East Torphin Harburn | West Lothian East Torphin Harburn | West Lothian | EH55 8RR West Calder 3 miles, Livingston 6 miles, Edinburgh Airport 16 miles, Edinburgh City Centre 20 miles, Glasgow 30 miles A beautifully renovated Victorian farmhouse with lovely gardens Ground Floor: Porch | Hall | Drawing room | Dining room Sitting room | Breakfasting kitchen | Large conservatory Shower room First Floor: Landing | Master bedroom with en-suite shower room | 3 double bedrooms | Bathroom Access to large loft Double garage | Beautiful formal walled garden Wild flower meadow paddock About 0.74 acres (0.30 Ha) Situation East Torphin East Torphin House occupies a lovely setting in the West west Edinburgh and the south. The M8 Glasgow to Edinburgh East Torphin has been tastefully refurbished to create Lothian countryside about 3 miles south of West Calder. motorway lies 8 miles to the north and connects into the an immaculate family home with light, spacious rooms. The surrounding countryside is known for its rolling hills and national motorway network. Livingston South train station (5.5 The property dates from circa 1880 and is constructed accessibility to both Edinburgh and Glasgow. West Calder miles) has services running to Edinburgh and Glasgow. of dressed stone beneath a slate roof. Features of the provides everyday shopping and professional services while The rural surroundings of East Torphin have attracted people property include the bay window in the drawing room, Livingston has a wide range of shopping and leisure facilities. wishing to live in a rural community. The Pentland Hills Park original floors and doors, window shutters, cornices and There is a good range of schools locally with primary schooling lies to the southeast and has a variety of hill walks, cycle tracks sash and case double glazed windows. in West Calder and secondary schooling in Livingston. There is and pony treks. There is a golf course within easy walking a wide selection of private schools in Edinburgh. On the ground floor there is an impressive drawing room, distance at Harburn in addition to courses at Livingston and the a formal dining room and cosy sitting room which doubles The A70 trunk road lies within 2 miles and provides access to championship course at Dalmahoy Country Club. up as a study. A large conservatory has been added to the west gable of the house creating a wonderful living space with direct access from the luxurious kitchen. Also on the ground is a useful shower room. An ornate staircase rises to the first floor where there are 4 bedrooms, the master of which has an en suite shower room. The remaining bedrooms share the family bathroom, which features a claw-foot bath. There is a Ramsay ladder leading to a large loft space which is partially floored and could be converted to provide substantial additional living space subject to the necessary planning consents being granted. Garden The garden around East Torphin is totally enclosed principally by a stone wall. Remote controlled, electric, double gates open to a gravel sweep in front of the house and on to the double garage. The garden was designed and constructed by local landscaper Francis Newton to reflect the character of the house. The garden is flanked by mature trees including copper beeches, holly and laurels. To the south a path leads past box hedging to a pond and on to a formal lawn. The lawn is surrounded by flower beds and herbaceous borders and to the east there is a large sheltered terrace. To the west of the house adjoining the conservatory is a large raised decking area.The garden has external lighting to highlight the mature trees, terrace, decking and house. General East Torphin House N Local Authority West Lothian Council, West Lothian House, Almondvale Boulevard, Livingston Harburn, EH55 8RR FOR IDENTIFICATION ONLY - NOT TO SCALE EH54 6QG. Tel: 01506 775 000. GROSS INTERNAL AREA (APPROX): 202m² (2,174sqft) © HONEYGRAM LTD 2014 Services Mains electricity, mains water, private drainage, oil-fired central heating. Note The services have not been checked by the selling agents. Council Tax East Torphin is currently placed in Band G for Council Tax purposes. EPC Band E. Fixtures and fittings Carpets, curtains, blinds and dishwasher are included in the subjects of sale. Offers Offers are to be submitted in Scottish legal terms to the selling agents Strutt & Parker LLP, Bedroom Bedroom 28 Melville Street, Edinburgh EH3 7HA. A closing date for offers may be fixed and prospective 4.06 x 3.28 4.22 x 3.28 13'-4" x 10'-9" 13'-10" x 10'-9" purchasers are advised to register their interest with the selling agents in order to be kept fully DN informed of any closing date that may be fixed Landing 2.43 x 2.40 8'-0" x 7'-10" Directions Bedroom From Edinburgh take the A70 Lanark road west and after the Harperrig Reservoir, turn right onto 4.19 x 3.32 13'-9" x 10'-11" Bedroom 5.50 x 4.22 the B7008 signposted West Calder. Continue on this road for about 2 miles and the entrance to 18'-1" x 13'-10" ss ss e e r r P East Torphin House is on the left hand side. If you reach the bridge you have gone too far. P Bathroom En Suite From Glasgow take the M8 east and leave the motorway at Junction 4. Cross under the motorway 2.90 x 1.98 2.89 x 1.11 and at the junction with the A705 turn left. At the junction with the B792 turn right and continue 9'-6" x 6'-6" 9'-6" x 3'-8" First Floor into West Calder where you turn left onto the A71. Turn right onto the B7008 and follow the road past Harburn Golf Club, cross over the bridge and East Torphin House is on the right hand side. Utility Shower Room Cupb'd Larder 2.86 x 1.00 9'-4" x 3'-3" Special Conditions of Sale Sitting Room Cloaks 1. The purchaser shall within 5 days of conclusion of missives make payment as a guarantee for due performance of a sum equal 3.34 x 2.89 10'-11" x 9'-6" to 10 per cent of the purchase price. Timeous payment of the said sum shall be a material condition of the contract. In the event Kitchen that such payment is not made timeously the seller reserves the right to resile without further notice. The balance of purchase 4.08 x 4.05 13'-5" x 13'-3" price will be paid either by cleared funds or solicitor’s cheque at the option of the seller, at the date of entry and interest at five per Conservatory UP 5.92 x 4.79 Hall ss cent above The Royal Bank of Scotland base rate current from time to time will be charged there on from the term of entry until e 19'-5" x 15'-8" r 6.46 x 2.44 P payment. Consignation shall not avoid payment of the foregoing rate of interest. In the event payment of the balance of the said 21'-2" x 8'-0" price is not made by 2.00pm at the date of entry, payment of the balance of the purchase price on the due date being the essence of the contract, the seller shall be entitled to resile from the contract. The seller in that event reserves the right to resell or deal Dining Room Drawing Room 4.04 x 3.43 5.50 x 4.19 otherwise with the subjects of sale as he thinks fit. Furthermore he shall be entitled to retain in his hands the initial payment of ten 13'-3" x 11'-3" 18'-1" x 13'-9" ss ss e e per cent herein before referred to which shall be set off to account of any loss occasioned to him by the purchasers’ failure. r Vestibule r P P 2. The subjects will be sold subject to all rights of way, rights of access, wayleave, servitude, water rights, drainage and sewage rights, restrictions and burdens of whatever kind at present existing and whether contained in the Title Deeds or otherwise and whether formally constituted or not affecting the subjects of sale. 3. The seller shall be responsible for any rates, taxes and other burdens for the possession and for collection of income prior to the said date of entry. Where necessary, all rates, taxes and other burdens and income will be apportioned between the Ground Floor seller and the purchasers as at the said date of entry. 4. The minerals will be included in the sale of the property only insofar as the seller has rights. If you require this publication in an alternative format, please contact Strutt & Parker LLP on tel 0131 226 2500.IMPORTANT NOTICE Strutt & Viewing strictly by appointment through Strutt & Parker LLP Parker LLP for themselves and for the Vendors of this property, whose agents they are, give notice that: 1. The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers and do not constitute part of an offer or contract. Prospective purchasers ought to seek their own professional advice. 2. All descriptions, dimensions, areas, reference to condition and necessary permissions for use and occupation and other details are given in good faith, and are believed to be correct, but any intending purchasers should Tel: 0131 226 2500 Tel: 020 7629 7282 not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to the correctness of each 28 Melville Street 13 Hill Street of them.