Offers Over £425,000 Gifford Snawdon Lodge Cottage, Duns Road, Gifford, East Lothian, EH41 4PJ Viewing by appt tel Agent 01620 890000 01620 892000 | eastlothianprimeproperty.com Description Snawdon Lodge Cottage is a unique extended five bedroom stone lodge house in a tranquil rural location close to the popular village of Gifford with a single garage/workshop and set within large mature gardens. The well presented accommodation benefits from period features, fresh decoration, slate and wood flooring and a modern biomass heating system with an attractive feed in tariff. The accommodation, arranged over two floors, comprises - entrance porch; cloakroom with WC and WHB; hallway with two inner hallways with access by Ramsay ladder to a large floored attic; three storage cupboards and ample room to create a study/music area; kitchen/dining room with working shutters and an excellent selection of oak units with a range cooker and ample room for a large table; two steps lead down to the sitting room which overlooks the rear garden and has a wood burning stove; double doors lead to a charming conservatory which opens out on to a decked patio; useful utility room with a Belfast sink, additional storage and biomass boiler; double bedroom 4 with working shutters and fireplace with electric wood burner stove; double bedroom 3 with windows overlooking the garden; double bedroom 5 with fitted wardrobes and bathroom with white suite and separate shower; and on the first floor - stairs with fitted bookshelf leading to a spacious landing with excellent fitted storage; double bedroom 1 to the rear with fitted cupboards, double glazed wall and doors to a Juliet balcony with woodland views; double bedroom 2 with fitted cupboards and contemporary shower room. Location Gifford offers excellent local facilities including a Co-op food store, a well regarded primary school, two country pubs and two local golf courses. The market town of Haddington, approximately eight miles away, provides a wider range of shops, banks, a Tesco supermarket, a leisure centre and a high school. Edinburgh can easily be reached in approximately 35 minutes by car and there are excellent rail links to the City at Drem and Longniddry approximately 25 minutes away by car. East Lothian’s many beaches are around 25 minutes by car. Unique extended five bedroom stone lodge house in rural location Garden The gardens are a wonderful feature of this property. To the front a picket fence surrounds a cottage garden area and there is a driveway and access to both sides of the garden which surround the house. The large rear gardens have a decked patio accessed from the conservatory and there are lawns, gravel pathways, woodland areas and mature planting. There is also a log store, greenhouse and storage sheds. Garage and Parking There is a driveway to the front of the single detached garage/workshop which has power and light. Fixtures and Fittings The curtains, blinds and light fittings are included in the sale price, together with the Leisure range cooker, dishwasher, fridge/freezer and washing machine. The log store, greenhouse and sheds are also included in the sale price. Services The property is double glazed throughout and benefits from a biomass boiler which provides both heating and hot water to the property and solar panels provide some electricity. There is underfloor heating and radiators throughout. The biomass generated Renewable Heat Incentive provides tax free payments of approximately £800 per quarter (which are index linked) for the next 4 years and is payable to the property owner. The solar panels provide a feed-in tariff of circa £800 per annum (which is index linked) until 2036. Directions The house is 3.5 miles outside Gifford on the B6355 road to Duns. After passing a red roofed cottage on the right which is called Hornshill, and has a wind turbine beside it (Sat Nav will take you to Hornshill and indicate you have reached your destination, you haven’t) take the next turning left (1/5th mile) signposted Snawdon. Snawdon Lodge Cottage is the first house you come to about 3/4 of a mile along the farm road. EPC Rating D Home Report The Home Report is available to be downloaded from our website www.eastlothianprimeproperty.com. The condition of the property and any material matter is disclosed in the Home Report. Approx. Gross Internal Area 3368 Sq Ft - 312.89 Sq M (Including Garage & Stores) Attic Approx. Gross Internal Area 291 Sq Ft - 27 Sq M Double For identification only. Not to scale. Bedroom 1 © SquareFoot 2016 15'5'' x 13'7'' 4.70 x 4.14m Hall Double Bedroom 2 Attic 14'10" x 14'7" 29'6'' x 9'10'' 4.52 x 4.44m 9.00 x 3.00m Shower Room First Floor Double Bedroom 3 19'7'' x 12'9'' 5.97 x 3.89m Double Bedroom 5/ Study Hall 14'6'' x 8' 4.42 x 2.44m Sitting Conservatory Room 22'1'' x 8'1'' 17'9'' x 14'5'' 6.73 x 2.46m 5.41 x 4.39m Bathroom Garage Store 24'7'' x 12'4'' Kitchen/ Store 7.50 x 3.75m Utility Dining Double 11'8" x 8'4" (approximate) 14'5'' x 7'2'' Room Bedroom 4 3.56 x 2.54m 4.39 x 2.18m 16'4'' x 13'4'' 16'2'' x 10'11'' 4.93 x 3.33m 4.98 x 4.06m WC Hall Vestibule Ground Floor Note: Interested parties should request their solicitor to note interest. The Seller is not bound to accept the highest or any offer. These particulars do not form part of any contract. The statements or plans are not warranted nor to scale. Approximate measurements have been taken by sonic device at the widest point. Services and appliances have not been tested and no warranty is given as to their compliance with Regulations. 01620 892000 | eastlothianprimeproperty.com.