Summary of Accommodation:

Ground Floor

Entrance Vestibule, Hall, Sitting Room,

Dining Room, Dining Kitchen, WC

Utility Room & Wine Cellar on lower ground floor.

First Floor

Drawing Room, Principal Bedroom,

Bespoke Dressing Room and Ensuite Bathroom

Second Floor

Four Double Bedrooms, Family Bathroom

Outside Space

Beautiful, landscaped front garden with mature shrubs and plants.

Large rear enclosed garden mainly laid to grass with mature shrubs and planting,

decked and patio areas providing excellent relaxation, play and al fresco dining space.

Resident’s priority parking available subject to a modest annual fee.

Special Note:

• Two Samsung ‘The Frame’ hard wired, wall mounted Smart TVs are included in the sale.
• Fully networked Wifi system with a discrete wireless router in most rooms including lower ground floor and garden - ideal for work from home setup.
• Security alarm system with camera to the rear of the house.
• Working gas fires in the sitting room, dining room, drawing room and principal bedroom.
• Please note that some of the pendant lights are not included in the sale.

SITUATION:

18 St Albans Road is situated in the heart of the Grange Conservation Area, an affluent and sought after residential area to the south side of the city, within easy reach of the amenities of central Edinburgh. The property lies within easy walking distance of Bruntsfield’s eclectic boutiques and bistros and a short distance from Morningside which boasts numerous cinemas, theatres, pubs and restaurants.

The area is well served by Sainsbury’s, Tesco and Waitrose supermarkets, the Cameron Toll shopping centre and a wide range of independent shops on Causewayside.

The green open spaces of The Meadows, Blackford Hill, Arthur’s Seat, the Braid Hills and Holyrood Park are in close proximity as are recreational facilities such as the Royal Commonwealth Pool, various golf courses and the Midlothian Snowsports Centre at Hillend. There are a number of outstanding schools in the area including Sciennes Primary School and James Gillespie’s High School in the state sector and George Heriots’, George Watson’s College and Merchiston Castle School in the Private sector.

St Albans Road is also convenient for Edinburgh and Napier Universities, the Royal Dick Veterinary College and The Royal Infirmary and has easy access to the city by-pass, Edinburgh International Airport and Central Scotland’s Motorway Network (M8, M9, M90 and the Queensferry Crossing).

General Remarks & Information:

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 heating, mains water, electricity, broadband, telephone (subject to telephone providers’ regulations).

Outgoings

Council Tax Band: G

EPC Rating: D

Postcode

EH9 2LU

Tenure

Freehold

Viewings

Viewing is strictly by appointment through Rettie & Co. 11 Wemyss Place, Edinburgh, EH3 6DH. Tel: 0131 220 4160.

Offers

Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co. & Rettie LLP’s. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.

Internet Website

This property and other properties offered by Rettie & Co. & Rettie LLP’s. can be viewed on our website at www.rettie.co.uk as well as Rightmove, On The Market and The London Office.

Servitude Rights, Burdens & Wayleaves

The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.

Important Notice

Rettie, their clients and any joint agents give notice that:

1.    They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

2.    All Rettie floorplans are drawn to RICS standard. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. & Rettie LLP’s have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.

3.    All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.

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. Rettie use electronic verification, if this is not possible original documents are acceptable.

Misrepresentations  

1.    The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co. or Rettie LLP’s, 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 they have not entered into contract in reliance on the said statements, that they are satisfied themselves 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 misstatement 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 2024 - First Issue.