THE LODGE MAIN STREET I I I EH32 0RE 2 THE LODGE MAIN STREET, ABERLADY, EAST LOTHIAN, EH32 0RE

Longniddry 5 miles, 17 miles, Edinburgh Airport 25 miles (All distances are approximate).

A magnificent B-Listed 5/6-bedroom family home, set within mature gardens in Aberlady on the East Lothian coast.

SUMMARY OF ACCOMMODATION:

Ground Floor: Entrance Vestibule, Entrance Hall, Drawing Room, Dining Room, Garden Room, Sitting Room, Kitchen/Breakfast Room, Utility Room, Boot Room and Cloakroom. Cellar.

First Floor: Landing, Principal Bedroom, Large luxurious Bathroom/Dressing Room, WC, Bedroom with En suite Shower Room, large Double Bedroom, Family Bathroom, Two further Bedrooms and a Shower Room

Second Floor: Landing, Bedroom/Playroom, Attic Storage Room and Turret Room.

Coach House/Garage/Gym: Two single garages and Wood Store – Suitable for a variety of uses.

Gardens: Beautiful Mature south facing gardens 3 SITUATION: The drawing room sits to the front of the house and The much sought after Aberlady conservation village features an ornate cornice with decorative frieze, is set on the southern shores of the of Forth, with a bay window that overlooks the front garden. almost equidistant between and . The room also benefits from a large open fireplace The village is in the heart of the coastal reaches with stone mantle and double doors that open to the of East Lothian and on the shore of Aberlady Bay garden room. The garden room offers a fabulous nature reserve, a site of special scientific interest entertaining space and is bathed in natural light from with championship golf courses at Craigielaw and the windows that overlook the rear garden and has Kilspindie. The championship courses at Muirfield, French doors that open to a sheltered terrace with Gullane and are within easy reach. a raised seating area. Across the hall sits the dining Schools in the area include the excellent village room with stunning original parquet flooring, cornicing primary school and the outstanding North Berwick and an open fireplace, with decorative tiles under a High School. Private schooling is provided by Loretto in stone mantle. , Compass in Haddington and the many Returning to the entrance hall and passing a outstanding private schools in Edinburgh. The village cloakroom, a rear hall gives access to a kitchen/ has a hotel, pub, local shopping facilities but, above breakfast room, sitting room/snug, utility room, boot all offers the tranquillity of a seaside village in close room and cellar, with access to the garden via the proximity to ’s capital. Communications with rear porch. The kitchen/breakfast room was installed Edinburgh are excellent. The train service between by Laurence McIntosh and features a range of wall North Berwick and Edinburgh is available at and and base mounted units with a Belfast sink. Modern Longniddry, (20 mins to the city) – both stations with appliances include; a 2 door AGA with 2 ring gas excellent parking facilities and within a 5-mile radius. hob above, a Miele dishwasher and an American There is easy access to the A1 trunk road and via the style fridge/freezer. Across the hall is the sitting room/ bypass to Edinburgh International Airport. snug/office, this cosy room has a bay window and office alcove with shelving above, with the room also HISTORY: benefitting from an open fireplace with marble mantle. Historically Aberlady was the designated Port of From the rear hall a door opens to the cellar which is Haddington but its origins are much earlier, having the perfect place for wine and offers plentiful space had strong links with the old monasteries at Iona and for storage. Lindisfarne from the 7th century. Aberlady Parish Church which dates back to the 15th century and From the kitchen/breakfast room a door opens to the was re-built in 1887 is diagonally opposite the Lodge. utility room and boot room, both rooms have a range The remains of a medieval harbour and Iron Age fort of wall and base mounted units, the utility room is are just outside the village. Gosford House with its plumbed for a washing machine and tumble dryer and magnificent walled grounds are just to the west with the boot room has direct access out to the garden. An Aberlady Bay being the first local nature reserve in inner hall leads to a further external door that opens to Britain. The Lodge is understood to have been built in the front driveway. From the inner hall a door opens the mid 19th century by a local merchant who could to a secondary staircase which gives access to two sit in the Turret Room on the second floor and watch double bedrooms and a shower room. for his ships coming in to Aberlady Bay to offload their cargo. Returning to the entrance hall, carpeted stairs ascend to the first floor and landing, giving access to a DESCRIPTION: principal bedroom, principal bathroom/dressing room, The Lodge is a prominent Victorian house with coach two further double bedrooms one of which has an house which was built in mid 19th century with en suite shower room and a family bathroom. The additions in the late 19th and early 20th century. The principal bedroom is a beautiful and spacious room house is set back from the main road and is laid out with views over the front garden with a partial sea view. over 3 floors with a tower projecting from the centre The principal bathroom/dressing room sits next door of the building. The house has been fully refurbished and has a freestanding clawfoot bath, with wc and with a high-quality kitchen and bathrooms and a basin and wall to wall built in wardrobes, with a WC magnificent garden room which was added in 2018. next door. At the other end of the landing sit two further The Lodge retains many period features including the double bedrooms, one overlooking the rear garden polygonal entrance porch at the foot of the tower and with built in wardrobes and an en suite shower room, a stairway with cast-iron bannisters and a stained- the second overlooking the front garden. The family glass window above in pre-Raphaelite style. The bathroom has a bath, walk in shower cubicle, basin mid-19th century interior plasterwork cornices and and wc. From the landing a door opens to a secondary ceiling roses are retained in the principal rooms which staircase which ascends to the second floor, giving are decorated in keeping with the period of the house. access to a bedroom/playroom, attic store and a turret room. The bedroom/playroom is a spacious room with On approaching the house, stone pillared wrought iron a coombed ceiling, with a door opening to a large gates open to a gravel sweep driveway where there storeroom with built in storage cupboards, this room is is ample parking in front of the house. The front door also home to the gas boiler and water tank. An inner opens to a polygonal entrance vestibule with marble landing opens to the turret room, with windows that floor that opens to the entrance hall which gives give a bird’s eye view over the front garden and across access to the principal rooms on the ground floor. to Aberlady Bay.

4 GARDEN: Servitude Rights, Burdens & Wayleaves The gardens at The Lodge consist of a front and rear The property is sold subject to and with the benefit of all garden. The front garden has a front lawn, bordered servitude rights, burdens, reservations and wayleaves with a high leylandii hedge which offers shelter to the including rights of access and rights of way, whether beautiful rose garden in front. A secure side door opens public or private, light, support, drainage, water and to a paved courtyard with a central bird bath/fountain wayleaves for masts, pylons, stays, cable, drains and with an archway that opens to the rear garden. The rear water, gas and other pipes whether contained in the garden is a peaceful oasis which is predominantly laid to title deeds or informally constituted and whether or not lawn surrounded by colourful herbaceous borders and referred to above. specimen trees. From the garden room double doors open to a paved patio area perfect for alfresco dining Particulars and Plans with a handsome gardeners shed positioned to the rear These particulars and plan are believed to be correct but of the garden, with a chicken coup adjacent. they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party OUTBUILDINGS: to compensation nor in any circumstances give grounds The former coach house is suitable for a variety of uses for action at law. and has two single garages and a wood store with former hayloft over. From the central courtyard access is given Home Report to a spacious room currently utilised as a gym but would A Home Report incorporating a Single Survey, Energy also make an ideal home office. Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. GENERAL REMARKS AND INFORMATION Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is Viewing made for electronic copies; a paper copy can also be Viewing is strictly by appointment with the sole selling made available from our offices or by post, at a charge agents: of £20 to cover reproduction and administrative costs.

Fixtures and Fittings Misrepresentations Only items specifically mentioned in the particulars of 1. The property is sold with all faults and defects, whether sale are included in the sale price. of condition or otherwise and neither the seller nor Rettie & Co, the selling agents, are responsible for such faults Listing and defects, nor for any statement contained in the The property is B Listed as a building of architectural and particulars of the property prepared by the said agent. historic interest.. 2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the Local Authority said statements, that he has satisfied himself as to the , John Muir House, Brewery Park, content of each of the said statements by inspection or Haddington, East Lothian EH41 3HA Tel: 01620 827 827 otherwise and that no warranty or representation has been made by the seller or the said agents in relation to EPC Rating or in connection with the property. Band D 3. Any error, omission or mis-statement in any of the said statements shall not entitle the purchaser(s) to Outgoings rescind or to be discharged from this contract, nor entitle Council Tax: Band H either party to compensation or damages nor in any circumstances to give either party any cause for action.

Services Important Notice: Main’s electricity and water and drainage with Gas-fired Rettie & Co, their clients, and any joint agents give notice that: central heating. 1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the Offers part of the agents or the sellers. These particulars do not form part Offers should be submitted in Scottish Legal Form to of any offer or contract and must not be relied upon as statements or the sole selling agents Rettie & Co at 11 Wemyss Place, representations of fact. Edinburgh, EH3 6DH. A closing date by which offers 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily must be submitted may be fixed later. Please note that comprehensive and it should not be assumed that the property remains interested parties are advised to register their interest as photographed. Any error, omission or mis-statement shall not annul with the selling agents in order that they may be advised the sale, or entitle any party to compensation or recourse to action should a closing date be set. The seller reserves the right at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current to accept any offer at any time. use. Rettie & Co. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and Internet Websites ought to seek their own professional advice. 3. All descriptions or references to condition are given in good faith This property and other properties offered by Rettie & only. Whilst every endeavour is made to ensure accuracy, please Co can be viewed on their websites at www.rettie.co.uk check with us on any points of particular importance to you, especially as well as our affiliated websites at www.rightmove. if intending to travel some distance. No responsibility can be accepted co.uk, www.primelocation.com, www.zoopla.com, www. for expenses incurred in inspecting properties, which have been sold or withdrawn. s1homes.com and www.thelondonoffice.co.uk 6 7 Edinburgh Proof and Source of Funds/Anti Money Laundering 11 Wemyss Place, Glasgow Under the HMRC Anti Money Laundering legislation all offers to purchase a Edinburgh, EH3 6DH property on a cash basis or subject to mortgage require evidence of source Melrose of funds. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to 0131 220 4160 conclude the transaction. [email protected] Berwick Upon Tweed All individuals involved in the transaction are required to produce proof www.rettie.co.uk Newcastle Upon Tyne of identity and proof of address. This is acceptable either as original or certified documents.