6368. Continue on this road through the hamlet of Bolton and stay on this road until you reach a turn off straight ahead, signposted Gifford 2 miles. Haydean is located off this road and is the second drive on the left hand side. For the benefit of those with satellite navigation, the property’s postcode is EH41 4HN. GENERAL REMARKS Land & Buildings Transaction Tax: There is potential to reduce Land and Buildings Transaction Tax by claiming Multiple Dwellings Relief. Right of Access: There is a right of access over approximately the first 30 metres of the drive, for the owner of the field to the south to access a field gate. Fixtures and Fittings: Only items specifically mentioned in the Particulars of Sale are included in the sale price. All fitted carpets are included. All curtains included except dining room, drawing room and main bedroom. Electric cooker and washing machine in annex included. Chandelier and bracket lights in dining room included. Bracket lights in drawing room included but chandeliers excluded. Mirror and medicine chest in hall excluded. Residual oil in tank included. Services: Mains electricity. Mains Water. Private drainage to septic tank. Oil fired central heating. Water to both fields. Council Tax: Haydean is categorised as Band G, for council tax purposes. Offers: Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 11 Wemyss Place, Edinburgh, EH3 6DH. A closing date by which offers must be submitted may be fixed later. Please note that CONSERVATORY 15' x 11'8 interested parties are advised to register their interest (4.57m x 3.56m) with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time. Servitude Rights, Burdens & Wayleaves: The property is sold subject to and with the benefit of DINING ROOM 18'2 x 11'9 all servitude rights, burdens, reservations and wayleaves (5.54m x 3.58m) including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the LARDER BEDROOM title deeds or informally constituted and whether or not MASTER 11'3 x 10'1 referred to above. BEDROOM (3.43m x 3.07m) SITTING ROOM 25'11 x 11'7 26' x 15'10 (7.90m x 3.53m) KITCHEN / (7.92m x 4.83m) Energy Performance Rating: E BREAKFAST ROOM 18' x 16'9 (5.49m x 5.11m) Important Notice: Rettie & Co, their clients and any joint agents give notice that: UTILITY 1. They are not authorised to make or give any LINEN HALL representations or warranties in relation to the property DRESSING ROOM either in writing or by word of mouth. Any information BEDROOM 14'3 x 13'11 given is entirely without responsibility on the part of the (4.34m x 4.24m) IN agents or the sellers. 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 KITCHEN and it should not be assumed that the property 15'2 x 8'6 remains as photographed. Any error, omission or mis- (4.62m x 2.59m) statement shall not annul the sale, or entitle any party to compensation or recourse to action at law.