Property description

DETACHED COUNTRY COTTAGE FOR SALECarmaben Bank, Dolphinton, West Linton, BordersSet in approx. 1/3rd acre enjoying extensive panoramic views over our beautiful Border countryside this is an attractive Family Home incorporating a Self Contained 'Disabled Friendly' Extension.The generous accommodation could be adapted to a variety of uses, presently arranged in two separate units as follows :-Original CottageEntrance PorchEntrance HallLounge4.9m x 4.4mKitchen 5.9m x 3.8m(This Kitchen is also currently used for preparation of external catering).Bedroom 4.5m x 4.2mPlus 'Study'1.5m x 1.2mBedroom 4.5m x 4.0mShower Room3.0m x 1.4mDisabled Friendly Extension (Independent Access)Entrance Vestibule Entrance Hall Cloaks/W.C. 2.3m x 1.7mLounge 4.9m x 4.5mKitchen/Dining Room 5.9m x 2.3m (Plus 3.2m x 2.3m)Utility Room 2.1m x 1.7mMaster Bedroom 4.5m x 3.0mPlus En Suite/Wet Floor Shower/W.C. 2.3m x 1.9m(This bedroom also has a wheelchair accessible shelved wardrobe.)Study/Bedroom 3.0m x 2.2mNote :- Access to most rooms in this extension is by means of sliding doors, with most power outlet points at 800mm above floor level. The kitchen has been arranged in 'galley' fashion to suit management from a wheelchair.Attic Space above each section of the property is accessed by loft ladder, with each offering potential for the provision of more accommodation, subject always to necessary Planning Consents.The part floored loft area above the 'new' extension is in two parts, with a window and a 'Velux' Roof window. The area above the older building is partly floored.Common AreasThe separate areas are 'joined' at the -Rear Hallway 2.2m x 1.8m (Plus a large storage cupboard)Conservatory 4.0m x 3.0m Which is presently used for dining, and which enjoys magnificent views of the surrounding countryside from all aspects. Broad window sills are fitted all round providing ample space for potted plants and propagation trays. Two external access doors are featured here, both extra wide for wheelchair passage.All windows have been upgraded in recent years to double glazed units and loft insulation has been increased.ExternallyThe property is accessed from the road by way of a 'horseshoe' shaped drive enclosed by substantial timber 5 barred gates and lit by 2 Ornamental Lamp Posts. It is well screened from the road by mature trees and shrubs, some chosen to blossom at differing times of the year.There is a large shed/workshop (6.0m x 3.0m) which could convert to a garage, and a further large timber shed. (Both have lighting and power outlets.)There is also an aluminium framed Greenhouse (12ft. x 8ft.) .Note:- The present owner previously operated a small plants nursery, hence the various related structures but these could be removed if not required.There is a substantial log store (3m x 3m) and a small 'Wendy' House. A generous Deck / Barbecue Area (5.5m x 3.7m approx) is partially enclosed by the structure of the building.The gardens are currently 'ornamental' in style, greatly enhanced by shrubs and trees, therefore requiring fairly low maintenance.Springtime brings on a glorious display of colour lasting several weeks from species of differing flowering periods. EPC RATING - E LOCATIONDolphinton is a small village which is approximately: 17 miles from Edinburgh City By-pass; 5 miles from West Linton and 6 miles from Biggar. The village has a community hall which offers a wide range of activities and a parish Church.Nearby West Linton is an attractive, traditional village, just into the Borders, approx 18 miles from Edinburgh City Centre offering a good variety of amenities . Within the village is a Newsagent/Mini market, Chemist and Ironmongers/General Store. Nearby Penicuik or Peebles offer more extensive shopping and amenities, whilst Straiton offers IKEA, Sainsbury's, Asda, Costco, Homebase, Marks & Spencer Food, Boots, Argos,etc.The beautiful surrounding countryside offers a wide range of opportunities for walking, jogging, cycling and horse riding. Within the village of West Linton is a Golf Course, Bowling Green and Tennis Courts, two Inns and a Restaurant. The Local Authority Primary is in Walston, with senior pupils attending Biggar High School, or alternatively a placing request can be made for West Linton Primary School with transition to Peebles High School. Other pupils commute daily to several of Edinburgh's prestigious Private Sector Schools.Regular bus services take you to and from Edinburgh City Centre, serving many City suburbs. There are regular services to Penicuik, Biggar and beyond. Road access is efficient with a link south through Dolphinton and Biggar. There is easy access to the Edinburgh City boundary at Hillend with links east to the A1, A678 and A7, also west to the Gyle Shopping Centre and Business Park, Airport, M8, M9, M90 and Central Scottish motorway network.

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Original Cottage

Entrance Vestibule

Entrance Hall

Lounge - 16' 0'' x 14' 5'' (4.9m x 4.4m)

Kitchen - 19' 4'' x 12' 5'' (5.9m x 3.8m)
This Kitchen used for preparation of external catering.

Bedroom 1 - 14' 9'' x 13' 9'' (4.5m x 4.2m)

Study - 4' 11'' x 3' 11'' (1.5m x 1.2m)

Bedroom 2 - 14' 9'' x 13' 1'' (4.5m x 4.0m)

Shower Room - 9' 10'' x 4' 7'' (3.0m x 1.4m)

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DISABLED FRIENDLY EXTENSION (INDEPENDANT ACCESS)

Entrance Vestibule

Entrance Hall

Lounge - 16' 0'' x 14' 9'' (4.9m x 4.5m)

WC - 7' 6'' x 5' 6'' (2.3m x 1.7m)

Kitchen/Dining Room - 19' 4'' x 7' 6'' (5.9m x 2.3m)
(PLUS 3.2m x 2.3m)

Utility room - 6' 10'' x 5' 6'' (2.1m x 1.7m)

Master bedroom - 14' 9'' x 9' 10'' (4.5m x 3.0m)

En-suite - 7' 6'' x 6' 2'' (2.3m x 1.9m)

Study - 9' 10'' x 7' 2'' (3.0m x 2.2m)
(POTENTIAL 4TH BEDROOM)

Property Features :

• DETACHED COUNTRY COTTAGE.
• EXTENSIVE PANORAMIC VIEWS.
• SET IN APPROX 1/3 ACRE.
• INCORPORATES A SELF CONTAINED ´DISABLED FRIENDLY´ EXTENSION.