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Carmaben Brae, Dolphinton, West Linton
Offers Over £535,000

6 Carmaben Brae, Dolphinton, West Linton, EH46 7HF

Under Offer
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An impressive four-bedroom detached executive house occupying an elevated position boasting of magnificent views across the rolling countryside located within a small exclusive development in the picturesque village of Dolphinton. Built in 2003 by Muir Homes to an extremely high standard, this superb family home offers flexible accommodation totalling a remarkable 2,921 square feet over two floors. Built with modern family living in mind, this property offers four comfortable bedrooms, a separate study, open plan family room/kitchen and its very own turret room. Sure to prove popular, early viewing is highly advised.

Accessed via a solid timber door into a turreted vestibule, the internal accommodation comprises; spacious and welcoming entrance hallway featuring an impressive timber staircase to the upper floor with generous storage cupboard below.  Situated to the front of the house is the formal dining room which enjoys a dual aspect featuring a bay window to the front with a further two windows to the side making this naturally bright room perfect for entertaining family and friends.  Conveniently adjacent to the dining room is the large open plan kitchen family room.  The kitchen is fitted with a good range of wall and base units with contrasting granite worktop surfaces incorporating a breakfast bar and an undermount stainless-steel sink unit.  There is a multi-hob and oven range style cooker with extractor hood above.   There is space for an American style fridge freezer and there is an integrated dishwasher.  The family area allows ample space for lounge furniture and casual dining, perfect for modern open plan style living.   The family area features a log burning stove, windows overlooking the rear garden, and French doors lead into the relaxing well-proportioned conservatory, which has windows to three sides and French doors that open out to the rear garden.  There is a separate utility room which has a range of wall and base units, laminate worktop surfaces incorporating a sink unit and space for a washing machine and a tumble dryer.  There is a window to the rear and a door which leads into the integral garage whilst an external door gives access out to the rear garden.  Completing the ground floor accommodation is the guest cloakroom which is fitted with a two-piece suite incorporating a WC, wash hand basin and a built-in vanity unit housing useful drawers and cupboards.  

On the first floor, there is a gallery landing giving access to all first-floor accommodation.   The bright and spacious sitting room features a bay window to the front of the property and a living flame gas fire with marble hearth, surround and mantel piece gives the room a real focal point.   Accessed from the sitting room, within the turret, is a butler's pantry with integrated units and a sink, and a spiral staircase leads up to a viewing point with windows providing panoramic views over the surrounding countryside.   You will find four relaxing bedrooms as well as the study on the first floor.  The spacious master bedroom, positioned at the rear of the house, is a bright room featuring a double window to the side and features built in “his and hers” wardrobes and a private en-suite shower room.  The luxury fully tiled en-suite, which has two opaque windows, comprises of a five-piece suite incorporating “his and hers” wash hand basins with vanity unit, WC, bidet, and a shower enclosure with mains shower.  With views across the rear gardens, there are two further double bedrooms, to which both feature fitted wardrobes.  The fourth double bedroom is located at the front of the house and has window overlooking the front garden and features a fitted wardrobe.  There is also a convenient separate study, which has a window to the front.  Completing the accommodation is the beautiful well-appointed family bathroom which is fully tiled and features a four-piece suite incorporating a WC, wash hand basin, spa bath and a double shower enclosure with electric shower.  It has an opaque window to rear and an airing cupboard, which houses the hot water tank.

Externally, the house has generous gardens extending to approximately one third of an acre.   The front garden is open in style and is mostly laid to lawn.  There is a wrought iron border fence to one side and a low-level border fence to the other.  A paved pathway leads to the rear garden via a wooden gate at the side of the house.  The good-sized rear garden has a low-level border fence with mature border hedge.  The rear garden is again mostly laid to lawn with some shrub borders and planting.  There is a decked patio area, which can be accessed from the utility room, with low level ornate bordering wall, perfect for taking in the air and to enjoy alfresco dining.   There is a large monobloc driveway to the front, which provides off street parking for several vehicles.  The driveway leads to the integral double garage, which has an electric up and over door and an internal door leading into the house.  At the rear, there is an attached timber outbuilding which benefits from having power and light and a window overlooking the rear garden.  This super multi-purpose room could be utilised as a studio or gymnasium, if needed.   The rear garden also includes a handy plastic garden shed and a greenhouse.  

Location:

Carmaben Brea is situated in the picturesque village of Dolphinton.  The nearby village of West Linton, which lies four miles away is a charming conservation village and offers a good range of facilities to suit daily requirements including a bank, post office, chemist, health centre and excellent nursery and primary school.  There is also a pub, restaurant, supermarket, and a delicatessen.  More extensive facilities including secondary schooling are available in both Biggar and Peebles, both within easy reach.  A wide choice of leisure pursuits is available in the vicinity including fishing on the nearby River Tweed, tennis courts, bowling green, horse riding and golf courses.   The property is situated approximately sixteen miles south of the Edinburgh city bypass via the A702 also giving access to the M74 and the south making it an ideal base for commuters.

Services:

Main’s water and drainage.  Main’s electricity.  Oil fired central heating.  Timber framed doubled glazed windows and UPVC double glazed windows in the conservatory.  Telephone and fibre broadband connection.  

Items to be Included:

All fitted carpets, blinds, curtains and fitted light fittings throughout the property will be included in the sale.  The American fridge freezer and the range cooker in the kitchen, and the washing machine and tumble dryer in the utility room will also be included in the sale.   

Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category H.   Amount payable for year 2021/2022 - £3,990.04.  The local authority is South Lanarkshire Council, Council Offices, Almada Street, Hamilton, ML3 0AA.  Telephone: 0303 123 1015.

Viewing Arrangements: 

Viewings of this property are strictly by appointment.  For more information or to arrange an appointment, please contact JBM Estate Agents on 01721 540170.

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 to request a copy.

EPC Rating: 

The Energy Efficiency Rating for this property is C (74) with potential B (82).

Closing Date:

A closing date may be fixed, however, there is no requirement for the seller to fix a closing date when more than one interest is noted.  JBM Estate Agents is entitled to accept their client’s instructions to accept an incoming offer without having a closing date and without giving other parties who may have noted interest an opportunity to offer.  Prospective purchasers who have notified their interest through their lawyers to JBM Estate Agents, in writing, will be advised of a closing date if set, unless the property has been sold previously.   

Important Note: 

Formal offers should be submitted to the Selling Agents in Scottish legal form: JBM Estate Agents, 10 Northgate, Peebles, EH45 8RS.  Telephone: 01721 540170, Fax 01721 520104.  The seller reserves the right to sell at any time and interested parties will be expected to provide the Selling Agents with advice on the source of funds with suitable confirmation of their ability to finance the purchase.  Viewers should be advised that even after an acceptable written offer has been received, in the event of any unreasonable delay by the purchaser in concluding missives, the Selling Agents reserve the right to resume viewings.  

Anti-Money Laundering Regulations:

As with all Estate Agents, JBM Estate Agents is subject to the Money Laundering Regulations 2017.  The regulations require us, the Selling Agents, to perform various checks on the property buyer and in order to comply with the necessary regulations, any offer presented to us must be accompanied with certified photographic evidence of the buyer’s identity and separate certified evidence of the buyer’s residential address before any acceptance of the offer can be confirmed.  Alternatively, if certified documentation is not available, the buyer must attend at our office with their original documents.  Please note, until satisfactory documents have been provided and our checks have been fully completed, we are unable to mark the property as “under offer.”  You should also be aware that we are required by law to report to government authorities any evidence or suspicion regarding money laundering and that we are explicitly prohibited from notifying you of the fact that any such report has been made.   



Rooms

Dining Room

18' 4'' x 9' 11'' (5.59m x 3.02m)

Family Room / Kitchen

26' 6'' x 15' 1'' (8.08m x 4.60m)

Conservatory

12' 7'' x 12' 4'' (3.84m x 3.76m)

Utility Room

11' 6'' x 8' 3'' (3.51m x 2.51m)

Sitting Room

18' 0'' x 15' 1'' (5.49m x 4.60m)

Master Bedroom

12' 9'' x 11' 5'' (3.89m x 3.48m)

Bedroom 2

9' 3'' x 8' 10'' (2.82m x 2.69m)

Bedroom 3

10' 0'' x 9' 11'' (3.05m x 3.02m)

Bedroom 4

13' 5'' x 10' 0'' (4.09m x 3.05m)

Study

6' 7'' x 4' 9'' (2.01m x 1.45m)

Attached Outbuilding

15' 0'' x 11' 0'' (4.57m x 3.35m)

Garage

19' 7'' x 18' 0'' (5.97m x 5.49m)


Location

Carmaben Brae Dolphinton
West Linton EH46 7HF
County: The Scottish Borders
Sale Type: Under Offer
Ref #: 00000517
Mark McGorum
JBM Estate Agents
P: 01721 540170
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