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Carmaben Brae, Dolphinton, West Linton
Offers Over £250,000

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9 Carmaben Brae, Dolphinton, EH46 7HF

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A delightful three-bedroom semi-detached house occupying a peaceful cul-de-sac setting within an exclusive development enjoying open views located in the tranquil village of Dolphinton. Built in the 1990’s, the property offers well-proportioned accommodation totalling 1,159 square feet over two floors including a single attached garage.  Benefits include private gardens to the front and rear, private driveway, and an en-suite master bedroom.  Approximately 16 miles south of the Edinburgh city bypass, this home is an ideal base for commuters and is sure to appeal to a wide range of buyers, early viewing comes highly recommended.  

The well-appointed internal accommodation comprises; welcoming entrance hallway giving access to a useful guest cloakroom with WC an wash hand basin.  The inner hallway provides a staircase leading to the first floor accommodation and a door giving access to the sitting room.  With a large front facing window enjoying an open leafy outlook, the sitting room is of a good size and gives access to an understairs cupboard providing that all important storage space.  Located to the rear and accessed via the sitting is the formal dining room which features patio doors giving access out to, and looking out over the rear garden, the perfect space for entertaining.  An arched opening from the dining room leads into the kitchen which is fitted with a range of modern wall and base units with complimentary worktops incorporating a stainless steel sink unit below a rear facing window.  Integrated appliances include an electric oven, electric hob with extractor above, and a fridge, whilst space and services are provided for a washing machine and a freezer.  An external door to the side of the property gives access out to the side garden leading round to the rear.  On the first floor there is a light and airy hallway landing flooded with natural light via a side facing window.  Enjoying views to the front of the property is the master bedroom which features fitted wardrobes and a private en-suite shower room.  There are two further bedrooms located to the rear of the property boasting countryside views, one of which is a comfortable double featuring fitted wardrobes, whilst the other is a generous single.  Completing the accommodation of this wonderful property is the family bathroom incorporating a WC, wash hand basin, and a panelled bath with mixer shower tap.  A side facing opaque window allows in the natural light.  

Externally, there are private garden grounds to the front, side and rear of the property.  An open style garden to the front with a section laid to lawn, and a monobloc driveway leading to a single attached garage providing off street parking.  A timber gate and paved pathway to the side of the property leads round to the private and enclosed rear garden.  Mainly laid to lawn, the rear garden also enjoys a large timber decked area providing the ideal space for alfresco dining and relaxing in the summer months.   The rear garden is fully bound and secured by timber fencing. 

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.  Telephone and fibre broadband connection.  

Items to be Included:

All fitted carpets, blinds, and fitted light fittings throughout the property, and the kitchen white goods will be included in the sale.

Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category D.   Amount payable for year 2022/2023 - £1,769.97.  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 (70) with potential A (105).

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

Sitting Room

16' 5'' x 13' 7'' (5.00m x 4.14m)

Dining Room

9' 5'' x 8' 5'' (2.87m x 2.57m)

Kitchen

9' 6'' x 8' 0'' (2.90m x 2.44m)

Bedroom 1

11' 3'' x 9' 7'' (3.43m x 2.92m)

Bedroom 2

12' 6'' x 8' 6'' (3.81m x 2.59m)

Bedroom 3

9' 6'' x 7' 8'' (2.90m x 2.34m)


Location

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Carmaben Brae Dolphinton
West Linton EH46 7HF
County: The Scottish Borders
Sale Type: For Sale
Ref #: 00001249
Greg Murray
JBM Estate Agents
P: 01721 540170
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