THE FIRS, 65 SEAFIELD ROAD, BILSTON, ROSLIN, EH25 9RL Offers over £450,000

Particulars of Sale

Smallholding with land, outbuildings and development potential on the outskirts of .

Penicuik 3.5 Miles Dalkeith 8 Miles Edinburgh City Centre 6 miles

• Development potential subject to obtaining the necessary consents • 4 Bedroom house • Flexible accommodation over two levels • Generous boundaries • Former kitchen garden with greenhouse and polytunnel • Animal enclosures • Outbuildings containing studio, stables, games room, garage, stores and workshops

Approximately 0.45Ha (1.12Acres)

Offers over £450,000

LOCATION Bilston is a small village in located just north of , approximately 6 miles from the City Centre. There is a small range of shops close-by to cater for everyday needs, with a superb range of shopping outlets available at the impressive Straiton Retail Park which includes a Marks and Spencer and Sainsbury. Further shops, leisure and recreational facilities can be found at Roslin, with Penicuik just a little further to the south. Schooling is well represented from nursery to senior level. An efficient public transport network operates to most parts of the town and surrounding areas. The City Bypass and main motorway networks are also within easy reach. Recreational facilities for the vicinity include several golf courses, Hillend Ski Slope and the famous Rosslyn Chapel. A good mix of primary and secondary schooling is available within the surrounding areas.

The subjects are situated within close proximity to ‘Pentland Green’ a modern housing development by Taylor Wimpey and may be surrounded in future by further new housing developments being proposed by Taylor Wimpey.

SUBJECTS OF SALE Nestled in a semi-rural locale between modern housing developments lies The Firs. This is a highly attractive location for a smallholding within easy reach of the city centre. The property is accessed of a private driveway to the right of the house, through a courtyard and then through wrought iron gates into the amenity lands to the rear. There are gardens to the front and rear of the property, predominantly laid to lawn with herbaceous borders with a boundary wall. The courtyard is central to the outbuildings which include stables, workshops and a garage which was formerly used as a games room. We understand that goats, chickens and a pony once lived at the property and the remaining ands formed an orchard and kitchen garden with greenhouse and polytunnel. We expect that there will be high demand for reinvigorating this ‘good life’.

The house itself would benefit from cosmetic upgrading yet provides generous accommodation on two floors with a substantial split level living area, conservatory, garden room and kitchen/dining room. The accommodation comprises:

Ground Floor: Entrance vestibule. Inner hallway. Living room, Garden Room, Conservatory, Kitchen/ dining room, 3 Bedrooms. Shower room

First Floor: 2 Bedrooms. Bathroom

Outbuildings: Studio with woodburning stove. 3 Store rooms. 3 Stables. Garage. Games room with sauna.

It is recognised that the property may represent a potential development site subject to obtaining the necessary consents. The results from the Pre-Application Enquiry indicate that the site may be subject to a number of abnormal costs, including but not restricted to, developer contributions, grouting and land remediation costs, drainage, services and the likely relocation of the pedestrian crossing.

DEVELOPMENT SITE & PLANNING STATEMENT Contact should be made directly with Midlothian Council if prospective purchasers have any questions about the site, and such matters as potential developer contributions. Alternatively, contact can be made with Paul Houghton, Director and Head of Land Development and Planning at DM Hall, on Tel: 07780 117708 or email: [email protected] who will be able to offer advice. Prospective purchasers for this site are specifically requested to submit an indicative scheme for how they would develop the site alongside their offer, an idea of the planning strategy they would follow in securing planning permission, and the time scale for this.

THIRD PARTY RIGHTS AND SERVITUDES The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereof.

FIXTURES AND FITTINGS Fitted carpets, curtains and blinds are included in the sale. No other items are included unless specifically mentioned in these particulars.

SERVICES, COUNCIL TAX AND ENERGY PERFORMANCE CERTIFICATE Water Mains Drainage Mains drainage Heating Gas Central Heating Broadband Yes Council Tax Band G EPC D64 DIRECTIONS For satnav purposes the property postcode is EH25 9RL.

SOLICITORS Campbell Boath Solicitors Bank House 1 Stirling Street Dundee DD3 6PJ

LOCAL AUTHORITY Midlothian Council Dalkeith Midlothian EH22 9BR https://www.midlothian.gov.uk/

MINERALS The mineral rights are included in the sale insofar as they are owned by the Seller. DATE OF ENTRY Date of entry shall be by mutual agreement.

VIEWING Online viewings are available here: https://www.youtube.com/watch?v=gkm7F-2jFzo. Viewings in person are strictly by appointment with the Selling Agents. Please refer to the Scottish Government guidelines in relation to house moves during the Covid-19 outbreak: https://www.gov.scot/ publications/coronavirus-covid-19-guidance-moving-home/

ANTI MONEY LAUNDERING (AML) REGULATIONS Please note that under the 2017 AML regulations we are legally required to carry out money laundering checks against purchasers. To enable us to complete these checks purchasers will need to provide along with their offer either: a) Originals of primary (e.g. a passport) and secondary (e.g. current council tax or utility bill) ID; or b) Copies of such primary and secondary ID certified and dated by the purchasers’ solicitors as true copies along with written confirmation from the purchasers’ solicitors that they accept that we will be relying on this copy of ID for AML purposes. Failure to provide this information may result in an offer not being considered

Ordnance Survey Crown Copyright 2021. All rights reserved. Ordnance Survey Crown Copyright 2021. All rights reserved. Licence number 100022432. Licence number 100022432. Plotted Scale - 1:1250. Paper Size – A4 Plotted Scale - 1:75000. Paper Size – A4 EAVES

BEDROOM 12'4 x 10'3 BEDROOM (3.76m x 3.12m) 11'10 x 9'1 (3.61m x 2.77m)

FIRST FLOOR GROSS INTERNAL FLOOR AREA 505 SQ FT / 46.9 SQ M

IN

BEDROOM BEDROOM 14'4 x 9'1 14'5 x 10'9 (4.37m x 2.77m) (4.39m x 3.28m)

UP

LIVING ROOM 22' x 20'9 (6.71m x 6.32m)

KITCHEN 19' x 14'4 (5.79m x 4.37m) BEDROOM N 20'8 x 14'4 (6.30m x 4.37m)

GARDEN ROOM 23'6 x 8'1 STUDIO ROOM (7.16m x 2.46m) 19'6 x 14'9 (5.94m x 4.50m)

CONSERVATORY STOVE 15'11 x 10'1 (4.85m x 3.07m)

STABLE 13'1 x 12'6 STORE (3.99m x 3.81m) 12'5 x 11'8 (3.78m x 3.56m) GROUND FLOOR GROSS INTERNAL FLOOR AREA 1988 SQ FT / 184.7 SQ M

STORE 12'4 x 11'5 THE FIRS (3.76m x 3.48m) NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY APPROXIMATE GROSS INTERNAL FLOOR AREA 2493 SQ FT / 231.6 SQ M (INCLUDING AREAS OF RESTRICTED HEIGHT) EXTERNAL OUTBUILDING FLOOR AREA 2200 SQ FT / 204.4 SQ M GARAGE TOTAL COMBINED FLOOR AREA 4693 SQ FT / 436.0 SQ M 24'7 x 12'7 All measurements and fixtures including doors and windows (7.49m x 3.84m) are approximate and should be independently verified. Copyright © exposure STORE www.photographyandfloorplans.co.uk 12'8 x 11'10 (3.86m x 3.61m)

SAUNA

GAMES ROOM GAMES ROOM STABLE STABLES 23'11 x 12'7 12'7 x 11'10 13'1 x 12' 25'5 x 12'6 (7.29m x 3.84m) (3.84m x 3.61m) (3.99m x 3.66m) (7.75m x 3.81m)

GROUND FLOOR GROSS INTERNAL FLOOR AREA 2200 SQ FT / 204.4 SQ M PARTICULARS AND MISREPRESENTATION The following note is of crucial importance to intending viewers and/or purchasers of the property. Baird Lumsden, their clients and any joint agents give notice that: These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. No responsibility is assumed for the accuracy of individual items, nor for any error they may contain, however caused. No information in these particulars should be considered to be a statement that the property is in good condition or otherwise, nor in good structural condition or otherwise, nor that any services, equipment or facilities are in working order. Purchasers must satisfy themselves by inspection or otherwise. It should not be assumed that the property has all the necessary planning, building regulations or other consents. It should not be assumed that the selling agents have verified these matters which must be verified by any intending purchaser. Descriptions in these particulars are stated as a matter of opinion and not as a statement of fact. Any plans, areas, measurements or distances stated in these particulars are approximate only. Information contained in these particulars is given in good faith but should not be relied upon as being a statement or representation of fact. No person in the employment of Baird Lumsden has any authority to make or give any representation or warranty whatever in relation to this property or these particulars nor to enter into any contract relating to the property on behalf of Baird Lumsden, nor any contract on behalf of the Sellers. Prospective purchasers who have notified their interest through a Scottish Solicitor to Baird Lumsden, in writing, may be advised of a closing date, unless the property has been sold previously. The Seller will not be obliged to accept the highest, or indeed any offer and has the right to accept an offer at any time or withdraw the property from the market. The Seller will not be liable for any costs incurred by interested parties. Photographs taken June 2021. Particulars prepared June 2021.