Summary of Accommodation:

Ground Floor - Entrance vestibule; hallway; sitting room; dining room; W.C., kitchen/breakfast room; family room.

First Floor - Principal bedroom; two further double bedrooms; family bathroom.

DESCRIPTION:

The front door opens into a light filled entrance vestibule with inner storm door boasting original stained glass panel. The main hallway benefits from a polished wood staircase and flooring with plenty of natural light. A beautifully proportioned sitting room with expansive four window bay and front facing garden views; Edinburgh press; original marble mantelpiece and working gas fire; polished wood flooring. Large dining room with lovely rear garden views, spacious and light, with double windows. W.C. Generous kitchen with ample space for dining; expansive picture window with side facing views; various freestanding appliances; white base units with wooden fittings; door with back garden access. Family room with rear garden views. Stairs lead up to a landing with solid wood balustrade; a large window with stained glass panel allows for natural light to flow throughout this level. Principal bedroom with similar front facing bay window to the sitting room; double built-in wardrobe. Double bedroom 2 with elevated rear facing views across peaceful neighbouring properties; Edinburgh press; deep storeroom; family bathroom; double bedroom 3 with front facing views. Access to large loft space.

Outdoor Space:

The property sits amid well maintained gardens to the front and rear with a driveway leading to the garage situated to the side/rear of the house.  The gardens are mainly laid out to lawn with beds well stocked with mature plants and trees. In addition to the summerhouse, there is an exterior accessed boiler room with additional storage space.

SITUATION:

The property is located in the peaceful residential area of Liberton, to the south side of Edinburgh, 6.5 miles from the city centre.

This lovely residential area of the city benefits from immediate access to the beautiful wide open green space of the nearby Pentland Hills Regional parkland which features 9 peaks of over 1500 feet and stunning views of Edinburgh and the surrounding countryside. There are endless possibilities for leisure in this area including walking, golfing, cycling and skiing at Hillend dry ski slope.

There is good local shopping within walking distance at local supermarkets and the Mortonhall Farmshop with larger supermarkets at Cameron Toll  and Straiton both of which sit within extensive retail parks.

Popular with families for its excellent state school provision, with private schools such as Merchiston Castle, James Heriots and George Watsons close at hand.

With close proximity access to the city bypass which has routes to Edinburgh International Airport, Glasgow and the Queensferry Crossing to Fife and beyond, as well as routes to the south. The area is well served by public transport.

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, gas and electricity, broadband (fibre optic and cable), telephone (subject to telephone providers’ regulations).

Postcode: EH16 6PJ

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 April 2022 – First Issue.