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Dolphinton, West Linton
Offers Over £760,000

Ninewells, Dolphinton, West Linton, EH46 7HH

Under Offer
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Surrounded by natural beauty, “Ninewells” is a fabulous, individually designed modern four-bedroom detached house occupying around 8 acres of private gardens and woodlands located nearby the Village of Dolphinton. Built in 2006, the property offers versatile accommodation totalling an impressive 2,491 square feet over two floors, whilst a further 2,205 square feet is provided by a generous double garage and workshop with three adaptable annexe rooms above, offering endless possibilities of use. The property enjoys a mixture of gardens including formal and wild gardens, woodlands, a large pond, vegetable gardens, not to mention an array of substantial outbuildings.  Ninewells offers a truly magnificent country lifestyle in a natural environment and early viewing is highly recommended to fully appreciate the accommodation and grounds on offer.  

The internal accommodation comprises; entrance vestibule leading into a welcoming reception hallway with a guest cloakroom, and a spindled staircase leading to the upper floor.  The sitting room features a dual aspect with a bay window to the front, patio doors to the rear, and twin windows to the side, allowing the natural light to flood in, whilst providing relaxing views over the private gardens.  The sitting room features a beautiful log burning stove in the centre of the room giving a real focal point.  The heart of the home is the wonderful breakfasting kitchen which boasts views to the rear and is fitted with an excellent range of wall and base units including a centre island with contrasting worktop surfaces incorporating a white ceramic sink unit.  Integrated appliances include a double electric eye level oven, five-ring induction hob, a dishwasher, and there is an American style fridge freezer.  There is French doors to the rear onto a decked patio, a door to the side giving access out to an indoor/outdoor seating area, and ample space for a large table and chairs.  Adjacent to the kitchen is the formal dining room which features French doors to the rear and provides the perfect space for entertaining family and friends.  Completing the ground floor accommodation is the family room with a large front facing bay window.  On the first floor there is a hallway landing which has an access hatch to the loft space.  The spacious master bedroom features dual aspect windows, generous fitted wardrobes, and a large en-suite shower room.  There are a further three generous double bedrooms, two positioned to the rear and one to the front, whilst completing the accommodation is the large family bathroom incorporating a WC, wash hand basin, a double ended bath, and a separate shower unit.  “Ninewells” further benefits from a substantial double garage with large workshop space with front facing double electric up and over doors.  Within the garage building is also a utility room with space and services for a washing machine and a tumble dryer, also housing the properties hot water cylinder, boiler, and private water filtration system.  A ground floor hallway gives access to a shower room, whilst a staircase leads up to three fantastic annexe/storage rooms which are accessed from an extremely spacious first floor hallway.  This versatile space has many options of use including the opportunity to become a self-contained apartment with minimal work required subject to necessary planning consents.  

Outside:

“Ninewells” is surrounded by vast private garden grounds which total an impressive near eight acres offering extensive options and potential.  Accessed via a turning gravelled driveway, the land to the front of the property includes a generous area laid to monobloc providing parking for a number of vehicles, surrounded by mature hedging and trees.  There are two greenhouses to the side of the property positioned next to a substantial fenced vegetable garden.  

A large elevated decked area is positioned to the rear of property which can also be accessed from all ground floor accommodation and enjoys views over the woodlands and countryside beyond whilst providing the most beautiful space for both outdoor lounge and dining furniture, ideal for alfresco dining and entertaining in the summer months. 

The gardens at Ninewells are of a natural environment and are a mixture of formal, semi formal, and wild gardens, offering a home to nature and wildlife.  Areas of planting include tulips and daffodils in the spring, whilst mature rhododendrons provide a burst of colour during the summer months.  There are several informal pathways within the wooded area where you will find a large pond with a seated area, and a stream beyond. 

There are many outbuildings within the grounds including a substantial timber open fronted barn building with separate workshop and storage space which under the planning granted with the property is extremely adaptable and suitable for an array of business uses, or further residential property subject to the necessary consents, and benefits from its own access point, power, and water.  There is a large timber shed housing a substantial generator, and a further outbuilding providing excellent storage.  

Location:

Ninewells is situated on the outskirts of the picturesque sought-after 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 grocery store, 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.

Directions:

For directions to the property please use the “what3words” app, which refer to a 3-meter square location.  Enter the three words below to find the exact location of the property.

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Services:

Private water and drainage.  Mains electricity.  Oil fired central heating.  Timber double glazed windows.  Telephone and broadband connection.

Items to be Included:

All fitted floor coverings, curtains, blinds, and light fittings throughout, and the American style fridge freezer are to be included in the sale of the property. 

Council Tax and Local Authority: 

For Council Tax purposes this property has been assessed as band category G.   Amount payable for year 2022/2023 - £2,414.62.  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 B (89).

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

25' 3'' x 14' 5'' (7.70m x 4.39m)

Family Room

15' 9'' x 14' 6'' (4.80m x 4.42m)

Dining Room

12' 6'' x 10' 6'' (3.81m x 3.20m)

Kitchen/Breakfast Room

24' 11'' x 12' 6'' (7.59m x 3.81m)

Principle Bedroom

14' 1'' x 13' 9'' (4.29m x 4.19m)

Bedroom 2

19' 0'' x 10' 6'' (5.79m x 3.20m)

Bedroom 3

15' 9'' x 10' 10'' (4.80m x 3.30m)

Bedroom 4

13' 5'' x 10' 6'' (4.09m x 3.20m)

Annex Room 1

17' 0'' x 15' 9'' (5.18m x 4.80m)

Annex Room 2

15' 6'' x 12' 9'' (4.72m x 3.89m)

Annex Room 3

19' 0'' x 15' 6'' (5.79m x 4.72m)

Garage

39' 4'' x 25' 3'' (11.99m x 7.70m)

Utility Room

9' 10'' x 9' 10'' (3.00m x 3.00m)

Open Sitting Area

25' 3'' x 16' 5'' (7.70m x 5.00m)


Location

Dolphinton
West Linton EH46 7HH
Sale Type: Under Offer
Ref #: 00001289
Scott Murray
JBM Estate Agents
P: 01721 540170
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