Fidra CottageDirleton, North Berwick, East Lothian

Fidra CottageDirleton, North Berwick, East Lothian, EH39

North Berwick 2½ miles, Gullane 2 ½ miles, Edinburgh City Centre 24 miles (All mileages are approximate)

A charming refurbished cottage with a contemporary extension

overlooking large gardens.Entrance hall | Back kitchen/utility room | Dining kitchen (with Aga)

Large sitting room (with wood burning stove) | Family bathroom | Three bedrooms | Family shower room

Office/attic bedroom | Principal bedroom with ensuite bathroom (separate shower)

Patio with eating area | Detached traditional potting shed

Large walled garden with planted borders and fruit trees | Summerhouse

About 0.29 acres

Edinburgh80 Queen Street, Edinburgh

EH2 4NF

Tel: 0131 222 9600 edinburgh@knightfrank.com

knightfrank.co.uk

SituationFidra Cottage sits in the very attractive village of Dirleton in East Lothian between Gullane and North Berwick and yet only a forty minute drive from Edinburgh city centre. Local amenities include a restaurant with rooms (Open Arms), a gastro pub (Castle Inn), a cafe, bowling green, primary school, twelfth century church and castle, the latter with extensive gardens open to the public. Further services can be found in Gullane including several renowned restaurants (The Chez Roux at Greywalls, La Potiniere and Tom Kitchin’s Bonnie Badger) as well as in North Berwick with supermarkets and the well regarded North Berwick High School.

The village is remarkably well served by local bus services, with a stop 2 minutes' walk away in either direction. It is 5 minutes by bus to either North Berwick or Gullane.

Private schooling is readily available in the area including Bellhaven Hill Preparatory school in Dunbar, Compass School in Haddington, Loretto School in Musselburgh and a further selection within Edinburgh.

Fidra sits very close to the wonderful East Lothian coastline providing plenty of stunning sandy beaches including Yellowcraig beach only a 5 minute drive away. As well as the castle in the village itself, there is also The Museum of Flight 7 miles away. The Archerfield Estate is only 1½ miles away providing luxury accommodation, as well as a walled garden farm shop, restaurant and spa.

The area is synonymous with golf with three courses surrounding Gullane which was host to the Scottish Open and Ladies Scottish Open in 2018. Archerfield has two courses aptly named “The Direlton” and “Fidra”. For golfing enthusiasts there are 21 courses within a 20 minute drive, including courses at Luffness, North Berwick and the Open Championship course of Muirfield. As well as golf, there is plenty on offer in the surrounding area for the outdoor enthusiast including hillwalking, surfing, extensive tranquil cycle touring routes, mountain biking, fishing and shooting (driven bird, stalking and grouse).

For commuters, there is a fast regular train to Edinburgh from North Berwick or Drem (25 miles) which takes 30 minutes. The A1 motorway provides swift motorway links to Edinburgh city centre and the south. Edinburgh airport (33 miles) provides regular flights to a range of UK, European and International destinations.

DescriptionThe name Fidra originates from the small rocky island which lies 300 metres off Yellowcraig beach and is understood to have been the inspiration for Robert Louis Stevenson’s Treasure Island.

Fidra Cottage sits in the heart of Dirleton village and dates back to the early 19th century. It has been sympathetically restored and modernised by the current owners, including merging the property with neighbouring Rockery Cottage in 2012. Retaining many of its period features, the B-listed cottage includes a wonderful contemporary extension to the rear, which incorporates the dining kitchen with sliding doors opening out to the patio with a sedum roof above. There is also a large sitting room with a double height ceiling and floor to ceiling windows overlooking the gardens with a wood burning stove. From the front, the cottage has views towards Dirleton Castle.

Benefitting from mains gas central heating, the beautifully refurbished cottage offers spacious accommodation over two storeys as follows:

Ground floor: entrance hall, sitting room (with wood burning stove), back kitchen/utility room, dining room kitchen with Aga, family bathroom, three bedrooms and shower room

Mezzanine: office / attic bedroom

First floor: principal bedroom with ensuite bedroom (with separate shower)

EnsuiteBathroom

PrincipalBedroom

17'4'' x 11'4''5.28 x 3.45m

SittingRoom

19'1'' x 14'10''5.82 x 4.52m

Attic Bedroom/Office

23'6" x 9'1"7.16 x 2.77m

DoubleBedroom

12'11'' x 12'10''3.94 x 3.91m

Utility9'8'' x 9'

2.95 x 2.74m

Bathroom

DoubleBedroom

15'2'' x 8'11''4.62 x 2.72m

DoubleBedroom

14'7'' x 9'1''4.44 x 2.77m

ShowerRoom

Kitchen/DiningRoom

26'10'' x 13'8''8.18 x 4.17m

10' x

5'4'

'3.

05 x

1.63

m

Hall

Approximate Gross Internal Floor Area2,554 Sq Ft - 237.27 Sq M

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

Reception

Bedroom

Bathroom

Kitchen/Utility

Storage

Outside

Recreation

Ground Floor First Floor

GardensTo the rear of the house, there is access through a gate to a traditional stone and slate potting shed.

The gardens at Fidra are a real feature. To the front there is a colourful mature cottage garden. To the rear there is a patio area that leads out to a wonderful large walled garden and laid to lawn with planted borders and includes abundant fruit trees (plum and apple). At the bottom of the garden below a mature sycamore there is a cedar summerhouse with water, electricity, a mezzanine level (sleeps 2 children comfortably) and a larch shingle roof.

DirectionsOn entering Direlton coming from Edinburgh, Fidra Cottage is on your left and is marked by a sale board. The postcode is EH39 5EB.

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.

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.

Residential Schedule Property Occupancy Services Council Tax EPC RatingFidra Cottage Owner occupied Gas central heating, mains water supply

and mains drainageG C

Solicitors Shepherd and Wedderburn LLP 1 Exchange Crescent Conference Square EdinburghEH3 8UL Tel: 0131 473 5673 Email: greig.honeyman@shepwedd.com

EntryEntry is available by arrangement with the seller.

Household ContentsThe fitted carpets and curtains are included in the sale.

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.

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 July 2020. Photographs dated July 2020. 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.

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.

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Total area =0.29 acres approx.

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

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

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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

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.”

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.”

Fidra Cottage