Property Details & Description

Accommodation Comprises

Ground Floor

Vestibule, Reception Hall, Sitting Room, Drawing Room, Dining Room, Large Family Kitchen, Cloak Room, Office, Back Kitchen, Utility Room, Workshop, Ample Storage.

First Floor

Master Bedroom with Dressing Room, Up To 7 Further Bedrooms, 2 x Bathrooms, Shower Room, Linen Cupboard, Further Storage.

Garden Grounds

Garden Grounds, Driveway, Walled Garden, Paddock of about an Acre & Stable.

Distances

Dunbar Mainline Rail Station 10 miles, Edinburgh 40 miles, Berwick-upon-Tweed Mainline Rail Station 25 miles (all distances are approximate).

Vendors Solicitor

Anderson Strathern

14 Court St

Haddington

East Lothian

EH41 3JA

Situation

Hoprig House is situated in a beautiful rural setting, a mile and a half south west of Cockburnspath. The countryside surrounding Cockburnspath is one of the genuinely rural parts of the United Kingdom and despite its close proximity to Edinburgh it has a low population and can therefore offer a quality of life that is becoming increasingly rare.

Cockburnspath offers basic facilities including a very well attended village hall which under normal non-Covid circumstances hosts a variety of weekly events such as Bridge, Coffee mornings, and Toddler’s playgroup, to name just a few. There is also a primary school, bowling green, and a number of thriving community groups.

About 10 miles north west of Hoprig House is the popular and friendly town of Dunbar which offers an excellent range of amenities including local shops, cafes, restaurants, pubs and professional services. There are excellent sports facilities, with a leisure centre with swimming pool and gymnasium, as well as a range of sports fields and associated athletics clubs. Dunbar also has a well-respected and successful Prep School called Belhaven Hill School (www.belhavenhill.com) as well as Dunbar Grammar School. East Links Family Park offers fantastic family entertainment and the nearby beaches of East Lothian offer miles of sandy beaches to explore. The mainline train service provides regular links into Edinburgh, with a journey time to the city centre of just 20 minutes.

To the south east of Hoprig House is the well-known market town of Berwick upon Tweed. Berwick is a vibrant town, with a good range of services and retailers and a number of hotels, restaurants, pubs and a wine bar. There is the popular Maltings Theatre and Cinema, as well as a regular market and a number of galleries and arts and crafts shops. Berwick also offers a main line railway station providing a fast link to London Kings Cross (3h 39mins), Newcastle (45 mins) and Leeds (2h 19 mins). Berwick also offers additional private schooling at Longridge Towers (www.lts.org.uk).

Beyond the local area is a range of popular attractions including historic castles and villages dotted along the outstandingly beautiful coastline. 20 minutes east of Hoprig House lie the popular villages of Coldingham and St. Abbs with its National Nature Reserve. Its coastal waters are renowned for the abundance and diversity of marine life thereby attracting divers from throughout the United Kingdom and abroad. Country and sporting pursuits are readily available, including hill walking, salmon and trout fishing, hunting and shooting. Golf is available locally throughout East Lothian and the Borders, with swimming, a gymnasium, squash and indoor bowling at the Swan Centre in Berwick-upon-Tweed.

The area is also well serviced in terms of transport links with the A1 trunk road nearby and Edinburgh airport offering regular flights to London and a variety of domestic and foreign destinations.

Description

Hoprig House is an elegant Georgian country house situated in a particularly stunning part of the Scottish Borders. The property has been well looked after by the current owner but does now require a programme of modernisation and refurbishment. The property retains many beautiful period features which include working shutters in many of the rooms, intricate plaster and cornice work and panelled internal doors. The house has a bright atmosphere due to its southerly aspect and offers stunning sea and countryside views.

Hoprig House is approached off a quiet country lane which joins Cockburnspath to Oldhamstocks. Large wrought iron gates open to a gravelled parking area in front and beside the house, comfortably allowing parking for half a dozen vehicles. The driveway in turn leads to the front of the house and into a vestibule, an ideal place for muddy boots and coats. A secondary glazed door allows natural light to flood the ground floor reception hallway which is a welcoming space and well-proportioned with all three public rooms located off it. The first of these is the dining room, which offers an abundance of charm and character and stunning views over the surrounding countryside. On the other side of the reception hallway opposite the dining room is a comfortable family sitting room which offers views out to the front of the property. The third public room off the reception hallway is the drawing room, a well-proportioned room which has a large bay window and an open fire with a white marble surround.

Continuing down the hallway, towards the back of the house is the kitchen. The kitchen is a practical and welcoming space and has a good number of wall and base units. Large enough for informal dining, the kitchen offers ample storage and worktop space and an AGA. Beyond the kitchen is a range of useful service rooms including an office, back kitchen, and utility room. The ground floor accommodation is serviced by a cloakroom off the reception hallway.

From the reception hallway, the original curving timber staircase ascends to the first-floor landing. Off the landing there are up to 8 double bedrooms, 2 family bathrooms and a family shower room.

Garden Grounds

Hoprig House sits in about 0.63 acres of garden grounds which includes a beautiful walled garden. The walled garden is mainly laid to lawn, interspersed with mature shrubs, hedging and fruit trees. There is a potting shed, green house, and other useful outbuildings, including a large garage which has been converted into a stable. In addition, there is a of about 1.12 acre paddock which is fenced and offers a field shelter.

General Remarks

Satellite Navigation

For those with the use of Satellite Navigation the postcode for this property is TD13 5YN.

What3words

differ.moped.altitude

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

Tenure

Freehold

Fixtures and Fittings

All fitted carpets, curtains and blinds are included with the sale.

Listing and Conservation

Please be aware, Hoprig House is not listed, nor in a conservation area.

Services

Oil fired central heating.

Mains electricity.

High speed internet (fibre to the premises).

Private water supply

Drainage to a private septic tank.

Council Tax

Band G

Energy Efficiency Rating

Band E (Rating 47)

Local Authority

Scottish Borders Council - Telephone: 01835 824 000.

Internet Web Site

This property and other properties offered by Rettie & Co can be viewed on our website at www.rettie.co.uk as well as our affiliated websites at www.rightmove.co.uk www.onthemarket.com and www.thelondonoffice.co.uk.

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.

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 contract in reliance on the said statements, but 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 misstatement 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.