Blackness House Blackness Linlithgow West Lothian Blackness House, Blackness, Linlithgow, West Lothian Eh49 7Ne

BLACKNESS HOUSE BLACKNESS LINLITHGOW WEST LOTHIAN BLACKNESS HOUSE, BLACKNESS, LINLITHGOW, WEST LOTHIAN EH49 7NE

A charming Grade B listed, Georgian House sitting in an elevated position with stunning views over the Firth of Forth, retaining period detail and offering paddock grazing and stabling.

Edinburgh 21 Miles (34km), Glasgow 39 Miles (63km), Stirling 24 Miles (38km) (All distances are approximate).

ACCOMMODATION Ground Floor: Entrance Hall, Drawing Room, Dining Room, Kitchen/ Breakfast Room, Office, Cloakroom with WC.

First Floor: Master Bedroom, two further Bedrooms, Family Bathroom.

Garden Level: Three Double Bedrooms, Shower Room, Utility Room, Boiler Room.

Exterior: Mature Gardens extending approximately 1.839 acres and including grazing with Stabling, Garage and out buildings.

SITUATION Blackness is a small village on the banks of the River Forth which originally served as a port for nearby Linlithgow and is surrounded by beautiful open countryside. Attractions include a boating club with bar and the historic Blackness Castle. Linlithgow, with its famous Palace and Loch is located only around 3 miles away and offers a wide range of shops, supermarkets, banking and postal services and has its own railway station providing links to Edinburgh (20 mins), Glasgow (30 mins), Stirling (30 mins) and Falkirk (10 mins). Quick and easy access is available to the M9 which connects to the M8, A90, Forth Road Bridge, the Edinburgh city bypass and Edinburgh’s international airport (20 mins by car). A bus service leads from Blackness to Linlithgow where further links are available to Edinburgh, South Queensferry, Stirling, Bo’ness and Bathgate. The village itself has a local primary school. The feeder secondary school is Bo’ness and there are also secondary schools in Linlithgow and South Queensferry. Many private schools are available in Edinburgh. 2 GENERAL DESCRIPTION mounted units with natural timber work surface including Blackness House is a Category B Listed Georgian, three built in fridge, microwave, Miele dishwasher and a dresser storey house. Believed to have originally been built as a incorporating display shelves over quarry tiled flooring. Dower House it is of significant architectural merit with a piended slate roof, projecting central bay which is flanked An office is located off the entrance hall and includes by one storey bay windows. The property is surrounded cornicing, built in work surfaces and natural wood flooring. by a range of mature trees with an open outlook to the Completing the accommodation on this level is a cloakroom Firth of Forth and the Ochil Hills to the north and west. incorporating separate WC, pedestal wash hand basin and Blackness House is set back from the road and has a heated towel rail. pillared gated entrance which provides access to the drive with ample room for car parking and turning. A solid A concealed stair rises to the first floor where an astragal timber front door with fanlight above provides a welcoming sash window on the landing provides views over the Firth entrance to the house. The half-timber glazed inner door of Forth to the north. opens into the entrance hall with your eyes drawn to an astragal sash window providing views to the Firth of Forth The master bedroom is east and south facing with working and Fife beyond. There are two deep cupboards and shutters, shelved press cupboard, wash hand basin and period detail is retained through cornicing, ceiling rose, plain cornicing. There are two further bedrooms at this arches and natural timber flooring. level and a family bathroom which incorporates a large bath, pedestal wash hand basin, WC, centrally heated The drawing room has a double aspect and includes towel rail and working shutters. decorative period cornicing and south facing bay window. A central feature is the open fireplace with timber mantel, A second stair descends from the entrance hall to garden marble surround and hearth. There are shelved recesses level where there are three generous double bedrooms, an and working shutters on both windows. internal modern shower room with a double sized shower, limestone style tiling, wash hand basin, WC, recessed The dining room benefits from a southerly and westerly spotlights, and centrally heated towel rail. outlook with original decorative cornicing which depicts grapes and vines as well as natural timber flooring. A focal There is a large utility room incorporating a range of floor point to the room is the open fire place with black marble units with stainless steel sink and drainer as well as space mantel and slate hearth. Double doors open through for washing machine and tumble dryer. The adjacent boiler to the kitchen/breakfast room which is north facing with room houses the Worcester oil fired boiler and the bunded views over the Firth of Forth and beyond. A particular oil tank as well as providing useful storage. feature is the blue LPG 3 door Aga with tiled splash back and pan shelf above. There is a range of floor and wall 3 EXTERIOR BURDENS The grounds are charming and extend to approximately Council Tax Band Category H 1.839 acres with a range of mature trees including ash, chestnut, oak, sycamore and yew. There is a range of EPC Rating bushes and shrubs including laurel, rhododendron and E roses which all provide a country garden ambiance. There is a double garage with one side converted to a tack room, SERVICES two large loose boxes and a half acre paddock enclosed Mains water and electricity. Oil fired central heating. LPG by a brick lined wall and holly hedging with field shelter heated Aga. Telephone and Broadband connections, and wooded area beyond. There are also potting and tool subject to BT Regulations. sheds adjacent to the walled paddock. OFFERS GENERAL REMARKS AND INFORMATION Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 1 India Street, Edinburgh, VIEWING EH3 6HA. A closing date by which offers must be Viewing is strictly by appointment with the selling agents. submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling SATELLITE NAVIGATION agents in order that they may be advised should a closing For those with the benefit of Satellite Navigation the date be set. The seller reserves the right to accept any property’s postcode is EH49 7NE. offer at any time.

Fixtures and Fittings SOLICITORS Only items specifically mentioned in the sales particulars Charles Hay are included in the sale. Brodies LLP 15 Atholl Crescent LOCAL AUTHORITY Edinburgh Falkirk Council EH3 8HA Municipal Buildings Tel: 0131 228 3777 West Bridge Street Falkirk INTERNET WEBSITES FK1 5RS This property and other properties being marketed by Tel: 01324 506070 Rettie & Co can be viewed on our website at www. rettie.co.uk as well as our affiliated websites at www. onthemarket.com, www.thelondonoffice.co.uk and www. rightmove.co.uk. 4 5 SERVITUDE RIGHTS, BURDENS & WAYLEAVES The property is sold subject to and with the benefit of 3. Any error, omission or mis-statement in any of the said all servitude rights, burdens, reservations and wayleaves statements shall not entitle the purchaser(s) to rescind or including rights of access and rights of way, whether public to be discharged from this contract, nor entitle either party or private, light, support, drainage, water and wayleaves to compensation or damages nor in any circumstances to for masts, pylons, stays, cable, drains and water, gas give either party any cause for action. and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above. IMPORTANT NOTICE Rettie & Co, their clients and any joint agents give notice PARTICULARS AND PLANS that: These particulars and plan are believed to be correct but 1. They are not authorised to make or give any they are in no way guaranteed. Any error, omission or representations or warranties in relation to the property misstatement shall not annul the sale or entitle any party either in writing or by word of mouth. Any information to compensation nor in any circumstances give grounds given is entirely without responsibility on the part of the for action at law. agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as HOME REPORT statements or representations of fact. A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is 2. Any areas, measurements or distances are approximate. available for parties genuinely interested in this property. The text, photographs and plans are for guidance only and Please contact us, either by telephone or via the website are not necessarily comprehensive and it should not be entry for this property, to request a copy. No charge is assumed that the property remains as photographed. Any made for electronic copies; a paper copy can also be error, omission or mis-statement shall not annul the sale, made available from our offices or by post, at a charge of or entitle any party to compensation or recourse to action £20 to cover reproduction and administrative costs. at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, MISREPRESENTATIONS including for its current use. Rettie & Co. have not tested 1. The property is sold with all faults and defects, whether any services, equipment or facilities. Purchasers must of condition or otherwise and neither the seller nor Rettie satisfy themselves by inspection or otherwise and ought & Co, the selling agent, are responsible for such faults and to seek their own professional advice. defects, nor for any statement contained in the particulars of the property prepared by the said agent. 3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure 2. The Purchaser(s) shall be deemed to acknowledge that accuracy, please check with us on any points of especial he has not entered into contact in reliance on the said importance to you, especially if intending to travel some statements, that he has satisfied himself as to the content distance. No responsibility can be accepted for expenses of each of the said statements by inspection or otherwise incurred in inspecting properties which have been sold or and that no warranty or representation has been made by withdrawn. the seller or the said agents in relation to or in connection with the property.

11 Wemyss Place, Edinburgh, EH3 6DH 0131 220 4160 [email protected] www.rettie.co.uk

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