Summary of Accommodation:

Entrance Vestibule, Sitting/Dining Room, Kitchen with Balcony, Principal Bedroom with En Suite, Double Bedroom Two, Home Office, Bathroom, Utility Room, Cloakroom

External Space

Shared Resident Communal Grounds, Allocated Parking Space, Locked Store Cupboard

SITUATION:

Brighouse Park Cross is situated in Cramond, a highly desirable, affluent and leafy residential area lying less than four miles to the west of Edinburgh’s city centre.

Within a short walk of the prestigious development is the picturesque historic village of Cramond, a designated conservation area, lies on the south shore of the Firth of Forth and is home to a Boat Club, café, waterfront promenade and historic church that has a lovely playground in its walled gardens.

There is a good range of local amenities in the locality including a post office, Scotmid Co-op, café, chemist and bank on Whitehouse Road in Barnton and a Tesco supermarket at Davidson’s Mains. There is Marks & Spencer, Boots and Sainsburys superstore at Craigleith Retail Park, just a short drive away.

There are a variety of recreational and leisure facilities within easy reach including Barnton Park Lawn Tennis Club, The Bruntsfield Links and Royal Burgess Golf Clubs and David Lloyd Fitness Centre in Corstorphine. In addition, there are some lovely walks to be enjoyed along the river Almond and at the nearby Lauriston Castle. There are also walking and cycling trails through the Dalmeny Estate to South Queensferry whilst the Cammo Estate Local Nature Reserve offers extensive woodland to explore.

The area is popular with families due to the extensive recreational facilities, leafy parks and wide range of schools. The property falls into the catchment area of Cramond Primary School and the Royal High School whilst there are several private schooling options nearby including Cargilfield Prep School (within walking distance), Erskine Stewarts Melville Schools (ESMS), Fettes College and St George’s School.

The property is well positioned for excellent bus and road links into the city centre as well as access to an extensive cycle path network. It is 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. 

DESCRIPTION:

A stone pathway leads up through the well-maintained gardens to the front of the property. The property is entered through shared door and well-maintained communal stairway, with lift service, and features a secure video entry system.

Entrance Vestibule: The front door opens to a welcoming entrance vestibule leading to the accommodation with secure alarm system.

Sitting/Dining Room: The property offers a fabulous open plan sitting and dining room with ample space for configurations of both lounge and dining furniture. This flexible open space benefits from a balanced flue gas fire, fitted shelving and natural light due to its southeast facing position.

Kitchen: Conveniently connected to the sitting/dining room is the kitchen through a sliding glass door with separate access from the hall. This meticulous kitchen is timelessly designed with walnut-inspired and mocha-coloured wall and floor mounted storage units with flawless bi-folding doors whilst offering plentiful preparation space in its seamless granite worktop. The kitchen affords top quality integrated Siemens appliances including a five-ring gas cooker and extractor, oven, microwave, fridge freezer and dishwasher. Situated directly off the kitchen is a charming balcony offering the opportunity for al fresco dining.

Principal Bedroom: Offering luxurious accommodation, the property benefits from a spacious principal bedroom affording natural light due to its south east facing position. There is plentiful storage via its four doored built in wardrobe with seamless bi-folding doors. The principal bedroom provides the additional luxury of a four piece en suite comprising a sizeable bathtub, walk in rainfall shower, wash hand basin and WC with wall mounted storage units.

Double Bedroom Two: Similarly, to the principal bedroom, the second double bedroom is fitted with engineered wood flooring and built in wardrobe with bi-folding doors.

Home Office: The property features a flexible home office, offering a quiet space for home working. This versatile room can be utilised as a spare bedroom.

Bathroom: The main bathroom comprises a three-piece suite with walk in rainfall shower, wash hand basin and WC with a heated towel rail and wall mounted storage.

Utility Room: Situated left of the entrance vestibule is the generously sized utility room with washing/drying machine and housing the boiler and hot water tank. 

Cloakroom: Located next to the utility, via the entrance vestibule, is a cloakroom with ample storage and fitted hooks.

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: B

Postcode

EH4 6GU

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, Zoopla, 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 February 2023 - First Issue.