Property Details & Description

Accommodation Comprises

Ground Floor: Entrance porch, reception hall, kitchen/breakfast room, utility room, sauna with adjoining wet room, boot room, further utility area, lounge, dining room, study, gym, hall cupboards.

First Floor: Principal bedroom with en suite bathroom, three further double bedrooms, family bathroom, guest bedroom suite with shower room, access to floored attic.

Gardens: Landscaped and mature gardens extending to around 0.72 acres. Pond and vegetable garden to the front. South-facing patio flanking whole house to rear. Front gravel driveway, entrance via wrought iron gates and back tarmacked driveway accessed via large wooden gate allowing private parking for up to ten cars. Security lights around property.

Outbuildings: Garage and garden shed (both with power and ample storage), log store.

Situation

Cross Roads is situated at the top of the Kirkgate overlooking the popular district of Currie, and its charming conservation area, lying approximately 5 miles to the south-west of Edinburgh city centre, within easy reach of the city’s business, financial and shopping districts. Balerno has a village feel, with cafes, shops and pubs located close by. 
The area is well served by Sainsbury’s and Tesco supermarkets and a selection of independent shops and cafés in nearby Currie and Juniper Green, whilst The Gyle shopping centre is a short drive away and offers a wide variety of high street shops as well as Morrison’s and Marks & Spencer supermarkets.


Currie has easy access to frequent and efficient bus services, the Edinburgh City Bypass and Edinburgh Airport, whilst Waverley Station can be reached in 15 minutes from the nearby Curriehill railway station.
 Currie is renowned for its proximity to popular open spaces such as the Pentland Hills Regional Park, the Water of Leith walkway and Glencorse Reservoir that offer scenic walks, trail running, cycling, horse riding and fishing. There are a number of other recreational facilities close by including Spylaw Park, the Dalmahoy Golf & 
Country Club, Baberton Golf Club, Currie Rugby Club, Edinburgh Indoor Climbing Arena and the Midlothian Snowsports Centre at Hillend.

There are also a number of outstanding schools in the area, including Currie Primary, Currie Community High School and Balerno High School in the state sector and George Watson’s College and Merchiston Castle School in the private sector.

Description

Ground Floor

Reception Area: The front door of Cross Roads is accessed through a gate by a paved path to the north. This forms the original part of the house, reflected in the cosiness and welcoming feel of the traditional tiled entrance porch, windows on both sides with space for sitting, boots, coats. Further door to large traditional square reception hall from which the reception rooms lead off. Traditional fireplace and Montrose wood burner. Under stairs storage cupboard.

Study: Large light oak panelled contemporary bespoke study with full length integrated desk, multi sockets, storage, cupboards window to north with beautiful views.

Dining Room: Accessed from reception hall. Inviting dining room with 5 panelled bay windows to west and two windows to north. Attractive fireplace and hearth with open fire.

Living Room: Attractive fireplace with wood burner is the focal point of the living room, three separate recessed windows to west giving cottagey feel and providing deep windowsills for display. Further curved window to patio (thought to have been furnace space for original smiddy). Doors to patio area, full length Neville Johnson bookcase.

Gym: Glass door leading to large gym/games room with doors to patio area and window to south.

Kitchen/Breakfast Room: Designed by innovative Architect, Helen Lucas, the light-filled space combines a large contemporary kitchen designed by Craighead and Woolf with an adjoining dining area affording seating for up to ten people. There are full length south-facing glass panels and sliding doors on to the patio to the rear of the property. Neutral tiling throughout with underfloor heating. Full length integrated bank of cupboards and window to garden giving light and airy feel.

Four oven traditional oil-fuelled AGA cooker is the heart of this U-shaped kitchen. Island/breakfast bar in the centre and with wooden work surface housing cupboards and integrated dishwasher beneath. L-shaped worksurface in black quartz and wood with double width stainless steel sink. Top quality American size Gaggenau Fridge freezer and large wine fridge. Two large larder cupboards. Electric oven and microwave. Good corner storage for pots/pans.

Sliding Doors to Boot Room: Tiled boot room with integrated floor to ceiling oak cupboards. Ample hanging space for coats and shelves for storage. Double doors to utility areas and to back door, ample space for storage or dog room.

Sauna/Shower Room: Contemporary and spacious electric sauna installed by the current owners with adjoining wet room. Mira shower. White sanitary ware, wall mounted WC and heated towel rail.

Utility Room: Utility room with electric hob and large integrated steel draining area and sink. Cupboard housing boiler. Floor to ceiling cupboards giving ample storage for household cleaning appliances.

First Floor

Landing Hallway: Stairs lead from west side of original part of house upstairs via carpeted staircase. Modern cupola giving lots of light. Bedrooms extend to the east and south.

Principal Bedroom: Large, light-filled double bedroom with stunning views to the rear and over the Pentland Hills. Three windows to the south as well as large triangular panel of glass giving further views and additional window with views to Edinburgh and north to the southern Highlands. Bespoke wardrobes and integrated chest of drawers, bedside cabinets, and shelving, all in oak. En suite bathroom with an attractive Victorian freestanding bath. Heated towel rail and underfloor heating. Window to east. Oak flooring and integrated cupboards.

Family Bathroom: Large family bathroom with large Victorian free-standing bath. Shower unit with drench shower as well as wall mounted shower. Window with lovely views to Edinburgh and Fife. Large, heated towel rail. Access to floored attic via Ramsay Ladder. Cupboard housing hot water tank.

Additional Bedrooms: Three large double bedrooms, bedrooms 2 & 3 have views north to Fife and the southern Highlands, while bedroom 4 looks west to the Trossachs and Ben Lomond and has bespoke integrated wardrobes and shelving.

Guest Suite: Corridor leading to guest suite has three rounded windows with views to the Pentlands. Contemporary guest suite recently added by the vendors. Bright double bedroom with views of the Pentlands, back garden and patio as well as to farmland to the west. Oak flooring and bespoke oak wardrobes and shelving. Attractive mosaic tiled shower room with underfloor heating. Shower unit with glass sliding door and shower, inset mirror above sink. Heated towel rail.

Outside Space

The generous, well maintained, and varied gardens surrounding this beautiful property are a huge feature. The property perimeter is bordered with walls and hedges with gates offering access to parking for up to 10 cars. There is a gate and paved path leading to the front door with lawns, mature plants and flowers borders to each side. There are four different lawn areas; the front garden has the ambience of a traditional cottage garden and has been thoughtfully nurtured. There is a herb garden at the back door. The gardens not only flank the house but provide home for an abundance of nature and wildlife within the many trees and hedges.

To the front and east of the house is a well organised and expansive vegetable garden including fruit trees. There is an attractive pond and bridge. Kerosene oil tank. Immediately to the rear of the house is the generous south-facing paved patio. Further behind is another large garden, easily maintained, laid mainly to grass with mixed hedging bordering. Mature trees and conifers. Ideal area for sports; completely self-contained.

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: Oil central heating, mains water and drainage, and electricity.

Postcode: EH14 6AR

Council Tax Band Category: G

EPC: E

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.