WoodleaBLAINSLIE • LAUDERDALE

Exceptionally comfortable and adaptable family house within commuting distance

of Edinburgh

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important

Notice on the last page of the text.

WoodleaBLAINSLIE • LAUDERDALE

Hall • 3 reception rooms • 5 bedrooms 2 bathrooms (1 ensuite) • Kitchen • Utility room

Garage block • Landscaped garden • Paddock • Woodland

In all about 3.69 acres

For sale as a whole

Lauder 2 miles • Edinburgh city centre 29 miles Galashiels 8 miles • Borders Waverley line, stations at

Tweedbank 10 miles or Stow 7 miles • (Distances approximate)

SituationWoodlea lies almost mid way between Earlston and the Royal Burgh of Lauder, in the heart of Lauderdale in an unspoilt, rural location amidst the magnificent scenery of the Scottish Borders. The house is a very good base for those who enjoy game shooting, fishing, riding, cycling, golf and walking. Lauder is a thriving town with an extensive range of facilities; 2 hotels, restaurant, post office, grocer, baker, butcher, greengrocer, pharmacy, delicatessen, newsagent, coffee/art gallery shop and gymnasium and sports hall. Each August the Burgh’s common riding festival attracts a large turnout of horses, riders and followers. The historic Thirlestane Castle (open to the public) grounds border the town.

Whilst enjoying a peaceful position, Woodlea is within commuting distance of Edinburgh and its international airport and inter city rail service. It is just over 7 miles to the re-opened Borders Railway at Stow which provides a regular service into Edinburgh. The area has a good selection of schools with nursery, primary, high and preparatory all within the locality. Woodlea is within the catchment area for Lauder’s popular primary school and Earlston’s well regarded high school. At Melrose (approximately 9 miles) is the private preparatory school of St Marys. A variety of community activities take place in Blainslie village hall.

DirectionsFrom Edinburgh, head south on the A68 through Lauder. At the southern end of the town, turn right for Blainslie and after approximately 2 miles, having passed by Blainslie village, Woodlea is on the right hand side just before the road forks.

DescriptionCompleted in 1998, Woodlea is a substantial family house with a slate roof and a sunny south easterly aspect with a lovely outlook over its gardens and grounds. The reception rooms are both spacious and well proportioned. Of particular note are the sitting room and the dining room with their full height ceilings which lie at the centre of the house, each with a bay that makes the most of the natural light. The main bedroom suite is on the ground floor; the stair case leads from the dining room to the first floor bedroom accommodation.

The house has many interesting features including a heat recovery and ventilation system and a multi fuel stove in the dining room which helps to provide additional heat for the first floor with the flue passing through the landing.

(See the floor plans for room layout and dimensions.)

OutbuildingsSet apart from the house is the garage block (garaging for 2 cars) and a workshop. There is also a lean-to greenhouse and log store. Occupying a prominent position in the garden is a revolving summerhouse. Adjacent to the vegetable garden is the potting shed/tool store/kennel.

Gardens and GroundsThe house sits amidst a beautiful garden with a large lawn with dry stone retaining wall. Surrounding it are well stocked, terraced flower beds, herbaceous borders, laurel hedges, a rose garden, along with a vegetable plot and a cut flower garden. 2 gravel drives lead to a parking area in front of the house, where steps lead up to the lawn; a gravel area connects different parts of the garden. In the spring drifts of snowdrops, crocuses and daffodils appear in the upper grass area and woodland.

To the north of Woodlea is a grass paddock extending to approximately 1.5 acres. It is well fenced and has a water supply. Running along the western boundary of Woodlea is a wooded area that extends to approximately 0.84 acres. An additional 6 acre grass field can be available on a seasonal let.

ServicesMains electricity and mains water supply. Private drainage to a septic tank; oil fired central heating with a heat recover/ventilation system.

These services have not been tested and therefore there is no warranty from the agents.

Broadband – Scottish Borders Council have advised that this property can expect to be connected to superfast broadband between July and December 2017.

OutgoingsWoodlea - Council Tax Band G

Right of AccessA right of access is reserved to Woodlea over the lower part of the drive to South Blainslie House, thereby giving access to Woodlea’s south drive. Access to the paddock is off the north drive to Woodlea.

Conditions of Sale1. Fixtures and Fittings

Items not specifically mentioned within the sale particulars are not included in the sale, but may be available for purchase at separate valuation. Fitted carpets and some of the light fittings are included in the sale.

2. Title The subjects are sold under the conditions in the Title Deeds, rights of way (if any), water rights affecting the same, whether shown in the Title Deeds or not. They will be sold as possessed by the Seller and no warranty is given.

3. Deposit On conclusion of missives a deposit of 10 per cent of the purchase price will be paid with the balance due at the date of entry. This deposit will be non-returnable in the event of a purchaser failing to complete the sale for reasons not attributable to the Sellers or their agents.

EntryBy arrangement.

ViewingViewing is strictly by prior appointment with the Sole Agents Knight Frank LLP. Prior to making an appointment to view, Knight Frank LLP strongly recommend that you discuss any particular points which are likely to affect your interest in the property with a member of staff who has seen the property in order that you do not make a wasted journey.

Closing DateA closing date by which offers must be submitted may be fixed later. Anyone who has informed the Selling Agents in writing that they intend to make an offer will be sent a letter drawing their attention to the Closing Date.

01578 72281411 Market Place, LauderBerwickshire, TD2 6SRlauder@knightfrank.comKnightFrank.com

Important Notice 1. Particulars: These particulars are not an off er or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must fi nd out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Particulars dated April 2017. Photographs dated March 2017. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered offi ce is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.