Letham HouseHaddington, East Lothian

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Letham HouseHaddington, East Lothian, EH41 3SS

Longniddry 5 miles, North Berwick 11 miles, Edinburgh city centre 17 miles (All mileages are approximate)

A wonderful family mansion house set within private enclosed grounds close to Edinburgh.

Reception hall with snug sitting area | Dining room (second kitchen adjacent) | Main family kitchen

Sitting/garden room | Office | Bedroom/study

Drawing room | Music room | Sitting room | Principal bedroom with ensuite shower room and separate bathroom

Bedroom with ensuite shower room

Four further bedrooms with ensuite bathrooms

Beautiful landscaped gardens and mature woodland

Pony paddock | Field shelter

Tandem garage | Office | Machinery shed | Feed store | Workshop

Adjoining 4-acre paddock may be available by separate negotiation

About 4.3 acres in total

Edinburgh80 Queen Street, Edinburgh

EH2 4NF

Tel: 0131 222 9600 edinburgh@knightfrank.com

knightfrank.co.uk

SituationLetham House is situated only 17 miles from Edinburgh city centre on the edge of the vibrant market town of Haddington in East Lothian. Haddington has a wide range of local services to offer, including shops, banks, a post office, supermarkets, leisure facilities, restaurants, cafes, bars and a primary and secondary school. In addition, Fort Kinnaird Retail Park is a 10 minute drive along the a1 (11 miles) and offers a wide variety of shops (including a large Marks and Spencer), restaurants and an Odeon Cinema Complex. Private schooling in the area include The Compass in Haddington and Belhaven Prep School in Dunbar (13 miles) which both have excellent reputations, as well as Loretto School at Musselburgh (11 miles).

Edinburgh offers a wider range of services and is easily accessed from Letham House with the A1 motorway providing swift access by car or bus (a half hourly express service stops at the top of the drive that is 30 minutes to the city centre) or short train journey(18 minutes) from Longniddry Train Station (5 miles). The city has a wealth of exceptional schooling, independent and international shops, restaurants, cafes and entertainment venues including a wide range of Art Galleries, Museums, Theatres and cinemas.

Edinburgh Airport (26 miles) provides regular flights to a range of UK, European and International destinations. The direct train to London Kings Cross is available from Dunbar(14 miles) which has several services a day with the fastest being just over 4 hours.

East Lothian is synonymous with golf with 23 courses to choose from including Gullane 1, 2 and 3, Luffness, Muirfield, Craigielaw, Longniddry, Archerfield, and the West Links at North Berwick. There is also a wealth of other outdoor pursuits and activities in the area including horse riding, walking, cycling and sailing.

Historical NoteLetham House is an attractive mansion house dating from the 17th century when it was built as a traditional Laird’s house. It has been sympathetically restored and maintained by the current owners over the last 13 years creating a very comfortable home for modern family living. The modernisation has included re-roofing of the house with Scotch slate, full electrical rewiring, renovation of fireplaces and re-lining of the chimney stacks, insulating, re-plumbing, a new central heating system, CAT5 cabling throughout, a wireless fire alarm system and under floor heating in all bathrooms. In addition, a new kitchen was installed together with an extension to form a wonderful adjoining garden room.

DescriptionLetham House is approached by a long tree lined drive, with stone pillar entrance gates, terminating in a circular gravel sweep with lawn to the front.

The property has many internal features including the wonderful dining kitchen with Aga and adjoining garden room, the second kitchen off the dining room with a barrel vaulted ceiling, the double glazed sash-and-case windows throughout the house and ornate cornicing and impressive fireplaces in the principal reception rooms.

Kitchen/Breakfast

Room5.00 x 4.17

16'5'' x 13'8''

DiningRoom

6.81 x 4.9322'4'' x 16'2''

Snug3.30 x 3.23

10'10'' x 10'7''

Hall

Vestibule

SittingRoom

4.01 x 3.8113'2'' x 12'6''

Office3.99 x 3.00

13'1'' x 9'10''

ShowerRoom

BoilerRoom

Store

Hall

Hall

WC

Kitchen/Breakfast

Room5.33 x 5.28

17'6'' x 17'4''Utility

3.91 x 3.0012'10'' x 9'10''

Garden Room5.92 x 5.41

19'5'' x 17'9''

MusicRoom

5.00 x 4.7516'5'' x 15'7''

DrawingRoom

6.78 x 5.0822'3'' x 16'8''

SittingRoom

3.84 x 3.5612'7'' x 11'8''

WC

HallBedroom 25.51 x 4.24

18'1'' x 13'11''

En suiteBathroom

PrincipalBedroom

5.38 x 3.8617'8'' x 12'8''

En suiteShowerRoom

Bedroom 35.08 x 4.75

16'8'' x 15'7''

En suiteBathroom

Hall

En suiteBathroom

Bedroom 44.90 x 3.89

16'1'' x 12'9''

Store

Bedroom 55.74 x 4.44

18'10'' x 14'7''Store

Hall

En suiteShowerRoom Bedroom 6

5.46 x 3.9117'11" x 12'10"

En suiteShowerRoom

En suiteShowerRoom

Reception

Bedroom

Bathroom

Kitchen/Utility

Storage

Outside

Recreation

Approximate Gross Internal Floor Area695.64 sq.m (7488 sq.ft) (Including Boiler Room)

This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on

the last page of the text of the Particulars

Ground Floor First Floor Second Floor

The house boasts beautifully proportioned rooms with an abundance of natural light. The accommodation is over three storeys as follows:

Ground floor: entrance hall, hallway with snug sitting area, office, bedroom/study, dining kitchen (with Aga) with

adjoining sitting/garden room, utility room, W.C, wet room, boiler room, dining room and second kitchen.

First floor: landing, principal bedroom with ensuite shower and separate bathroom, bedroom with ensuite shower room, sitting room, drawing room and music room. W.C.

Second floor: four further bedroom suites

Gardens and Grounds The house sits in an idyllic position with an enclosed private south facing garden and terrace overlooking the main lawns. The lawns are interspersed with specimen trees, shrubs, planted borders and flanked by mature woodland. In addition, there is a grass paddock with field shelter. The policies extend to 4.3 acres in total.

OutbuildingsNext to the house a stone tandem garage with drive is located and within a woodland clearing there is a sizeable insulated timber built workshop/studio with water, power, light and telephone/internet. There is also a machinery store together with a lean-to wood store. In addition, there is a further insulated timber office complete with power, light internet and telephone which lies on the opposite side of the gardens and is ideal for those keen to work from home.

Common GroundsThe tree-lined entrance drive policies, extending to about 7.5 acres, are owned jointly with three other properties that share the access drive.

ServicesMains water, mains electricity, septic tank, oil fired central heating system and smoke/fire and burglar alarms. The grounds include some external lighting and mains cabling in the rear lawns providing designated full power for entertaining.

Council TaxBand H

EPCBand F

DirectionsThe postcode is EH41 3SS

Solicitors Lindsays solicitors, Caledonoan Exchange, 19A Canning Street, Edinburgh EH3 8HE Tel: 0131 229 1212 Email: susanlaw@lindsays.co.uk

Local Authority East Lothian Council, John Muir House, Brewery Park,

Haddington, East Lothian EH41 3HA

EntryEntry is available by arrangement with the seller.

Timber and MineralsAll standing and fallen timber and the mineral rights are included in the sale insofar as they are owned.

Fixtures and fittingsFitted carpets and curtains are included in the sale. Additional items of furniture, machinery and equipment, can be made available to a purchaser at a separate and additional price.

Servitude Rights, Burdens & WayleavesThe 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.

Anti-Money LaunderingAll offers to purchase the property (regardless of whether the offer is on a cash basis or subject to loan funding) must be accompanied with evidence of Source of Funds. This can be in the form of a bank statement showing the purchase price, a financial reference from a bank / funding source, or confirmation from a solicitor that the purchaser has sufficient funds to complete the purchase.

In addition, the purchaser must supply certified copies of his/ her passport and confirmation of residence in terms acceptable under anti money laundering (AML) legislation. These documents will be required for all individuals who will appear on the title once the transaction is complete.

ViewingStrictly by appointment with the Selling Agents Knight Frank (tel: 0131 222 9600).

OffersOffers should be submitted in Scottish legal form to the selling agents. Prospective purchasers are advised to register their interest in writing with the selling agents following inspection.

Overseas Purchaser(s)Any offer(s) by a purchaser who is resident outwith the United Kingdom must be accompanied by a guarantee from a bank that is acceptable to the seller.

Closing dateA closing date for offers may be fixed and prospective purchasers are urged to note their interest formally to the selling agents. The seller reserves the right to conclude a bargain for the sale of any portions of the subjects of sale ahead of a notified closing date and will not be obliged to accept the highest or any offer for any part of the subjects of sale.

Conditions of Sale1. 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.

2. 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.

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors.

Important Notice: 1. Particulars: These particulars are not an offer 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, Videos etc: The photographs, property videos and virtual viewings etc. 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 find 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. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at https://www.knightfrank.com/legals/privacy-statement. Particulars dated September 2020. Photographs dated xxxxxxxxx 20xx. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to marketing.help@knightfrank.com or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address. Brochure by wordperfectprint.com.

Connecting people & property, perfectly.

Note: “This plan is based upon the Ordnance Survey map with the sanction of the control of H.M. Stationery office. This plan is for convenience of purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Licence Number. No. 100021721.”

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Total area =4.32 acres approx.

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This Plan is published for guidance only, and although it is believed to be correct its accuracy is not guaranteed,nor is it intended to form part of any contract. ©Crown copyright and database rights 2020. Licence No. 100021721

Mapping DepartmentKnight Frank LLPRamsbury House, 22 High StreetHungerford, Berkshire, RG17 0NF

(t) 01488 688508 (f) 01488 688505(e) mapping@knightfrank.com

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Note: “This plan is based upon the Ordnance Survey map with the sanction of the control of H.M. Stationery office. This plan is for convenience of purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Licence Number. No. 100021721.”

Letham House