THE GRANARY BANKRUGG NR. GIFFORD EAST Bankrugg,The GranaryNr. Gifford,

A delightful stone built house standing within established gardens, in a Accommodation comprises: beautiful rural setting. Ground Floor: Hall, Sitting Room, Kitchen/Dining Room, Family Room/ Bright, spacious and beautifully presented accommodation, finished to a Bedroom 4, Shower Room, Utility high specification. First Floor: Master Bedroom with Quietly tucked away in a charming secluded position, yet close to excellent En-suite Shower Room, Bedroom 2 with Walk-in Wardrobe, Bedroom 3, amenities and within easy commuting distance of . Family Bathroom

Generous Detached Garage and Additional Off Road Parking Excellent Storage Situation: Description: The property is located just 2.5 miles from the highly regarded conservation The Granary is approached via a timber gate and gravelled driveway that A carpeted staircase ascends to the first floor landing that gives access to village of Gifford and approximately 20 miles (35-45 minutes’ drive) from provides extensive off road parking and access to a generous detached three generously proportioned double bedrooms and a family bathroom. Edinburgh. Gifford, with its picturesque green and pretty stone cottages, garage, with a remote controlled electric door, power and light. The light and beautifully proportioned master bedroom benefits from a is steeped in history and Reverend John Witherspoon, a signatory on the delightful dual aspect, a built in double wardrobe and en-suite shower Declaration of Independence, was born there. The village boasts a local A half glazed tongue and groove timber door opens into an L-shaped hall, room. Bedroom 2 overlooks the rear garden and features a walk- Co-operative store, a newsagent/post office, a park with a play area, two with solid oak flooring and French doors that lead out to the rear garden. in wardrobe with hanging and shelved storage. The third double hotels/pubs, a garage, Church, hairdresser and a highly reputed primary The sitting room features an electric fire with a timber surround and marble bedroom benefits from stunning countryside views eastwards, towards the school. Two golf courses lie close by, one with concessionary subscriptions hearth and is flooded with natural light via twin windows that provide a . A bright and spacious 4-piece family bathroom, with a for parishioners. There is a very active community and Gifford hosts over 20 pleasant outlook over the rear garden. A more informal family room equally generously proportioned shower cubicle, completes the accommodation. interest groups including an award winning community film club, mini rugby, suggests use as a fourth double bedroom with a delightful double aspect cricket and bridge club. A much wider range of facilities, including a Tesco and adjacent shower room. The spacious kitchen/dining room forms The property benefits from excellent storage facilities with bespoke built in supermarket, a leisure centre, The Compass private primary school and the the natural hub of the house with space for a large dining table in front wardrobes in each of the first floor bedrooms, a generous garage and a Knox Academy secondary school, are available at the nearby county town of glass doors that lead out to the south facing terrace and garden. The storage cupboard under the stairs. of Haddington. Loretto School (prep and senior) at Musselburgh is around stylish kitchen is fitted with granite work surfaces and a good range of soft- 20 minutes’ drive and a school bus collects pupils from Bankrugg. The closing wall and floor units, including a breakfast bar. Appliances include The landscaped garden to the rear is principally laid to lawn and planted Granary is ideally placed for the wealth of sporting opportunities available an induction hob with an extractor hood over, twin ovens, two integrated with several established trees. The rear garden is fully enclosed making it throughout the county - inland, in the nearby Lammermuir Hills or on the fridges, an integrated bin, integrated dishwasher and a microwave. A ideal for children and/or pets. Beyond the garage is another secluded area coast, a short drive away. separate utility houses an additional sink and is plumbed for a washing of lawn and a cherry tree. Ivy and honeysuckle run riot over the dividing machine. fences. A delightful feature of The Granary is its terraces to the North, South and East that follow the sun throughout the day and are ideal for al fresco entertaining during the warmer months.

General Remarks

EPC Rating: C

Home Report: A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is made for electronic copies; a paper copy can also be made available from our offices or by post, at a charge of £20 to cover reproduction and administrative costs.

Fixtures and Fittings: Only items specifically mentioned in the particulars of sale are included in the sale price.

Services: Mains water, electricity and drainage to shared septic tank. Oil fired central heating. Under floor heating to ground floor, radiators to first floor. Telephone connected subject to regulations.

Offers: Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 1 India Street, Edinburgh, EH3 6HA. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest 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 all servitude rights, burdens, reservations and wayleaves 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 title deeds or informally constituted and whether or not referred to above.

Misrepresentations 1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.

2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.

3. Any error, omission or mis-statement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.

Important Notice Rettie & Co, 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 either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the 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 and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.

3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.

MASTER BEDROOM 16'3 x 16' (4.95m x 4.88m)

N

WALK - IN WARDROBE

BEDROOM 2 BEDROOM 3 14'6 x 12'6 17'10 x 10'7 (4.42m x 3.81m) (5.44m x 3.23m)

FIRST FLOOR GROSS INTERNAL FLOOR AREA 958 SQ FT / 89 SQ M

THE GRANARY NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY GROSS INTERNAL FLOOR AREA 2045 SQ FT / 190 SQ M GARAGE AREA 323 SQ FT / 30 SQ M APPROXIMATE GROSS INTERNAL FLOOR AREA 2368 SQ FT / 220 SQ M All measurements and fixtures including doors and windows KITCHEN / are approximate and should be independently verified. DINING ROOM 23'10 x 16' Copyright © exposure (7.26m x 4.88m) www.photographyandfloorplans.co.uk

UTILITY ROOM IN BOILER

SITTING ROOM 17'7 x 14'7 (5.36m x 4.45m) FAMILY ROOM/ BEDROOM 4 14'3 x 11'1 (4.34m x 3.38m) UP

GARAGE 19'6 x 16'5 (5.94m x 5.00m) GROUND FLOOR GROSS INTERNAL FLOOR AREA 1087 SQ FT / 101 SQ M

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

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