The Smithy, 7 Garvald Grange Steading, Garvald, East Lothian, EH41 4LL

The property

Description The Smithy is a spacious and well presented three bedroom stone built steading property located in a lovely rural setting within the picturesque village of Garvald. The property benefits from a private patio area to the front and easily maintained private and secluded gardens to the rear. The accommodation, which has been extended by the previous owners, is presented in immaculate order throughout and comprises on the ground floor – entrance hall, living room with woodburning stove, windows to two aspects, door to the rear garden and access hatch to a small loft area; large bright kitchen/dining room/family room with windows to three aspects and a door to the rear garden, excellent selection of kitchen units with matching work surfaces, a Belfast sink, integrated appliances including a coffee machine, ornamental fireplace, underflooring heating and there is ample room for relaxing and dining; bright double aspect master bedroom with built in cupboard and bathroom with separate fully enclosed wetroom, window to the rear, sunken Jacuzzi bath, WHB, WC and heated towel rail; and on the first floor – a spiral staircase from the hall leads to the landing with study area, useful eaves storage and skylight and two double bedrooms both with skylights complete the first floor accommodation. Location Garvald is a friendly and attractive village situated in a unique location and only 10 minutes from Haddington. Easy access is available to Edinburgh via the A1 dual carriageway from Haddington. Garvald has a pub, post office, church and meeting room, the Nunraw Monastery and an active village hall with a range of activities. Primary schooling is available in nearby Gifford (4 miles) or Haddington (6 miles) with Secondary Schooling available at Knox Academy, Haddington or Dunbar High (6 miles). Private schooling is available in Haddington, Musselburgh and Edinburgh. East Lothian also has its own University (Queen Margaret University), only 30 minutes from Garvald. The village is well served by local businesses delivering newspapers and milk. A newsagent, Co-op supermarket, cafe and 2 hotels are just 5 minutes away in Gifford and a good range of local shops, a monthly farmer's market and major supermarkets are available in Haddington and Dunbar. Train services are available from Dunbar (main East Coast line from Kings Cross to Edinburgh and Glasgow), stations on the North Berwick line, or from Newcraighall or Brunstane (just 8 mins to Waverley). The A1 from Dunbar provides road links to the Scottish Borders and England, Berwick upon Tweed - 40 mins. Garden To the front is a shared courtyard which leads to a private patio area. The private and fully enclosed rear garden has mature trees, shrubs and plants and is slabbed for ease of maintenance with several seating areas. There is also a garden shed. Parking The steading development has a large common parking area lying to the south of the development and there is one allocated space for this property with ample visitor parking in addition. Fixtures and Fittings The carpets, blinds and light fittings throughout the property are included in the sale price together with the integrated coffee maker, fridge/freezer, microwave, double oven, hob, cooker hood and freestanding washing machine and dishwasher. The garden shed is also included in the sale price. Services The property is heated by oil central heating and is double glazed throughout. Management The common areas are maintained by the owners of the development at a cost of £30 per month per property for gardening, maintenance of the driveway, external lighting in steading and car park and the septic tank.

Council Tax Band	E
Total Floor Area	130 m2
Energy rating	D