Main Street, West Linton
Offers Over £160,000

Prominently positioned on the charming main street of the beautiful Borders Village of West Linton, a quaint and quirky traditional stone built one-bedroom cottage with private garden. Dating back to 1800, offering a cosy and compact one-bedroom retreat full of character, the cottage exudes rustic charm with its original stone facade and a wood-burning stove, perfectly blended with tasteful upgrades allowing for modern living.  The compact yet functional internal layout offers 465 square feet of comfortable accommodation over two levels.  Ideally located, this delightful cottage allows you to immerse yourself in the vibrant community and picturesque surroundings of West Linton, perfect for those seeking both charm and convenience.  Tis cottage is sure to appeal many buyers and early viewing comes highly recommended.  

Beautifully presented throughout, the internal accommodation comprises; entered off the Main Street straight into a bijou kitchen with tasteful base units creatively incorporating an electric two ring hob, an under-counter fridge, and a stainless-steel sink unit positioned below twin side facing windows.  An inner hallway leads to the charming and generously sized sitting room, featuring dual aspect windows that flood the space with natural light.  With ample room for both lounge and dining furniture, the true centrepiece is a log-burning stove set within the original stone recess fireplace, creating a cosy and inviting atmosphere.  Positioned at the rear, the shower room is a lovely modern space with stylish finishes and comprises of a WC, wash hand basin, and a separate shower unit.  A rear facing opaque window allows in the natural light.  There is an under-stair storage cupboard within the shower room which has space and utilities for a washing machine.  Accessed via a timber staircase in the hallway, the bedroom continues the charm and features a gable end window, and a Velux window, perfect for stargazing.  

Externally; there is a private traditional stone walled garden area to the side of the property which is laid with decorative chips bordered by mature shrubbery and planting and provides the perfect outdoor seating area to enjoy during the warmer summer months.  West Linton also boasts an array of parks, riverside walks, and leisure facilities on the doorstep.  Parking is available to the front, and streets surrounding the property.  
   
Location:

Located in an area of outstanding natural beauty at the foot of the Pentland Hills, the property is situated in the historic village of West Linton, which is a charming conservation village and offers a good range of facilities to suit daily requirements including a post office, chemist, health centre and excellent nursery and a 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 area also enjoys fantastic social activities including a writer’s group, West Linton Tennis Club and the West Linton Horticultural Society.  The village is conveniently situated on the A702 approximately thirteen miles south of the Edinburgh City Bypass, providing easy access into the city.  The A702 also gives access to the M74 and the south making it an ideal base for commuters.

Services:

Main’s water and drainage.  Main’s electricity.  Fischer electric heating system.  A mixture of single and double glazed, timber and UPVC windows.  Telephone and broadband connection.  

Items to be Included:

All fitted floor coverings, fitted light fittings, and integrated appliances will be included in the sale.  Other items within the property may be available under separate negotiation.  

Council Tax and Local Authority:

This property is currently run as a Holiday Let and is therefore not registered for Council Tax.

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 F (27) with potential C (79).

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.