Stoneypath Farmhouse, West Linton, Borders, EH46 7HD

Property Details

Surrounded by beautiful open countryside offering breathtaking, uninterrupted panoramic views, Stoneypath Farmhouse is an extremely attractive, traditional stone built property dating back to the late 1800’s located on the outskirts of the picturesque Borders village of West Linton. Tastefully extended and upgraded to a high standard allowing for modern family living, the property boasts of many original, and modern features including soaring ceilings, open fireplaces, and beautiful oak and restored original pine timber flooring throughout the ground floor. With accommodation totalling an impressive 1,593 square feet over two floors, and generous private gardens with outbuildings, Stoneypath offers a truly magnificent country lifestyle in a natural environment. Early viewing is highly recommended to fully appreciate the accommodation, grounds, and location on offer.

Well-presented in excellent decorative order throughout, the internal accommodation comprises; entrance porch leading into a bright and welcoming inner hallway.  The staircase to the upper floor is illuminated by two sky lights and there is a useful storage cupboard.  Positioned to the front, the relaxing sitting room enjoys fantastic views south across rolling hills.  It features a fabulous inglenook multi-fuel burning stove giving the room a real warming focal point.  Across the hallway boasting triple aspect windows to the front, side, and rear is the fabulous open-plan kitchen, dining, family room which again showcases those tremendous views.  Positioned to the rear of the room, the kitchen is fitted with an excellent range of stylish wall and base units with contrasting solid oak worktop surfaces incorporating a stainless-steel sink unit.  Integrated items include a dishwasher and a large fridge, whilst there is a free-standing Rangemaster cooker.  The room offers ample space for both lounge and dining furniture providing the perfect space for entertaining family and friends, whilst congregating round a feature fireplace with log burning stove.  Just off the kitchen is a useful boot room with external door out to the rear patio and garden.  Adjacent to the boot room is a generous utility with an array of fitted storage incorporating the boiler, Belfast style sink unit, freezer, and space and services for a washing machine, and tumble dryer.  The ground floor accommodation is completed by the stylish family bathroom with contemporary tiling and lighting incorporating a WC, wash hand basin with vanity unit, and a panelled bath with mains shower over.  The bathroom enjoys natural light via a rear facing opaque window.  Accessed from the first stairwell landing is the principal bedroom which is a generous size with an east facing window affording idyllic views over farmland.  There are two further comfortable double bedrooms, both are positioned to the front with excellent floored eves storage space and stunning views south across the Borders landscape.  

Outside:
Arriving at the property, the private drive brings you alongside a sizeable south facing paddock/meadow containing an orchard to the front and leads to a substantial parking area at the side of the property with a double carport.  The property benefits from generous private garden grounds to the front, side, and rear including an established vegetable garden, sizeable stone outbuildings, and a large paved patio area perfect for alfresco dining to the rear.

Location:
Stoneypath Farmhouse sits in a peaceful spot at the southern end of the Pentland Hills with access to them from the doorstep.  Well-known hill walking and mountain biking routes pass immediately by including the Cross Borders Drove Road and the old Roman Road towards Edinburgh.  The nearby village of West Linton is a charming conservation village with a strong sense of community.  It offers a good range of facilities to suit daily requirements including a grocery store, post office, pharmacy, health centre, excellent nurseries, a primary school, and there are regular play groups for children and their carers.  There is also a pub, a delicatessen, a restaurant, and two hair and beauty salons.  More extensive facilities including secondary schooling are available in both Biggar and Peebles, both within easy reach.  A wide choice of leisure pursuits are available in the vicinity including fishing, tennis courts, a bowling green, horse riding, and a number of golf courses.   The property is situated approximately twelve miles south of the Edinburgh city bypass via the A702 also giving direct access to the M74 and the south.

Directions:
Access is from the A702 via Medwyn Road, turn right after the golf course then left after around half a mile. There are several other unmade tracks that may be used, however they are not advised in a standard 2 wheel drive vehicle.

For directions to the property please use the “what3words” app, which refer to a 3-meter square location.  Enter the three words below to find the exact location of the property.

/// animates.villa.enjoy

https://w3w.co/animates.villa.enjoy

Services:
Mains water.  Private drainage.  Mains electricity.  Oil fired central heating.  UPVC double glazed windows.  Telephone and fibre broadband connection.  Electric car charging point.  

Items to be Included: 
All fitted floor coverings and integrated appliances are to be included in the sale of the property.

Council Tax and Local Authority: 
For Council Tax purposes this property has been assessed as band category D.   Amount payable for year 2022/2023 - £1,769.97.  The local authority is Scottish Borders Council, Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Tel: 01835 824 000.

Viewing Arrangements: 
Viewings of this property are strictly by appointment.  For more information or to arrange an appointment, please contact JBM Estate Agents on 01721 540170.

Home Report:
A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property.   Please contact us to request a copy.

EPC Rating: 
The Energy Efficiency Rating for this property is E (50) with potential B (89).

Closing Date:
A closing date may be fixed, however, there is no requirement for the seller to fix a closing date when more than one interest is noted.  JBM Estate Agents is entitled to accept their client’s instructions to accept an incoming offer without having a closing date and without giving other parties who may have noted interest an opportunity to offer.  Prospective purchasers who have notified their interest through their lawyers to JBM Estate Agents, in writing, will be advised of a closing date if set, unless the property has been sold previously.   

Important Note: 
Formal offers should be submitted to the Selling Agents in Scottish legal form: JBM Estate Agents, 10 Northgate, Peebles, EH45 8RS.  Telephone: 01721 540170, Fax 01721 520104.  The seller reserves the right to sell at any time and interested parties will be expected to provide the Selling Agents with advice on the source of funds with suitable confirmation of their ability to finance the purchase.  Viewers should be advised that even after an acceptable written offer has been received, in the event of any unreasonable delay by the purchaser in concluding missives, the Selling Agents reserve the right to resume viewings.  

Anti-Money Laundering Regulations:
As with all Estate Agents, JBM Estate Agents is subject to the Money Laundering Regulations 2017.  The regulations require us, the Selling Agents, to perform various checks on the property buyer and in order to comply with the necessary regulations, any offer presented to us must be accompanied with certified photographic evidence of the buyer’s identity and separate certified evidence of the buyer’s residential address before any acceptance of the offer can be confirmed.  Alternatively, if certified documentation is not available, the buyer must attend at our office with their original documents.  Please note, until satisfactory documents have been provided and our checks have been fully completed, we are unable to mark the property as “under offer.”  You should also be aware that we are required by law to report to government authorities any evidence or suspicion regarding money laundering and that we are explicitly prohibited from notifying you of the fact that any such report has been made. 

Sitting Room - 13' 6'' x 12' 9'' (4.11m x 3.89m)

Kitchen/Dining Room/Family Room - 23' 8'' x 13' 5'' (7.21m x 4.09m)

Utility Room - 11' 0'' x 8' 4'' (3.35m x 2.54m)

Boot Room - 10' 2'' x 5' 7'' (3.10m x 1.70m)

Bedroom 1 - 16' 4'' x 10' 11'' (4.98m x 3.33m)

Bedroom 2 - 12' 0'' x 11' 7'' (3.66m x 3.53m)

Bedroom 3 - 12' 0'' x 11' 10'' (3.66m x 3.61m)

Car Port / Store - 21' 0'' x 17' 3'' (6.40m x 5.26m)

Store 1 - 10' 7'' x 7' 5'' (3.23m x 2.26m)

Store 2 - 7' 5'' x 5' 7'' (2.26m x 1.70m)

This house description is based upon information supplied by the owner, or on behalf of the owner. These property particulars are produced in good faith and do not constitute or form part of any contract. s1homes do not take any responsibility for the accuracy of the information contained in this document.