Property Detail & Description

Accommodation

Ground Floor

Entrance Vestibule, Reception Hallway, Kitchen/Dining Room, Study, Downstairs WC, Utility Room, Sauna Room

First Floor

Drawing Room, Family Room/Bedroom 5, Double Bedroom 4,

Shower Room

Second Floor

Master Bedroom with Dressing Room and En-Suite Shower Room, Two Double Bedrooms,

Family Bathroom

Outside Space

Landscaped rear garden with side access, first floor terrace, garage/storage area, private driveway for one vehicle

SITUATION:

Larkfield Gardens is situated in the heart of Trinity, a thriving community to the north of Edinburgh which retains the feeling of a separate village despite being within easy reach of the City Centre, the New Town conservation area and cosmopolitan Stockbridge. The area is well served by frequent public transport links, supermarkets, a selection of shops and artisan cafes at Goldenacre, Leith’s award-winning restaurants and a multi-screen cinema, sports and entertainment facilities at nearby Newhaven.

Larkfield Gardens is situated just minutes from numerous recreational facilities and green spaces including The Royal Botanic Gardens; Inverleith and Lomond Parks which both have active tennis and bowling clubs; Victoria Park which boasts a children’s’ playground and tennis courts; the Water of Leith walkway and Edinburgh’s cycle network. Nearby sports facilities include Westwoods Health Club, David Lloyd Harbour Tennis Club and Leisure Centre, The Grange Cricket Club and The Edinburgh Academical Rugby Club.

Larkfield Gardens lies within the catchment area for Wardie Primary School and Trinity Academy, with private schooling options including The Edinburgh Academy, Fettes College, Erskine Stewarts Melville Schools and St George’s School in close proximity.

Ground Floor:

•Entrance vestibule and impressive reception hall; stunning kitchen/dining room with tri-fold doors to the garden, full range of integrated appliances and contemporary shaker style cabinetry; bright and spacious study; well-equipped utility room; sauna room and downstairs cloakroom/WC.

First Floor:

•Galleried landing with excellent storage; stunning drawing room with sandstone fireplace and gas fire and three sets of French doors which open on to an impressive terrace; double aspect family room/bedroom 5; double bedroom with built-in wardrobes; contemporary shower room.

Second Floor:

•Spacious landing with ceiling cupola; master bedroom with dressing room and en-suite shower room; two lovely, light and airy double bedrooms; smart and stylish family bathroom.

Outside Space:

•South facing rear garden with decked dining area and sizeable lawn bordered by an array of beautiful flowering shrubs, raised beds and manicured hedges; lawned area to the front of the property; garage/storage area, private driveway for one vehicle.

General Remarks:

Proof and Source of Funds / Anti Money Laundering

Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction. All individuals involved in the transaction are required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.

Fixtures and Fittings:

Only appliances specifically mentioned in the sales particulars are included in the sale price. In all other aspects the treatment of fixtures and fittings within the relevant Conveyancing Standard Clauses apply.

Services:

Gas central heating, mains water, gas and electricity.

Postcode:

EH5 3QA

Outgoings:

Council Tax Band Category: H

EPC:

B

Viewing:

By appointment through Rettie & Co, 11 Wemyss Place, Edinburgh EH3 6DH. Tel: 0131 220 4160.

Misrepresentations:

1.The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.

2.The Purchaser(s) shall be deemed to acknowledge that he has not entered into contract in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.

3. Any error, omission or mis-statement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.

Particulars prepared July 2020 – First Issue