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1 D a v i d s o n & RURAL Rober tson CHARTERED SURVEYORS & LAND AGENTS Established 1891 West Binny Farm Dechmont Broxburn EH52 6NB

2 EDINBURGH APPROXIMATELY 10 MILES WEST BINNY FARM BROXBURN APPROXIMATELY 3.5 MILES Dechmont Broxburn West Lothian EH52 6NB An excellent opportunity to acquire a productive arable and stock farm with spectacular views over the Lothians. Available as a whole or in five lots: Lot 1: Farmhouse, steading and acres or thereby of farmland Lot 2: acres or thereby of farmland Lot 3: 85.3 acres or thereby of farmland and reservoir (2.94acres) Lot 4: 6.4 acres or thereby of farmland Lot 5: Bungalow and 1 acre paddock Approximately 215 acres (87Ha) Selling Agents Davidson and Robertson Rural Riccarton Mains Currie Midlothian EH14 4AR Tel: FAX: martinhall@davidsonandrobertson.co.uk Web:

3 Situation Situated in the heart of West Lothian, West Binny lies one mile north of the village of Dechmont, in close proximity to Junction 3 of the M8 allowing excellent commuting links to Edinburgh and the wider motorway network. Benefiting from an elevated location, West Binny boasts unrivalled views across the Lothians. The nearby towns of Livingston, Broxburn and Linlithgow provide comprehensive shopping and leisure facilities alongside local schooling. Edinburgh offers all the services expected of a major city. Lot 1: Farmhouse, steading and acres farmland Farmhouse Situated to the west of the steading, this traditional farmhouse under part modern tile/part slate roof offers comfortable accommodation over two storeys, having been extended over the years. The property benefits from a generous, well maintained garden alongside ample car parking space. Accommodation comprises; Ground Floor Entrance Hallway Utility Room (3.47m x 3.42m) Boot Room (5.00m x 4.40m) Kitchen (8.5m x 4.5m) Dining Room (4.21m x 2.62m) Living Room (4.54m x 4.17m) Office (3.21m x 2.23m) Double Bedroom (3.74m x 3.64m) Double bedroom (4.26m 3.26m) Bathroom (2.58m x 1.79m) First Floor Double Bedroom (4.22m x 3.61m) Double Bedroom (3.60m x 3.53m) Bathroom (2.81m x 1.55m) Description This former dairy farm currently lends itself as an arable and stock rearing unit extending to 215 acres or thereby situated in an area of productive farmland. Although currently down to grass, the land at West Binny is classified as predominately Macaulay Institute Grade 3(2), highlighting its potential for production of a range of arable crops. The land rises from approximately 150m above sea level at West Binny Reservoir to 200m at the farm steading. West Binny furthermore benefits from the presence of a substantial range of modern and traditional farm buildings, with surrounding fields easily accessed from the farm stead. Services Mains electricity and water with drainage to a septic tank. The property benefits from double glazing throughout and oil central heating. Council Tax West Binny Farmhouse has been assessed for council tax purposes as Band G.

4 Traditional Steading The traditional stone buildings at West Binny include the former dairy premises alongside two useful buildings currently used as cattle courts. The buildings are of stone build under fibre cement roof with concrete floor. West Binny Farm benefits from 3 phase mains electricity. Other buildings General Purpose Shed (27m x 21m) 6 bay steel frame shed under profile sheet roof with ventilation sheet cladding, handling pens and concrete floor. Workshop adjoining lean too, concrete block built under profile sheet roof, cladding and concrete floor with inspection pit. Cattle Court (32m x 12m) 7 bay steel frame open front court, concrete panel built under fibre cement roof with feed bunker. Grain Shed (30m x 12m) 5 bay steel frame shed, concrete block built under profile sheet roof, ventilation sheet cladding with concrete floor and grain bruiser. Straw Barn (32m x 21m) 7 bay steel frame barn, concrete panel walls under profile sheet roof and cladding with earth floor. Suitable for a variety of uses. Cattle Court (18m x 15m) 3 bay steel frame open front court, concrete block walls under fibre cement roof and timber cladding with concrete floor and feed bunker. Cattle Court (18m x 8m) 5 bay steel frame open front court, concrete block/brick walls under profile sheet roof with concrete floor and feed bunker. Cattle Court (31m x 11m) 7 bay steel frame court under fibre cement roof with concrete floor and raised feed passage. Cattle Court (40m x 12m) 8 bay concrete frame court under fibre cement roof with concrete floor and feed bunker. Cattle Court (41m x 11m) 9 bay steel frame court under fibre cement roof and timber cladding, concrete block built with concrete floor and feed bunker. Silage Pit (58m x 21m) concrete retaining walls to flank and rear with concrete floor. Silage Pit (38m x 15m) concrete retaining walls to flank and rear with concrete floor. Currently disused. Slurry Tower with 200,000 gallon capacity. Lot 1 includes a block of land extending to acres split into four field enclosures situated chiefly to the north of the farm steading. The land is currently in pasture. Lot 2: acres farmland Lot 2 comprises three fields extending to acres situated west of the farm steading. Access to the fields is off Burnhouse Road. The fields are currently in pasture. Lot 3: acres farmland and reservoir (2.94acres) Lot 3 comprises three fields extending to acres situated south of the farm steading. Access is off Ecclesmachan Road. A reservoir extending to 2.94 acres is situated to the southern aspect of Lot 3. The fields are currently in pasture. Lot 4: 6.4 acres farmland Lot 4 comprises one field north east of the farm steading currently in pasture. Access to the field is off Ecclesmachan Road. Lot 4 and the adjoining field located to the west (forming part of Lot 1) are currently run as one enclosure and will be fenced if sold separately. The lands at West Binny are all serviced by either mains water or natural water courses and are all fenced for stock. The grass pastures are all understood to be no older than 4 years.

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6 Lot 5: Bungalow and one acre paddock Situated to the east of the farm steading, this spacious bungalow of brick build under modern tile roof enjoys spectacular views across the Lothians. Accommodation comprises; Entrance porch Utility Room (2.17m x 1.85m) Kitchen (7.17m x 2.40m) Dining Room (4.74m x 3.10m) Living Room (6.94m x 4.85m) Double Bedroom (3.98m x 2.82m) Double Bedroom with ensuite(4.86m x 2.66m) Double Bedroom (4.25m x 3.17m) Single Bedroom (3.17m x 3.06m) Bathroom (2.75m x 2.57m) WC (2.10m x 0.97m) Services Mains electricity and water with drainage to a septic tank. The property benefits from double glazing throughout, oil central heating and an adjoining garage. Council Tax The bungalow has been assessed for council tax purposes as Band F. Lot 5 includes a one acre paddock located to the north of the bungalow currently in pasture. Development Opportunities A feasibility study has been previously carried out investigating the possibility for development of the traditional steading at West Binny to a number of residential units. It is understood the potential for a modern day castle development at West Binny may also be possible subject to the necessary consents.

7 Home Report A Home Report for the Bungalow is available on request from the selling agents, a charge will apply if paper copies are required. Single Farm Payment For the avoidance of doubt, there are no Entitlements included in the sale. Integrated Administration and Control System West Binny is IACS registered and submissions have been made for the 2012 claim year. Sporting Rights Any sporting rights are included in the sale. Ingoing Valuations The purchaser of Lot 1, in addition to the purchase price will be obliged to take over and pay for at independent valuation this years silage on the date of entry. There are no specific fixtures to be taken over, however a feed bin (22.5 tonne capacity) alongside two bunded diesel stations are available for purchase separately. Solicitors Robert Scott-Dempster Gillespie Macandrew LLP 5 Atholl Crescent Edinburgh EH3 8EJ Local Authority West Lothian Council West Lothian Civic Centre Howden South Road Livingston West Lothian EH54 6FF Deposit A 10% deposit of the purchase price will be payable on conclusion of missives. This will be non returnable in the event of the transaction failing to reach completion for reasons not attributable to the sellers or their agents. Fixtures and Fittings Fitted carpets, curtains and blinds are included in the sale of the farmhouse and bungalow. Integrated kitchen appliances which are included in the sale are not warranted in any way. No items are included unless specifically mentioned in these particulars. Viewing By appointment with the Selling Agents, Davidson and Robertson Rural, Riccarton Mains, Currie, Midlothian, EH14 4AR. Tel: Important Notes Closing Dates A closing date may be fixed. Prospective purchasers who have notified their interest through solicitors to the selling agents, in writing, will be advised of a closing date, unless the property has been sold previously. The seller is not bound to accept the highest or any offer. Offers Formal offers, in the acceptable Scottish form should be submitted, through a Scottish Solicitor, to the selling agent. Third Party Rights and Servitudes The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereof. PARTICULARS AND MISREPRESENTATION These particulars are produced for the guidance of prospective purchasers and although they are intended to give a fair description of the property they do not constitute or form any part of an offer or contract. Intending purchasers must satisfy themselves by inspection or otherwise. Any measurements or distances referred to should be considered as approximate. No responsibility can be accepted for any expenses incurred by intending purchasers in inspecting a property that has been sold or withdrawn.

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