Summary of Accommodation:

Ground Floor

Sitting room, Bedroom 4, Kitchen/dining/family room, Conservatory, Family bathroom, Utility room, understairs cupboard 

First Floor

Principal Bedroom, Wet Room, Walk-through bedroom, Double bedroom 2, Bedroom 3/office with access to eaves storage

Outside Space: 

Front Garden   - Driveway, front garden

Rear Garden   - Fully secure rear garden. Garden shed

DESCRIPTION:

The peaceful situation of Craiglockhart Crescent is immediately tangible. The front garden has gravel parking and an area of shrubs to the left, bordered to the pavement by a wrought iron fence with steps up to the front door.   A glazed panel door leads directly into the living room.

Living Room

You are immediately struck by how light and flexible the accommodation is, with the living room with windows to north and east as well as light from the garden and conservatory permeating through the entire house giving a positive feel.

The solid oak flooring throughout the property contributes to good flow and uniformity. Two,  floor to ceiling glass panels as well as the large window allow light from different directions.

Bedroom 4

Double glass doors lead to a further reception room, currently used as a bedroom but for flexible use, perhaps as a study or second sitting room. Window to north.

Living Room leads through to the kitchen/dining room.

Kitchen/family/dining Room

The current owners have installed a new kitchen complete with a durable and attractive light quartz worktop and stylish blue undercounter cupboards. There is a five-ring gas range cooker plus extractor hood and integrated dishwasher. An attractive green tiled backsplash contrasts well with the blue. There are plenty of undercounter deep pan drawers and cupboards for kitchen utensils. The space has a good feel and ample area for dining table looking directly into the conservatory and the garden beyond.

Utility Room

There is a useful utility room just off the kitchen with large glazed pane to the east. Included is an additional sink with integrated draining board as well as good cupboard space, larder shelving and washing machine and dryer. The room houses a recently installed combi boiler.

Bathroom

Ground Floor bathroom with sunken bath, white sanitary ware, large window to east.

Tiled floor.

Conservatory

The kitchen leads directly to the conservatory with its lean-to roof and glass on every side; it’s a great sun trap and is well situated looking over the patio and garden.

First Floor:

Timber flooring continues up the built-in staircase to the bedroom area. Useful understairs cupboard and rooflight bringing making it airy and light on the landing.

Principal Bedroom

Spacious double bedroom with light infused 8 paned dormer window and panoramic views of northwest Edinburgh skyline and beyond to Forth Bridges to the hills of Fife.

Neutral décor and carpeting. Good eaves storage.

Walk through Bedroom

Double bedroom to the rear of the property. Glass door separates with another room which has flexible use for study/dressing room/snug. Neutral décor and carpeting.

Bedroom Three

Single bedroom with sliding door. Views to south and west and open aspect.

Wet Room

Spacious and useful wet room with large window to the east. White interior including sanitary ware and tiles. Chrome heated towel rail, integrated handbasin with shelf for display/storage.

Cupboards

There are two very usefully concealed tongue and groove effect cupboards providing good storage space.

Outside Space

Front Garden

Gravel driveway with space for one car and garden area to the left laid mainly with shrubs and gravel.

Rear Garden

Charming south facing secure private garden with lockable gate to the side and benefitting from mature trees, in particular a willow as well as conifers. The garden has a great patio area just off the conservatory for outdoor dining as well as a slightly upsloping lawn with borders on both sides. The trees give privacy but the garden remains light and sunny. Garden shed at the top for storage of bikes and/or garden equipment.

SITUATION:

Situated in the highly desirable residential area of Craiglockhart, approximately three miles southwest of Edinburgh city centre, Craiglockhart Drive North is a quiet, residential haven. Superbly located for the Edinburgh City Bypass and access to the central motorway network, Edinburgh Airport and Forth Road bridges, it also benefits from regular bus services to Edinburgh city centre and the surrounding area. Nearby Slateford train station provides a direct link to Edinburgh Waverley, Glasgow Central and Haymarket rail stations.

Excellent amenities are close to hand including a Tesco Superstore at Colinton Mains, Sainsburys Superstore at Longstone and a 24-hour Asda Superstore at Slateford. The Edinburgh West Retail Park at Chesser lies just a few minutes away and includes a Marks & Spencers food store. A short drive will take you to Bruntsfield and Morningside, renowned for their large selection of independent shops, restaurants and artisan cafés, cosmopolitan bistros and bars.

The green open spaces of Craiglockhart Hill, the Hermitage of Braid and the Pentland Hills Regional Park lie within easy reach; all offering plentiful walking and cycling opportunities and providing a lovely contrast between the city and the countryside. In addition, there are numerous recreational facilities in close proximity including The Craiglockhart Sports and Tennis Club; Merchant’s of Edinburgh and the Braids golf courses; the Midlothian Snowsports Centre at Hillend and the Union Canal towpath. There are excellent state and private schools in the area including Oxgangs Primary and Firrhill High School in the state sector as well as George Watson’s College, Merchiston Castle school and The Edinburgh Rudolph Steiner School in the private sector.

General Remarks:

Proof and Source of Funds / Anti Money Laundering

Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction. All individuals involved in the transaction are required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.

Fixtures and Fittings:

Only appliances specifically mentioned in the sales particulars are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.

Services:

Gas central heating, mains water, drainage, gas and electricity.

Postcode:

 EH14 1EZ

Outgoings:

Council Tax Band Category: G

EPC:

D

Viewing:

By appointment through Rettie & Co, 11 Wemyss Place, Edinburgh EH3 6DH. Tel: 0131 220 4160.

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 contract 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.