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Halmyre Loan, Romanno Bridge, West Linton
Fixed £535,000

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18 Halmyre Loan, Romanno Bridge, West Linton, EH46 7DN

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A fabulous five-bedroom split level detached house situated within an exclusive development of similar executive properties located in the picturesque hamlet of Romanno Bridge. Just three miles from the beautiful Conservation town of West Linton, this superb family home offers well-proportioned accommodation totalling an impressive 3,433 square feet including a double integral garage. In excellent decorative order throughout, the house boasts of fabulous airy living accommodation and generous private gardens to the rear.  With an extremely versatile internal layout perfect for modern family living, this house would suit a wide range of buyers.  Early viewing is highly recommended to fully appreciate the accommodation on offer.  

The spacious internal accommodation comprises; entrance vestibule with internal door providing access to the double integral garage.  A fully glazed entrance leads into a large and welcoming inner hallway with a useful cupboard providing excellent storage space, and a guest cloakroom with WC and wash hand basin.  Enjoying a window to the front and completing the ground floor accommodation is a generous guest bedroom, featuring a private en-suite shower room and a fitted wardrobe.  On the lower ground floor, is the wonderful open plan family room and dining kitchen.  The family room is a bright and spacious room featuring French doors leading out to the rear garden and a wood burning stove gives the room a real focal point.  The kitchen is fitted with an excellent range of wall and base units and a centre island with contrasting solid wood worktops incorporating a stainless-steel sink positioned below a rear facing window.  Integrated appliances include an extractor hood, dishwasher, washing machine, and an eye level microwave.  There is space for an American style fridge freezer and a Rangemaster style cooker.  French doors from the dining area provide delightful views, and access out to the rear garden.  

On the first floor, and positioned to the rear, is the master bedroom which features a dressing room and an en-suite shower room incorporating a WC, wash hand basin and a separate shower unit.  French windows with a Juliet balcony allow an abundance of natural light.  Commanding stunning views over the Pentlands & Moorfoot Hills is the spacious sitting room which features a gas fire and Juliet balcony.  Whilst on the second floor there is a sizeable landing which could equally be used as a further family area or a home study.  There are three further double bedrooms on this level, two enjoying windows to the front of the property, whilst the other has a window to the side.  Completing the accommodation is the spacious family bathroom incorporating a WC, wash hand basin, panelled bath with mixer shower over and a separate shower unit.  

Externally; there are gardens to the front, side, and rear of the hpuse.  The open style front garden is mainly laid to lawn with a large monobloc driveway leading to a double integral garage.  The generous rear garden boasts of a large, paved patio directly accessed via the dining area and the family room, making the perfect space for alfresco dining, and entertaining in the summer months.  Steps lead down to a large lawned terrace where you will find a further set of steps leading down to the lower garden area.  The rear garden is fully enclosed by timber fencing and hedging.  

Location:

Romanno Bridge is a small rural village, just off the A701 within easy reach of Edinburgh and the City Bypass which allows convenient access to the City Centre, Airport and Motorway network.  The village itself has a well-regarded primary school which has been recently modernised and extended to include a vibrant sports and community facility, offering a range of services and activities.  The award-winning Whitmuir Organic shop and restaurant is located within the vicinity and the property is located just three miles away from the historic conservation village of West Linton, a vibrant and popular village with local shopping facilities and services including a co-op supermarket, bank, pharmacy, Health Centre, Post Office, restaurant, and pub.  There are a variety of recreational amenities available in the area including fabulous walking, fishing, tennis courts, bowling green and West Linton Championship Golf course.  Penicuik and Peebles are both only around ten miles away and provide a choice of restaurants, shops, leisure centres and outdoor sporting activities.  Straiton Retail Park is easily accessible and here you can find a Sainsbury’s, M&S, and Ikea.  Regular bus services operate to West Linton and Peebles from where there are regular bus services to Edinburgh City Centre and the surrounding borders towns.  There is also a school bus pick up from the village to the well-respected Peebles High School.

Services:

Main’s water.  Main’s electricity.  Bottled LPG supply for cooker and fire.  An oil boiler provides central heating and hot water.  Private drainage, with a waste management company, with the cost of upkeep shared with the adjacent seven properties.  This incurs a maintenance charge of around £200 per annum.

Items to be Included:

All fitted carpets, blinds, integrated light fittings, and integrated kitchen appliances are included in the sale.  Other light fittings, fridge freezer and curtains are available by separate negotiation.  

Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category G, with an annual charge of £3,220.87 payable for the year 2021/2022.  The local authority is Scottish Borders Council, Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Tel: 01835 824 000.

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 D (59) with potential C (71).

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

Vestibule

10' 10'' x 9' 2'' (3.30m x 2.80m)

Family Room

21' 7'' x 18' 1'' (6.58m x 5.51m)

Dining Kitchen

22' 8'' x 15' 0'' (6.91m x 4.57m)

Sitting Room

21' 8'' x 18' 1'' (6.60m x 5.51m)

Master Bedroom

15' 1'' x 13' 2'' (4.60m x 4.01m)

Master Bedroom En-Suite

9' 2'' x 5' 11'' (2.80m x 1.80m)

Guest Bedroom (Bedroom 2)

13' 2'' x 12' 5'' (4.01m x 3.78m)

Guest Bedroom En-Suite

6' 11'' x 6' 3'' (2.10m x 1.90m)

Bedroom 3

15' 9'' x 11' 1'' (4.80m x 3.38m)

Bedroom 4

15' 9'' x 11' 5'' (4.80m x 3.48m)

Family Bathroom

7' 10'' x 7' 7'' (2.40m x 2.30m)

Family Area/ Study

13' 6'' x 10' 11'' (4.11m x 3.33m)

Double Garage

22' 8'' x 17' 11'' (6.91m x 5.46m)


Location

Halmyre Loan Romanno Bridge
West Linton EH46 7DN
County: The Scottish Borders
Sale Type: For Sale
Ref #: 00000745
Scott Murray
JBM Estate Agents
P: 01721 540170
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