Property Details & Description

Accommodation Comprises

Ground Floor:Hall, Walk-in Closet, Drawing Room, Dining Room, Conservatory, Kitchen-Breakfast Room, Utility Room, Cloakroom, Guest Wing with Hall, Two Double Bedrooms with Ensuites.

First Floor: Landing, Master Bedroom, Two Further Double Bedrooms, Family Bathroom.

Outside: Horseshoe Driveway, Ample Parking, Triple Carport, Two Large Modern Barns, One Incorporating Three Stables, Three Paddocks, Open Hay Barn, Formal Lawn and Gardens, Terrace with Hot Tub, Sea and Countrside Views.

Distances: Eyemouth 3 miles, Berwick Railway Station 11 miles, Edinburgh 46 miles (all distances are approximate).

Situation:

Abbey Park House is positioned in very private and mature grounds on a quiet lane on the periphery of the historic village of Coldingham, famous for its wonderful sandy bay, colourful beach huts and walking trails along the rugged coastline. The village is very popular with residents and visitors alike and has plenty of amenities including two public houses, a village shop with post office, a doctor's surgery, an active village hall, a primary school, catchment to an excellent secondary school, a general store and a good local butcher. Coldingham Bay and nearby St Abbs, which are within a fifteen-minute walk away, are renowned for their beautiful sandy beaches and dramatic coastal walks, and the area has been designated AONB (Areas of Outstanding Natural Beauty).

Further down the coast road towards Berwick upon Tweed is the pretty working harbour town of Eyemouth which offers further amenities including a range of local shops, supermarket, professional services, public houses, restaurants and banks. Eyemouth has schooling for all ages including the well-respected Eyemouth High School. The town offers a good selection of sports clubs, a sandy beach and Eyemouth Golf Club is also very well regarded. A lot of the industry in Eyemouth is based around the working harbour with its fishing fleet, this in turn offers the town a charm and character not found anywhere else.

A short drive away is Berwick-upon-Tweed, famous for its historic Elizabethan walls and stunning period architecture. Berwick has a wider selection of amenities and is well serviced with local and national shops, five supermarkets and schooling for all ages including a private school at Longridge Towers. Berwick also has a selection of leisure and sports clubs, banks, public houses, restaurants, galleries and The Maltings Theatre and cinema which offers shows, films, musicals, and opera.

The property is well positioned with access onto the A1 trunk road for commuting both north and south to Edinburgh and into England respectively, whilst there are two mainline railway stations in Berwick-upon-Tweed to the south or Dunbar to the north. There is also an efficient bus services that operates regular services to many of the nearby towns and villages, not to mention Edinburgh and Newcastle.

The local area around Abbey Park House offers many country and sporting pursuits including hill walking in the Cheviots, salmon, trout or sea fishing, horse riding, diving and shooting. The area is also famous for its golf courses with Eyemouth, Dunbar and Goswick all within a short drive.

Despite its proximity to both Edinburgh and Newcastle, this part of the world is sparsely populated with much of the area given over to agriculture and therefore offers a quality of life that is becoming increasingly rare.

Description:

Dating back to the early nineteenth century, Abbey Park House was built as a farmhouse in an elevated position overlooking the coastal village of Coldingham, with far-reaching country and sea views. Stone built under a slate roof, this fine Georgian house has been extended and refurbished over the years to create a spacious and comfortable family home, retaining its period charm with elegant cornicing and ceiling roses, original working timber shutters and exposed stonework. The house sits in extensive formal gardens and grounds affording a high degree of privacy which extend to approximately 2.58 aces, incorporating three paddocks, a triple carport and two large modern metal barns, one of which incorporates three timber stables. The north wing of the house currently comprises a hall with independent external access as well as internal and two en-suite double bedrooms. This could easily be converted into a full annexe kitchen-living space on the ground floor and an en-suite double bedroom on the first floor.

The house is approached from a peaceful rural lane and can be accessed through one of two metal double gates forming a horseshoe driveway. The imposing original timber front door opens into a welcoming hall with stone flooring and feature exposed stone wall. The hall benefits from a fantastic walk-in closet with two sash and casement windows to the rear of the house and fitted cabinetry for storing coats, jackets, boots and shoes. An elegant staircase with storage cupboard beneath rises to the first-floor landing and a ceiling arch takes you from the hall and through into the formal dining room. The stone flooring extends into the dining room which has a large sash and casement window to the front of the house with working timber shutters and attractive wood panelling. There are two Edinburgh presses either side of the arch for crockery and glassware. The hall leads through into the impressive drawing room which has four large sash and casement windows affording a triple aspect and views over the garden and surrounding countryside. There are delightful original timber shutters and wood panelling and an elegant ceiling rose with chandelier light fitting. The main focal point of this elegant room is the feature stone fireplace with multi-fuel stove upon a slate hearth, perfect for cosy winter evenings. A door from the drawing room leads into the large light filled conservatory with windows facing to the south and west with views over the formal lawn and French doors leading out onto a stone terrace. The kitchen-breakfast room is another generous space, perfect for informal family meals and for entertaining family and friends. Positioned to the rear of the house with southerly views over the garden from three windows, there are also six Velux windows flooding the room with natural light. The kitchen has a ceramic tiled floor and is fitted with a high-quality bespoke range of farmhouse style floor and wall-mounted units with timber worktops with ceramic tiled spash-back. There is a ceramic sink and drainer with mixer tap and an electric range cooker sits beneath a charming chimney recess with three ovens, warming draw and five ring-hob with heating plate. The kitchen has an integral fridge and freezer and integral dishwasher. There is a stable door leading out to the rear of the house and between the kitchen-breakfast room and main hall there is a cloakroom with WC and hand basin and a utility room, with a window to the side of the house and fitted with floor and wall mounted units matching that of the kitchen with counters over and housing an integral washing machine and a dryer and the oil-fired boiler. There is a stainless-steel sink and drainer with mixer tap and ceramic tiled splash backs. A door leads from the main hall into the north wing, with its own front door and hallway with stone floor and stairs rising to the first floor and having storage beneath. There is a generous double bedroom with fitted wardrobes and three windows to the front of the property. A contemporary en-suite has a window to the front and provides a double shower, WC and hand basin with ceramic tiled walls and flooring. On the first floor there is another double bedroom with fitted wardrobes and eaves storage with Velux windows providing plenty of natural light. An en-suite with ceramic tiled walls provides a shower, WC, hand basin set on a vanity with storage beneath and three storage cupboards provide extra storage.

This guest wing could be converted into an annexe if required with both independent and linked access to the main house, either for relatives or guests or to let to provide an income. This could be easily done by one of the bedrooms and bathrooms being changed into a sitting room and kitchenette. From the main hall stairs rise to the first-floor landing which has a window to the rear of the house and an area of exposed stone providing a lovely period feature. The generous master bedroom has windows providing a triple aspect with sea, countryside and garden views. A second double bedroom with a window to the front of the house is currently being used a dressing room and has a range of fitted wardrobes with open shelving. A third double bedroom has sash and casement windows to the front and rear of the house and completing the first-floor accommodation is the family bathroom. The bathroom has a window to the front and comprises a large soaker bathtub with a mains rainfall shower above, WC and hand basin.

Outside:

Immediately outside the house is an attached stone store which currently houses a fridge and freezer and is used for storage. Next to the store is gardener’s lavatory.The house is approached via a quiet country lane and can be access through one of two double metal gates at either end of a horseshoe driveway running in front of the property. Off the drive is a large area of hardstanding providing ample parking for several vehicles and leading up to a triple carport with power and light and two large metal barns. The first barn has a large electric roller door opening into a spacious open barn with cement floors. There is power and water connected and there are three separate timber stables. The second barn has a large sliding door giving access as well as a covered door leading from the carport. This barn also has a cement floor, power and light. The gardens and grounds are fully enclosed and incorporate three individual paddocks, one with an open hay barn and gardens with a formal lawn, terrace for relaxing and entertaining and a hot tub.

GENERAL REMARKS:

Satellite Navigation:

For the benefit of those with satellite navigation the property’s postcode is TD14 5QA.

Services:

Oil central heating, mains electricity, private drainage and mains water (private branch).

What3words:

smiling.anchovies.coconut

(please download the application “what3words” for the exact location)

Fixtures and Fittings:

Only items specifically mentioned in the particulars of sale are included in the sale price.

Listing and Conservation:

This property is not listed and does not fall within the conservation area of Coldingham.

Local Authority:

Scottish Borders Council

Tel: 01835 824000.

Council Tax Band:

Council Tax Band F

EPC: F

Internet Web Site:

This property and other properties offered by Rettie Berwick LLP can be viewed on our website at www.rettie.co.uk as well as our affiliated websites at www.rightmove.co.uk zoopla.com, www.primelocation.com, www.s1homes.com and www.thelondonoffice.co.uk

Offers:

Offers should be submitted in Scottish Legal Form to the selling agents Rettie Berwick LLP, 50 Hide Hill, Berwick upon Tweed, TD15 1AB. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time.

Servitude Rights, Burdens & Wayleaves:

The 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.

Particulars and Plans:

These particulars and plan are believed to be correct but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.

Home Report:

A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is made for electronic copies; a paper copy can also be made available from our offices or by post, at a charge of £20 to cover reproduction and administrative costs.

Misrepresentations

1.The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie Berwick LLP, 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 contact 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.

Important Notice

Rettie Berwick LLP, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

2. Any areas, measurements or distances are approximate.  The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or misstatement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie Berwick LLP have not tested any services, equipment, or facilities.  Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.

3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties   which have been sold or withdrawn.