Lynedale House, West Linton, Scottish Borders Offers in excess of £990,000

Situation

Lynedale House has a wonderful setting in about 10 acres of its own grounds with the Lyne Water running through.
The property is situated on the periphery of West Linton, on the edge of open countryside. It is a short walk from West Linton golf course and within a mile of the village itself, which provides an excellent range of local facilities. It is a scenic, rural area of predominantly grass fields interspersed by woods, with small rivers flowing through the foot of the valleys.
Lynedale House is also in a remarkably accessible location, only 18 miles from Edinburgh and 24 miles from Edinburgh Airport. The market town of Biggar is 12 miles to the south-west, while the A702 continues to the M74 Glasgow to Carlisle motorway at Abington (25 miles).

Description

Lynedale House is an exceptionally attractive period property which is believed to date from the 18th century, when it may have comprised two cottages. The property was extended and converted into a country house in the early 1800’s. It has a beautiful main façade facing south-east with five dormer windows along the roof line and an impressive front door. The house is built of white harled stone under pitched roofs with bay windows to the front and side. The current owners have conducted an extensive refurbishment of the property, including replacing the roof, building an extension and creating an exceptional dining kitchen, making the accommodation ideal for modern family life.

Accommodation

Lynedale House is approached through a front door with double storm doors leading into the hall. This has a wood burning stove and staircase leading to ‘The Hub’. There is also a cloakroom off the hall. The drawing room is a wonderful room with a bay window overlooking the river and a further bay overlooking the garden. It has an open fireplace with ceramic tiled surround and there are two large, walk-in cupboards. The focal point of the ground floor accommodation is the kitchen and dining room. This faces south and features a bespoke kitchen with furniture including a large central island unit providing the bulk of the work surface area. This incorporates a stainless steel sink, a two ring electric hob and ample storage space. There is a wood burning cast iron Esse range cooker. Other fitted appliances include a Siemens oven and a large American style fridge freezer. The kitchen leads into the utility room. This has a large Belfast sink, further fitted cupboards and space and plumbing for a dishwasher. A large larder is accessed from the utility room and double doors lead out to a patio. From the kitchen a short staircase leads to the back hall which gives access to the laundry and boiler room.
At the centre of the upper ground floor accommodation is ‘The Hub’. This is an internal room which is lit by a large central cupola. It has a gas coal effect fire. From here there is access to the rear hall, a guest bedroom with an en suite bathroom and dressing room, the sitting room and the billiard room. The sitting room is a charming room which looks out directly over the river and has a good range of built-in book shelves. Double doors from here lead into the study, which has double doors leading into the garden, a fitted wardrobe and an en suite shower room, having formerly been a bedroom. The billiard room has an open fireplace with a marble mantelpiece and a large bay window with a balcony overlooking the river. From ‘The Hub’ a split staircase leads to the principal bedrooms. On the west side is the master bedroom, which has a bay window and a further window overlooking the garden. It also benefits from a large south facing en suite bathroom. The stair on the east leads to the family bedrooms. These include three double bedrooms (one with an en suite shower room), and a bathroom. All face south overlooking the garden.
Lynedale Lodge
Adjacent to the house is Lynedale Lodge. This is a traditional property built of white harled stone under a pitched slate roof. Accommodation in the Lodge consists of a galley kitchen which has a double sink unit with waste disposal, an electric cooker, fitted wall and floor units and an Ideal Mexico Calor Gas fired boiler. A living room with open fireplace and brick surround, two bedrooms and a bathroom complete the accommodation.
Outbuildings
Below the Lodge, reached from the sweep at the back door to the house, are a single and a double garage, and a workshop. A third garage, above the workshop is accessed from the upper level. Adjoining the Lodge is an outhouse with a stable door, currently used a log store, with a gardener’s WC to the side.
Outside
Lynedale House is set in wonderful, mature gardens and grounds extending to about 10 acres. Immediately to the south of the house, sloping lawns run down to the Lyne Water with an arched gazebo or garden room. There is a large lawn on the opposite side of the river which is fringed by a variety of broadleaf and softwood trees.
The main gardens lie to the east of the house, where there is a flat croquet lawn with a rock garden and paved terrace in its corner. There are some magnificent mature fir trees and banks of rhododendrons. The river runs the full length of these lawns.
Above a bank of trees and rhododendrons are further lawns with a hard tennis court. There is a paddock above, enclosed within the natural U shape of the wooded banks around. To the side of the tennis court is a wooden dog kennel and run, as well as an enclosed flower garden with four formal beds, and a fitted bench.
Stable yard
Steps lead up to the stable yard and two ranges of wooden stables with felt roofs and both electricity and water. They form an L shape around a concrete courtyard which holds five loose boxes, a hay store, and a workshop.
There is an outer yard enclosed by post and rail fencing with a driveway leading back down to the house. There is floodlighting to the stable yard and the tennis court and leading back down to the back of the house.
GENERAL REMARKS
Services
Mains water and electricity. Private drainage to septic tank. Central heating to the house is from an oil fired boiler. Central heating to Lynedale Lodge from Calor Gas fired boiler.
Local Authority
Scottish Borders Council Tax Band H
Fixtures and Fittings
The curtains and terracotta garden statue of three boys are specifically excluded from the sale. The billiard table is included in the sale.
Servitude rights, burdens and 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 referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied himself as to the nature of all such servitude rights and others.
Offers
Offers, in Scottish legal form, must be submitted by your solicitor to the Selling Agents.
It is intended to set a closing date but the seller reserves the right to negotiate a sale with a single party. All genuinely interested parties are advised to instruct their solicitor to note their interest with the Selling Agents immediately after inspection.
Deposit
A deposit of 10% of the purchase price may be required. It will be paid within 7 days of the conclusion of Missives. The deposit will be non-returnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the Seller or his agents.
IMPORTANT NOTICE
Savills, 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 here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
2.Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Directions

From Edinburgh take the A702 to West Linton. Drive through the centre of West Linton and turn right into Medwyn Road. Follow this road up the hill, pass the golf course on the left and take the right turn onto a single track road, which leads down the hill to a bridge. Lynedale House is over the bridge on the right hand side.