Property Detail & Description

Accommodation

Ground Floor

Entrance Hallway, Drawing Room, Dining Room, Family Room, Conservatory, Kitchen/Breakfast Room, Utility Room, Cloakroom/WC, Rear Porch

Half Landing

Two Double Bedrooms, Shower Room

First Floor

Master Bedroom, Double Bedroom 4, Family Bathroom

Gardens and Grounds

Landscaped Gardens, Outbuilding/Office, Private Drive

SITUATION:

Laverockbank Road 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. This affluent and highly sought-after residential 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.

Laverockbank Road 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.

Laverockbank Road lies within the catchment area for Victoria 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:

• An impressive pillared entrance gives way to a welcoming reception hall with tumbled limestone style flooring and access to the principal reception rooms. The ground floor accommodation comprises a beautifully bright drawing room with original marble fireplace and views over the garden; smart formal dining room; cosy family room with built-in cabinetry; a stunning conservatory, perfect for entertaining, with ample space for a range of furniture and two sets of doors to the garden; a contemporary kitchen/breakfast room with handle-less white gloss units and a full range of integrated appliances; a well-equipped utility room; downstairs cloakroom/WC and spacious rear porch/boot room with door to garden.

First Floor:

• A curved stone staircase with original wrought iron and oak balustrade leads to the first floor landing; two lovely, light and airy double bedrooms and a well-proportioned shower room.

Second Floor:

• Beautiful double aspect master bedroom with bespoke built-in wardrobes and vanity unit with wash hand basin; spacious double bedroom with hand-carved Dutch fireplace and extensive built-in wardrobes and a contemporary family bathroom with bath and rainfall shower, travertine tiling and a lovely, bright outlook over the gardens.

Gardens and Grounds:

• Woodville sits within extensive, beautifully maintained mature gardens extending to two thirds of an acre. The property is set back behind wrought iron gates and approached by a private driveway, lined with Lime and Sycamore trees, which leads to a circular gravel drive at the front of the house. The garden features an assortment of specimen trees including a Deodar, which was planted in the 1940s, and a delicate weeping Birch. There is also a large, sweeping lawn surrounded by flowerbeds abundant with a variety of roses, rhododendrons, delphiniums and dahlias and colourful herbaceous borders which ensure that the garden remains colourful throughout the changing seasons. To the rear there are well-planted rockeries and a spacious, timber clad home office, converted from the original coach house and stable block. The property also benefits from a peaceful south facing seating area, an ornamental summerhouse and secure parking for multiple vehicles.

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, broadband, telephone (subject to telephone providers’ regulations.)

Postcode: EH5 3DE

Outgoings:

Council Tax Band Category: H

EPC: D

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