3 Ballencrieff Steading, Longniddry, East Lothian, EH32 0QH

The property

Description 3 Ballencrieff Steading has been cleverly extended by the current owners to create a flexible and spacious home. The well presented property benefits from quality fixtures and fittings throughout, is situated on a corner plot and benefits from well maintained private gardens, communal courtyard area and private parking. Situated in a convenient rural location with easy access to the coast and the popular villages of Longniddry, Aberlady and Gullane are closeby. The accommodation, which benefits from oak flooring and contemporary finishes, comprises on the ground floor – welcoming entrance hall with airing cupboard and understairs cupboard; double aspect living room/dining room with twin arched windows to the front, high ceilings create a light and airy feel and patio doors give access to the rear courtyard; open plan kitchen with an excellent selection of cream units and wood effect worktops; large utility room with further storage, plumbing for a washing machine and door to the private rear patio; well proportioned master bedroom with fitted wardrobes; en-suite shower room with a large shower enclosure, WHB and WC; double bedroom 2 with fitted wardrobe and en-suite bathroom with a bath, WHB and WC; and on the first floor – bright landing with two velux windows; double bedroom 3 with two velux windows; study with a velux window and contemporary shower room with a large shower enclosure, WHB and WC. Location The steading is located off the B1377 Longniddry to Drem road just east of the roundabout at the main A6137 junction, two miles from both Drem and Aberlady and approximately three miles from Longniddry. The nearby villages of Aberlady and Longniddry both have Post Offices and a variety of other local shops with supermarket facilities being available in Prestonpans, Haddington and North Berwick. East Lothian offers an excellent quality of life and is famous for its beautiful villages, excellent beaches and wildlife. There are a variety of golf courses in the area including Craigielaw at Aberlady and also Longniddry and Gullane golf courses. There are delightful walks nearby and at the seaside at Longniddry Bents. Edinburgh can be easily accessed by train from Drem or Longniddry Stations and the journey by car is about thirty minutes. There is good local schooling in Aberlady and the property is within the catchment area for North Berwick High School. Private schooling is available at the Compass School in Haddington and further private schooling is available at Loretto in Musselburgh and in the City. Garden The landscaped front garden offers excellent privacy and is fully enclosed by beech hedges and fencing, is laid to lawn with a large decked area, mature planting and garden shed. The private rear courtyard is paved with raised beds. There is a separate bike shed. Parking There is a private parking space directly adjacent to the house with three additional parking spaces to the rear of the development. Fixtures and Fittings The carpets, blinds and light fittings (with the exception of the hall light fittings) throughout the property are included in the sale price together with the gas hob, electric oven and extractor hood, fridge, freezer, dishwasher and the garden shed and bike shed. Services The property benefits from gas central heating and is fully double glazed throughout. Management The development is factored by James Gibb and an approximate monthly fee of £40.00 covers the communal areas, the access road, the septic tank and public liability insurance.

Council Tax Band	E
Total Floor Area	111 m2
Energy rating	C