The Old Smiddy CLIFTON • • • EH53 0HT Charming traditional cottage with fantastic views over open countryside

Entrance hall u drawing room u dining room u kitchen shower room u WC u three bedrooms

Two further bedrooms u family room u study

Garage u conservatory u garden About 0.5 acres in all EPC Rating = F

Edinburgh Airport 4.7 miles, city bypass 5.7 miles, Edinburgh city centre 10 miles Viewing Strictly by appointment with Savills Edinburgh 0131 247 3700. Directions From Edinburgh take the A8 to Newbridge. Leave the Newbridge Roundabout on the Old Liston Road and, immediately after the service station and McDonald’s restaurant, turn left onto Cliftonhall Road (B7030). Follow the road under the motorway and under the canal. Take the second right onto Clifton Road, after passing the Edinburgh International Climbing Arena on the left. The Old Smiddy is the first property on the right, approximately 300m down the road, partially hidden from view by a coppice. Situation Set in a lovely rural location, near to the picturesque River Almond, The Old Smiddy is surrounded by open countryside, yet has the benefit of being close to ideal transport links for commuting to Edinburgh or .

The nearby train stations of Kirknewton and Uphall provide excellent commuter train services and the property is also extremely well placed for commuting to both Edinburgh and Glasgow, via the A71 and M8/M9 motorway network. Furthermore, the nearby villages of and Mid Calder have a good local bus service linking the area with Edinburgh, Livingston and .

Almondell Country Park is two miles away, and offers country walks, mountain biking and hacking. The canal feeder and footpath runs close to the property and provides a direct access to the country park, thereby avoiding any roads. The Edinburgh International Climbing Arena is only half a mile away. The area is well served by local playgroups and nursery, primary and secondary schools. The village of East Calder is 2.5 miles away and provides a range of shops, pubs, a post office, a doctor’s surgery, pharmacy and a library. Nearby Livingston supplements this with extensive shopping facilities, supermarkets, restaurants, coffee shops and leisure facilities, including gyms and swimming, and also a multi screen cinema. The cultural centre of Edinburgh is only 10 miles away. Description Set back from the road, The Old Smiddy enjoys a rural position in West Lothian, with stunning views over the open countryside.

Entry to the property is provided through a frosted glass door flanked by two full length frosted windows which creates a bright entrance hall. To the left of the hall is a spacious drawing room with a beamed vaulted ceiling, and feature fireplace. The fireplace is in near original condition, dating back to the days when the property was used as a blacksmith’s forge. A bookcase unit acts as a divider of the room, creating a separate dining area to the sitting area. The large room is well lit from triple aspect windows and has original parquet flooring throughout.

From the hall, a bedroom with fitted wardrobes can be accessed, while a wooden staircase leads up to a study, with a large window providing wonderfully rural views.

To the right of the hall is a further dining area, access to two bedrooms both with inbuilt cupboards, a cloakroom, and family shower room. The kitchen is located at the end of the hallway, and features fitted base and wall units, a breakfast bar, and integrated appliances. Triple aspect windows provide a range of views over the rear garden and kitchen garden.

From the dining area, a secondary staircase leads up to two further bedrooms, both featuring windows overlooking the rear garden as well as skylights to the south of the property, creating wonderfully light rooms. Also on the first floor is a stunning family room with large triple aspect windows providing a panoramic view over the rear garden and surrounding countryside. Outside A wooden gate with a low lying stone wall leads onto a tarmac drive up to the front of the property providing parking for multiple vehicles, in addition to the garage with additional workshop. A border of mature trees and shrubs provides privacy and shelter from the road. Colourful flower beds border the front elevation of the property. To the west of the property is a large patio area, with a conservatory with patio doors. A small window through the stone wall from the conservatory interfaces with the drawing room.

An area of lawn surrounds the patio, wrapping around the rear of the property to the east where a large and productive kitchen garden, vegetable plot and greenhouse are located. There is a back door from the kitchen that leads out to the vegetable patch. Gross Internal Floor Area 2243 Sq Ft / 208.4 Sq M (including areas of restricted height) General Remarks Floor plans External Garage / Workshop Area 448 Sq Ft / 41.6 Sq M Services: Mains water, electricity, private drainage and Total Combined Floor Area 2691 Sq Ft / 250.0 Sq M oil fired boiler. For Identification Only. Not To Scale. Local Authority: Edinburgh City Council tax band G. EAVES EAVES EAVES Fixtures and Fittings: Standard fixtures and fittings are included in the sale. Servitude rights, burdens and wayleaves: BEDROOM BEDROOM STUDY 12'3 x 11'6 12'3 x 11'8 13'5 x 11'6 The property is sold subject to and with the benefit of (3.73m x 3.51m) (3.73m x 3.56m) (4.09m x 3.51m) GARAGE all servitude rights, burdens, reservations and wayleaves, 18'9 x 16' (5.72m x 4.88m) including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for N masts, pylons, stays, cable, drains and water, gas and other pipes, whether contained in the Title Deeds or informally constituted and whether referred to in the General FAMILY ROOM Remarks and Stipulations or not. The Purchaser(s) will 13'10 x 12'5 WORKSHOP (4.22m x 3.78m) 18'9 x 7'5 be held to have satisfied himself as to the nature of all such (5.72m x 2.26m) servitude rights and others. Offers: Offers, in Scottish legal form, must be submitted by your solicitor to the Selling Agents. FIRST FLOOR GROSS INTERNAL IN It is intended to set a closing date but the seller reserves the FLOOR AREA 679 SQ FT / 63.1 SQ M right to negotiate a sale with a single party. All genuinely interested parties are advised to instruct their solicitor to note their interest with the Selling Agents immediately after ENTRANCE inspection. BEDROOM UP HALL 11'7 x 7'6 DINING HALL (3.53m x 2.29m) 15'6 x 9'4 UP Deposit: A deposit of 10% of the purchase price may be (4.72m x 2.84m) required. It will be paid within 7 days of the conclusion of DRAWING ROOM CONSERVATORY 22'9 x 17'3 13'7 x 12'1 Missives. The deposit will be non-returnable in the event (6.93m x 5.26m) FIRE (4.14m x 3.68m) BEDROOM of the Purchaser(s) failing to complete the sale for reasons 13'5 x 10'11 BEDROOM (4.09m x 3.33m) not attributable to the Seller or his agents. 11'7 x 9'5 (3.53m x 2.87m) 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 KITCHEN either here or elsewhere, either on their own behalf or 12'10 x 11'11 (3.91m x 3.63m) 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 GROUND FLOOR as statements or representations of fact. 2. Any areas, GROSS INTERNAL FLOOR AREA 1564 SQ FT / 145.3 SQ M measurements or distances are approximate. The text, Savills Edinburgh photographs and plans are for guidance only and are not Wemyss House, 8 Wemyss Place necessarily comprehensive. It should not be assumed that The Old Smiddy Edinburgh, EH3 6DH the property has all necessary planning, building regulation Area About : or other consents and Savills have not tested any services, 0.530 acres [email protected] equipment or facilities. Purchasers must satisfy themselves

This Plan is based upon the Ordnance Survey Map with the sanction of the 0131 247 3700 Controller of H.M. Stationery Office. Crown Copyright reserved. (100024244). by inspection or otherwise. 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. savills.co.uk 28/04/17 AG Photography taken 04/2017. Ordnance Survey © Crown Copyright 2017. All rights reserved. Licence number 100022432. Plotted Scale - 1:1082