SUMMARY OF ACCOMMODATION

Ground Floor

Vestibule, hall, kitchen/family room, formal sitting room,

separate dining room, utility room, office, WC.

First Floor

Principal Bedroom with en-suite bathroom, four further double bedrooms,

2 en-suite shower rooms, family bathroom,

balcony with views towards Edinburgh Castle.

Outside Space & Garden

Private Driveway Gates, Fully Enclosed Front Garden and Driveway leading to Garage.

Large fully landscaped rear Garden with expansive lawn,

paved patio seating area, decked seating area, decked and covered outdoor kitchen.

Other

Solar Panels with 6kw Battery, Air Source Heat Pump and Gas Boiler,

Wet System Under Floor Heating, Double Glazing, 360 degree CCTV System.

SITUATION:

Balerno is a highly regarded, leafy and historic village set at one of the main gateways to the Pentland Hills and the start of the Water of Leith Walkway. It is located around seven miles southwest of Edinburgh city centre and near to the City Bypass providing easy access to Edinburgh International Airport and Scotland’s central motorway network. 

Balerno provides a wide range of local amenities including a library, a dentist, gastro pubs and there are two Scotmid Co-op supermarkets in the heart of Balerno village. In terms of larger supermarkets, the nearby Gyle Shopping Centre and Hermiston Gate retail parks providing a wide range of high street stores including a M&S superstore and a Tesco.

There are plenty of excellent recreational and leisure facilities in the locality with access to The Pentland Hills Regional Park and Malleny Garden, a National Trust Property, close by. The highly rated Flotterstone Inn is around and 8.5 mile walk away from Harlaw through the Pentland Hills. The Water of Leith Walkway is easily accessible and runs for 12-miles from Balerno to Leith and provides both walking and cycling links to the city centre. The popular Currie Rugby Club is located in Balerno, whilst the dry ski slopes at Midlothian Ski Centre and Kingsknowe and Baberton Golf Clubs are within a short drive. Social events include the Balerno Village Screen, Balerno Music Festival and the farmer’s market.

The property sits within the school catchment area for the Balerno High School and Dean Park Primary School. There are plenty of private schools available locally including Merchiston College, George Watson’s College (a school bus stops on the road outside the property) and George Heriots College.

There are regular bus services from Balerno into the city centre whilst Curriehill Station is less than two miles away. The City Bypass provides easy access to Edinburgh International Airport, Edinburgh Business Park, Heriot Watt University and Research Park and the RBS HQ at Gogar.

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: H

EPC Rating: B

Postcode

EH14 7FE

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 March 2024 - First Issue.