43, Old Abbey Road, North Berwick, East Lothian, EH39 4BP

Entrance Vestibule
The spacious entrance hallway with double storm door, single sash and case window and original parquet floor provides excellent space for shoes, coats and wellies. Including floor to ceiling shoe cupboard.

Sitting Room
South-facing, this large sitting room with Edwardian four-window bay overlooks mature trees and the ancient ruins of St Mary's Priory. With many original and delightful features including stripped floors and doors, cornicing and a wood burning stove in the fireplace, the decor is tranquil and relaxing - the perfect remedy after a hard day's work.

Kitchen
Beautifully designed with contemporary units and walnut work top, this unique kitchen offers good storage space and a central breakfasting island to entertain friends. The sash and case windows have been opened up to connect with the stunning garden room. The painted wooden floor and bespoke reclaimed lighting adds to the overall designer feel. The SMEG two-oven range is included in the sale along with Bosch dishwasher and freestanding fridge/freezer.

Garden Dining Room
This most peaceful and well-designed dining room located at garden level with staircase from the kitchen provides maximum light and views of the garden with large floor to ceiling double glazed windows. While away the hours looking out over mature shrubs and trees and the stone pond stretching the width of the room. A large wood burning stove and reclaimed parquet flooring and stage lights fitted on the vaulted ceiling provide a cosy and very original look and feel, making this room a treat to relax in throughout the year. Ideal for relaxed dining with friends or a cosy Sunday morning coffee spot.

Utility Room & Shower Room
Off the kitchen this equally well-designed room houses the boiler and provides additional storage and a Belfast sink and washing machine (included). Off the utility room is a modern downstairs shower room and WC with underfloor heating.

Office / Bedroom 4
Ideal as a home office, workshop or double bedroom this bright room offers excellent flexibility and space.

WC / Additional Storage
Under the stairs is an additional downstairs WC with underfloor heating and storage space for coats and wellies.

Master Bedroom
A large, sunny double bedroom with peaceful decor, stripped floor and wood burning stove make this room the perfect place to relax and unwind.

Bedroom 2
This large, double bedroom offers amazing views over the roof tops of North Berwick and out over the Firth of Forth.

Bedroom 3
Escape into your very own reading nook whilst enjoying an open outlook and sea views.

Family Bathroom
A bright and beautifully designed family bathroom with contemporary white three-piece suite, pristine white tiling and shower over bath.

Converted Attic
The attic has been converted providing additional space as a playroom, home office or hobby room with fantastic sea views out over North Berwick. Additional attic storage is also available.

Private Enclosed Garden
This is such an idyllic space for family fun and entertaining in the warmer months and watching the season's change from the garden room the rest of the year. With mature, well-tended shrubs and trees, many happy hours can be spent relaxing with the tranquility of the large fish pond made of raised sleepers. Included are the lean-to potting shed and larger shed for storage. Access to the garden is via a second front gate on the outer side of the mature hedge.

About North Berwick
Old Abbey Road is a quiet, leafy street just minute’s walk from the High Street, West Bay Beach and the train station. It’s also a short walk to North Berwick’s excellent primary and high schools. No 43 overlooks the remains of St Mary’s Priory which dates back to 1150 operating as a monastery for over four centuries.

North Berwick High Street has an array of boutique shops, independent cafes and restaurants and the Co-op is just a few minute’s walk away for those forgotten essentials. A larger Tesco is located just a few minutes' drive away on Tantallon Road. There are a number of world-renowned golf courses within easy reach, including the West Links, listed the top 10 courses in the UK.

The train station is located just minute’s walk away and the journey time of approx. 35 minutes into Edinburgh makes North Berwick the perfect escape from the hustle and bustle of city life.

Additional Information
EPC Rating: D
Council Tax Band: F
On-street free parking (plans for driveway development are available to view)
Home Report: You can download the Home Report from www.ativaproperty.co.uk/property/43-old-abbey-road

Included Items
All integrated kitchen appliances including Bosch dishwasher, SMEG range cooker and some light fittings are included in the sale. The freestanding fridge freezer and washing machine are also included. Carpets and blinds are included throughout. Kitchen and garden room over-table lights are not included. Bike store to front is included.

TERMS & CONDITIONS OF SALE
NOTES OF INTEREST should be made via a solicitor, as soon as possible, to ensure interested parties are informed in the event of a closing date being set for the receipt of offers. Only formal offers made by a solicitor will be considered. All offers and notes of interest should be sent to [email protected]. The seller is not bound to accept the highest, or any offer.

DISCLAIMER All sales particulars and listing information published by Ativa Property Ltd relating to this property do not form part of any contract with a prospective buyer. All statements and measurements contained herein are believed to be correct but are not warranted or guaranteed. Purchasers must satisfy themselves as to the accuracy by inspection or otherwise. No guarantee is given as to the working conditions of any appliances, nor that the property meets all current legal specifications. The photographs, video and floorplan shown belong solely to Ativa Property Ltd. It should not be assumed that the property has all required planning, building regulation or other legal consents.

All Scottish homes require a smoke alarm to be installed in the room most frequently used for living purposes and in every circulation space on each floor. A heat alarm also needs to be installed in each kitchen. The alarms need to be ceiling mounted and interlinked. Where there is a carbon-fuelled appliance such as a boiler, open fire or wood burner, a carbon monoxide detector is also required. These requirements and any existing equipment has not been assessed or tested for this property and it is the purchasers responsibility to confirm that the property will comply with these standards following a change of ownership.

UK ANTI-MONEY LAUNDERING LEGISLATION requires that all offers to purchase a property either on a cash basis, or subject to mortgage, require the buyer to show satisfactory evidence of their source of funds and proof of their identity and address to the selling agent, Ativa Property Ltd. This is required via original or certified documents.