SUMMARY OF ACCOMMODATION

Ground Floor

Entrance Vestibule, Open Plan Dining-Sitting-Family/TV Room, Dining-Kitchen & Access to Rear Garden, Home Office, Utility Room, WC Room, Under Stair Cupboard

First Floor

        Principal Bedroom & En-suite Bathroom, Two Further Double Rooms, Family Bathroom, Linen Cupboard, Access to Extensive Attic Storage

Outside Space

Private Off-Street Driveway for Three Vehicles, Front Garden with Lawn & Mature Shrubbery, Path from Front to Rear Garden, Large Enclosed Rear Garden with Lawn & Well-Planted Herbaceous & Floral Borders, Mature Trees, Garden Shed & Summerhouse

DESCRIPTION:

36 Craigleith View is a good-sized detached family house located in a highly desirable residential area. The spacious accommodation is as follows:

Ground Floor

Entrance Hall: Accessed from the private driveway, the front door opens into a large entrance vestibule that leads into the L-shaped hall that accesses all the ground floor accommodation and has an under-stair storage cupboard.

Kitchen: The modern fitted kitchen lies at the rear of the house and benefits from plenty of natural light from both a side window and glazed French doors that opens directly to the garden. The well-equipped kitchen features several integrated appliances including a full-length fridge/freezer, additional freezer, microwave, new NEFF oven, Induction hob, double sink and dishwasher. The wood-floored room has plenty of space for a dining table and chairs and currently also has a small sofa.

Dining-Living-Family Sitting Room: These three free-flowing reception rooms can be accessed from two separate doors from the hallway. The formal living room has a stone-surround fireplace with remote-controlled gas fire and a large picture window that frames lovely views of the front garden. The dining room and family television room both enjoy attractive rear garden views through large picture windows.

Home Office: Originally the garage, this space has been converted into a useful home office with views across the front of the house.

Utility Room: The useful utility room has an integrated Belfast sink, base storage units and room for a washing machine, tumble dryer and additional fridge.  

WC Room: This modern WC room has an integrated wash basin with storage drawer below.

First Floor

Landing: The carpeted staircase from the hall leads up to the first floor passed a large picture window overlooking the front of the house. There is extensive storage that runs the length and width of the house and is accessed via pull-down Ramsay ladder. Several of the neighbouring properties have added an attic extension to their properties.

Principal Bedroom: Generously sized double bedroom with lovely open outlook over the front garden to Corstorphine Hill in the distance. This room benefits from a built-in wardrobe and an en-suite tiled Porcelanosa bathroom comprising a bath, shower cubicle, heated towel rail, integrated wash basin unit with cupboards below, underfloor heating, WC and three frosted windows. 

Bedroom Two & Three: There are two further good-sized rooms with views across the rear garden with the smaller of the two rooms having a large integrated wardrobe.

Family Bathroom: Modern tiled bathroom with both a bath and a shower cubicle as well as an integrated wash basin unit with cupboard below, heated towel rail, underfloor heating and WC.

Linen Cupboard

Outside Space

Externally, the property is set back from the peaceful road and has a long-tarmacked driveway that can accommodate up to three vehicles. The front garden has a large expanse of grass that is bordered with flower beds and mature trees including a Japanese maple. There is a side path on the left side of the house that accesses the rear garden. This fence-enclosed rear garden is of considerable size and is predominantly laid to lawn and bordered with well-stocked beds. There is mature tree screening at the end of the garden that borders the Roseburn cycle pathway as well as some lovely mature trees including apple, peal, camellia and magnolia. There is also a summerhouse and garden shed.

SITUATION:

Ravelston is a highly desirable residential area just over a mile west of the city centre. Next to the property there is the Roseburn Path, a cycle and pathway that provides a green corridor along disused railway line that links into the city’s extensive cycle network as well as the Water of Leith Walkway. This provides easy access to a wide range of amenities in Roseburn whilst Stockbridge with its bustling village atmosphere specialist independent shops, delis, cafes, restaurants and weekly Sunday food market is also within walking distance.

The area is well catered for in terms of local amenities with Craigleith Retail Park, where you will find a Sainsbury’s M&S, Homebase and Boots, on the doorstep and there is a Waitrose in nearby Comely Bank as well as a post office, library, chemist and medical centre in Stockbridge.

There is a wide range of recreational and leisure facilities in the locality including Westwoods Health Club, The Grange Cricket, Squash & Tennis Club. Murrayfield Golf Club, Ravelston Golf Club, Murrayfield Rugby Stadium and Edinburgh Zoo. Also, within walking distance are Inverleith Park, where you’ll find community tennis courts and a children’s play park, and The Royal Botanic Gardens. 

The property sits within the school catchment area for the highly regarded Flora Stevenson’s Primary as well as Broughton High School. There are plenty of private school options available locally including Erskine Stewarts’ Melville Schools (ESMS), St George’s School and Fettes College that are all withing walking distance of the property.

The property is conveniently placed for easy reach of Haymarket Station and the excellent tram and bus links to Edinburgh International Airport. There are regular bus services from Queensferry Road and Roseburn into the city centre. The property is situated within easy reach of Edinburgh International Airport, the City Bypass that links into the Central Scotland motorway network and the Queensferry Crossing that crosses the Firth of Forth to Fife and beyond.

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:

The fixed integrated appliances, fixtures, fitting and carpets are included in the sale price. Other items are available for separate negotiation with the client. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.

Services:

Gas central heating, mains water, gas and electricity, broadband, telephone (subject to telephone providers’ regulations.)

 Postcode:

 EH4 3JY

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.

Particulars prepared May 2022 – First Issue.