BOLTON FARMHOUSE BOLTON EAST LOTHIAN BOLTON FARMHOUSE, BOLTON, EAST LOTHIAN EH41 4HL A stone and slate Farmhouse with a stunning southerly outlook over a 4 acre grass paddock. Bolton Farmhouse and Paddock Accommodation Ground Floor: Porch, Hall, Drawing Room, Dining Room, Study, Shower Room, Breakfasting Kitchen/Sitting Room, Utility Room and Boot Room. First Floor: Landing, Master Bedroom, three Double Bedrooms, Single Bedroom and Family Bathroom. Annexe: Two Bedrooms with en-suite Shower Rooms. Exterior: Grass paddock. Fishing on the Colstoun Water. Extensive enclosed gardens. About 5.01 acres (2.02 Ha) Haddington 3 miles, Gifford 3 miles, Edinburgh City Centre 22 miles (All distances are approximate). For Sale as a whole or in two lots Situation Bolton Farmhouse lies about 3 miles to the northwest of Gifford in East Lothian and benefits from a private yet accessible location. Gifford with its picturesque village green and pretty stone cottages has a thriving active community and hosts over 20 interest groups including an award winning film club, mini rugby, cricket, bowls and bridge club. There is a local co-operative store, newsagents/post office, cafe, hairdresser, garage, two hotels/pubs, a highly regarded primary school and a church. A much wider range of services, including a Tesco Supermarket, leisure centre and a variety of high street shops is available at the county town of Haddington which is home to the Compass Primary School and Knox Academy secondary school. Loretto School (prep and senior) at Musselburgh is about 20 minutes’ drive while central Edinburgh is commutable by car in 35 to 40 minutes outwith rush hour. A commuter rail service is available from Longniddry (7 miles) and Dunbar provides a fast train service to Kings Cross, London. The nearby Lammermuir hills provide a wealth of walking and riding opportunities whilst golfers are spoilt for choice with inland courses at Gifford, Haddington and Whitekirk or a host of renowned links courses on East Lothian’s spectacular coastline including Muirfield, host of the 2013 Open Championship. Description - Lot 1: Bolton Farmhouse - about 0.63 acres (0.25 Ha) Bolton Farmhouse is approached by a decorative wrought iron gate which opens to a gravel drive flanked by lawns and a herbaceous border which leads to a sweep at the side of the house. In addition, there is a rear drive which leads down to the grass field and has access to a tarmacadam courtyard adjacent to the back door. Bolton Farmhouse is of traditional stone and slate construction with period features such as sash and case astragal windows. The Farmhouse has a stunning south facing location with views across a grass paddock, the Colstoun Water and the rolling East Lothian farmland to the Lammermuir Hills in the distance. The property has been lived in by the same family for several generations and would benefit from updating. The front door opens into a porch with a glazed GENERAL REMARKS AND INFORMATION inner door opening to a spacious reception hall with an elegant Georgian staircase rising to the Viewing Viewing is strictly by appointment with the sole selling first floor and an under-stair cupboard. The hall agents. Rettie & Co 0131 220 4160. has doors to the south facing Drawing Room and Dining Room, both of which are well proportioned Fixtures and Fittings and have open fireplaces and picture rails. The The fitted carpets, curtains and light fittings in the house Dining Room has a sideboard recess with shelved are included in the sale. cupboards on either side. The Study has a raised Directions fireplace and overlooks the main drive. From the From Haddington head south toward Gifford on the Reception Hall a door leads to an inner hall with B6369. After crossing the bridge over the River Tyne turn a door to a spacious Shower Room and a large right on to the B6368 signposted Bolton and Humbie. Breakfasting Kitchen and Sitting Room. The Continue on the road until you reach Bolton. Continue through the hamlet and the drive to Bolton Farmhouse is Kitchen is well equipped with wooden floor and on the left as you leave the hamlet. wall mounted units around an oil-fired four oven Aga, which provides hot water to the house. Access Leading off the Kitchen is a Utility Room and a The sellers will retain a right of access down the farm door to a Boot Room housing the Trianco oil-fired track and across the paddock to allow them to maintain boiler and with a door to the rear courtyard. drains and repair boundary fences on the adjacent fields which they are retaining. The owner of the Old Schoolhouse has a right of access down the farm track The first floor is reached by an elegant staircase leading to the field to allow access to a garage/stroke. with a timber handrail which rises to a landing with doors to the five Bedrooms and a Family Lotting Bathroom. If the property is sold in Lots then all necessary rights of access, wayleaves and servitudes will be granted to the buyer of each Lot. To the east of the house, forming part of the rear courtyard, is an Annexe with two Bedrooms/ Local Authority Studios with en-suite Shower Rooms. The East Lothian Council Annexe was previously used as Bed & Breakfast John Muir House, Brewery Park, Haddington, East Lothian EH41 3HA accommodation by the current owners but is Tel: 01620 827827 now utilised as overflow accommodation to the main house. Council Tax Band G Gardens Bolton Farmhouse is surrounded by colourful EPC Rating Band G gardens. To the north of the house enclosed lawns are flanked by herbaceous and shrub Services borders. To the west of the house a stone terrace Mains water and electricity. Private drainage. Oil-fired is the perfect place for outside entertaining. To central heating. the south extensive lawns are divided by gravel Offers paths and flanked by stone walls, shrub borders Offers should be submitted in Scottish Legal Form to and herbaceous borders. the selling agents Rettie & Co at 11 Wemyss Place, Edinburgh, EH3 6DH. A closing date by which offers Lot 2: Paddock about 4.38 acres (1.77 Ha) must be submitted may be fixed later. Please note that To the south of the house accessed by the rear interested parties are advised to register their interest with the selling agents in order that they may be advised drive is a grass paddock bordered to the east should a closing date be set. The seller reserves the right by the Colstoun Water. The paddock extends to accept any offer at any time. to about 4.08 acres and has a number of mature deciduous trees. The paddock has an Internet Websites independent access and subject to the necessary This property and other properties being marketed by permissions it would be possible to erect stables Rettie & Co can be viewed on our website at www. rettie.co.uk as well as our affiliated websites at www. in a sheltered location at the bottom of the track. onthemarket.com, www.thelondonoffice.co.uk and www.rightmove.co.uk. BEDROOM 12'4 x 12' BEDROOM MASTER BEDROOM SITTING ROOM DINING ROOM (3.76m x 3.66m) 15'6 x 12'5 20'2 x 16'3 21'6 x 16'4 16'5 x 13'4 (4.72m x 3.78m) (6.15m x 4.95m) (6.55m x 4.98m) (5.00m x 4.06m) N BEDROOM 13'1 x 11'8 STUDY BEDROOM (3.99m x 3.56m) 14'2 x 7'10 10'1 x 7'10 (4.32m x 2.39m) (3.07m x 2.39m) IN FIRST FLOOR GROSS INTERNAL FLOOR AREA APPROX. 1097 SQ FT / 102 SQ M GROUND FLOOR GROSS INTERNAL FLOOR AREA LIVING/DINING/KITCHEN APPROX. 1837 SQ FT / 171 SQ M 22'6 x 20'11 (6.86m x 6.38m) BOOT ROOM 11'10 x 6'7 (3.61m x 2.01m) BOLTON FARMHOUSE NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY STUDIO ROOM STUDIO ROOM APPROXIMATE GROSS INTERNAL FLOOR AREA 14'7 x 13'5 14'5 x 13'5 HOUSE - 2934 SQ FT / 273 SQ M (4.45m x 4.09m) (4.39m x 4.09m) OUTBUILDINGS - 399 SQ FT / 37 SQ M All measurements and xtures including doors and windows are approximate and should be independently veried. Copyright © exposure www.photographyandoorplans.co.uk OUTBUILDING GROSS INTERNAL FLOOR AREA APPROX. 399 SQ FT / 37 SQ M 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 to be discharged from this contract, nor entitle either party public or private, light, support, drainage, water and to compensation or damages nor in any circumstances to wayleaves for masts, pylons, stays, cable, drains and give either party any cause for action. water, gas and other pipes whether contained in the Important Notice title deeds or informally constituted and whether or not Rettie & Co, their clients and any joint agents give notice referred to above. that: Particulars and Plans 1. They are not authorised to make or give any These particulars and plan are believed to be correct but representations or warranties in relation to the property they are in no way guaranteed. Any error, omission or either in writing or by word of mouth. Any information misstatement shall not annul the sale or entitle any party given is entirely without responsibility on the part of the to compensation nor in any circumstances give grounds agents or the sellers.