Howford Ettrickbridge, Selkirkshire

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1 Howford Ettrickbridge, Selkirkshire

2 Howford Ettrickbridge Selkirkshire TD7 5HN A charming property in a wonderful, secluded, rural location Selkirk 6½ miles, Galashiels 12 miles, Edinburgh 44 miles Ground Floor: Hall Drawing room Dining room Kitchen/ Family room Utility room WC Store room First Floor: Master bedroom with dressing room 3 further double bedrooms 2 bathrooms Sitting room Laundry Cottage: Kitchen/ Sitting room 3 bedrooms (1 with en suite bathroom) Bathroom Large range of outbuildings incorporating a games room and extensive storage Biomass pellet boiler serving both properties Garden, walled garden, parkland, paddocks About 3.75 acres The Property Howford is a wonderful period property, which occupies a picturesque, rural position just outside the attractive village of Ettrickbridge. The property was formerly owned by the Buccleuch Estate and at its heart is a charming house, with extensive accommodation arranged over ground and first floors, extending to approximately 3,683 sq ft. The building has an attractive white harled exterior and a slate roof and internally has beautifully proportioned rooms which are light, bright and spacious and there are some wonderful period features including ornate cornicing, a sweeping staircase and a flagstone floor in the kitchen/ family room. There is an excellent balance of accommodation, with a formal drawing room and dining room at the front of the house and a large family room/ kitchen, which is the focal point, of the ground floor. This has a 4 oven Aga cooker. On the first floor, there are four double bedrooms (1 with a walk-in dressing room) and two bathrooms. There is a degree of flexibility, given that there is a secondary staircase from the back door, which serves a first floor room which could be further bedroom space, a study or an informal sitting room. The current owners have recently completed the conversion of the old laundry, into an excellent separate, self-contained three bedroom cottage. While this is on the other side of the courtyard from the house, it can draw a separate access. The quality of finish internally is excellent. There is a kitchen/ sitting room and accessed off that are the three bedrooms, two double and one twin. One of the bedrooms has an en suite bathroom and there is a family bathroom. Both the cottage and the main house have been successfully let out for weekly holiday lets through the Alastair Sawday website. The cottage could quite easily however be used as ancillary accommodation for the main house.

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5 Howford has a fabulous range of outbuildings, arranged around the courtyard. These include a large games room, an old dairy, a cart shed, a granary and a room housing the biomass boiler system. This has a 70kw Eta wood pellet boiler from Austria, which qualifies under the nondomestic Renewable Heat Incentive (RHI) scheme. The payment under the RHI is fixed for 20 years from commencement, which was March 2014, and is linked to the RPI measure of inflation. There is a large hopper situated adjacent to the boiler and the system is fully automated. Outside Howford is approached by a tarmac driveway, flanked by a wrought iron fence, which leads up to the house and into the courtyard. Included in the sale are 3.75 acres of garden, woodland and land. On the south side of the courtyard is a charming, walled garden, with a number of raised beds. To the front of the house there are extensive lawns and either side of the drive are paddocks which have potential for equestrian use and have been planted with parkland trees. In addition to the 3.75 acres included in the sale, the hatched area on the enclosed site plan shows land which is owned by the current owners but excluded from the sale. It might be possible to purchase this land by separate negotiation. For further details please speak to the selling agent. Location Howford is situated in one of the most unspoilt areas of the Borders, in the Ettrick Valley, just outside the charming village of Ettrickbridge. The village has a good primary school and a pub and is only 6 ½ miles from the county town of Selkirk. Selkirk has a Sainsbury s supermarket and caters for many everyday amenities including local businesses, independent shops, cafes, restaurants and hotels, along with a sports and leisure centre. Nearby Galashiels (12 miles) has Asda and Tesco supermarkets, high-street retail outlets and a multi-screen cinema. There is primary and secondary schooling in Selkirk.

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8 i l l de sign ed by pau l lob b 2012 Howford House, Etterickbridge, Approx. Gross Internal Area 3683 Sq Ft Sq M (Including Store) For identification only. Not to scale. Square Foot Media 2015 ( Sq M Store WC Rear Vestibule Utility 12'3'' x 11'4'' 3.73 x 3.45m Sitting Room 17'6'' x 15'8'' 5.33 x 4.78m B Kitchen 17'7'' x 14' 5.36 x 4.27m Family Room 16'5'' x 16'3'' 5.00 x 4.95m Bedroom 3 15'7'' x 14'7'' 4.75 x 4.44m Bedroom 4 17'2'' x 10'10'' 5.23 x 3.30m Bathroom Drawing Room 23' x 16'3'' 7.01 x 4.95m Cloak Room Hall Entrance Vestibule Master Bedroom 23' x 16'5'' 7.01 x 5.00m Dressing Room Landing Void Bathroom Dining Room 18'4'' x 14'7'' 5.59 x 4.44m Bedroom 2 14'8'' x 12'4'' 4.47 x 3.76m Ground Floor First Floor

9 Laundry Cottage, Howford, Ettrickbridge, TD7 5HN Approx. Gross Internal Area 1033 Sq Ft Sq M For identification only. Not to scale. Square Foot Media 2014 Bedroom 3 10'4'' x 7'11'' 3.14 x 2.41m Bathroom Bedroom 2 14'5'' x 8'8'' 4.40 x 2.65m Kitchen/ Sitting Room 23'4'' x 14'9'' 7.12 x 4.50m Bedroom 1 14'6'' x 8'7'' 4.42 x 2.62m Ensuite Bathroom Hall Ground Floor Courtyard For independent schooling, there are several private schools in Edinburgh, as well as St Mary's preparatory school at Melrose. The A7 provides access to the north to Edinburgh and south to Carlisle. Edinburgh and Newcastle airports have regular flights to UK, European and international destinations and there are main line railway stations at Berwickupon-Tweed and Carlisle, which have services running up and down the east and west coasts of the country. The Borders Railway from Tweedbank offers easy daily commuting to Edinburgh. The surrounding countryside offers many sporting and recreational opportunities. For the golfing enthusiast, there is an excellent 18 hole course at The Woll, near Ashkirk, a 9 hole course on the southern edge of Selkirk and there are several courses in the area, including The Roxburghe at Kelso. Selkirk has an active tennis club and there is a tennis court in Ettrickbridge. For walkers, the hills of the Southern Uplands provide an endless range of hill climbs and circuits. For cyclists, Glentress has many miles of tracks to enjoy. The area is also famous for its fishing, the River Tweed providing some of the best salmon fishing in the UK, and the Ettrick is one of the more prolific tributaries. There is some exceptional rough and driven shooting which can be taken throughout the Borders and nearby Bisley at Braidwood is the largest most versatile clay pigeon shooting ground in Scotland. For equestrian enthusiasts, there is excellent hunting and riding-out in the surrounding countryside and the Common Ridings play a major part in local culture. As with most Borders towns, rugby is a large part of life and Selkirk s club has a full timetable of fixtures including the Seven s held annually in May.

10 General Local Authority: Scottish Borders Council Services: Mains electricity. Mains water. Private drainage. Biomass central heating from a wood pellet boiler for both the house and cottage. Oil fired back up boiler in the main house. EPC: Howford - Band D, Laundry Cottage - Band C Note: The services have not been checked by the selling agents. Rateable Value: Both the principal house and Laundry Cottage are currently let out and therefore have rateable values. The principal house has a rateable value of 2,400 and Laundry Cottage 1,800. We understand that this qualifies for business relief. If the property were lived in for domestic purposes the principal house has a Council Tax Banding of G but Laundry Cottage has never been evaluated. Fixtures and fittings: The fitted carpets are included in the sale. Please note that some of the contents of both the main house and the cottage could be purchased, subject to separate negotiation. The wall sconces in the dining room and the hanging lantern in the front porch are excluded from the sale. This plan is based upon the Ordnance Survey map with the sanction of the Controller of HM Stationery Office. Crown copyright reserved. Licence Offers: Offers are to be submitted in Scottish legal terms to the selling agents. Prospective purchasers are advised to register their interest in writing after viewing to the selling agents in order to be kept fully informed of any closing date that may be set. Directions From the north, on reaching the outskirts of Selkirk, take the first turning on the right signposted Bowhill. Continue on this road for approximately 1¼ miles until the T junction. Turn left here, then take the first turning on the right onto the B7009, signed for Ettrickbridge. Continue on this road for approximately 6 miles, and just prior to entering the village of Ettrickbridge, the entrance to Howford will be seen on the left. Viewing strictly by appointment with Strutt & Parker LLP. This plan is based upon the Ordnance Survey map with the sanction of the Controller of HM Stationery Office. Crown copyright reserved. Licence

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12 Edinburgh 28 Melville Street, Edinburgh EH3 7HA struttandparker.com 50 offices across England and Scotland, including 10 offices in Central London If you require this publication in an alternative format, please contact this office on IMPORTANT NOTICE Strutt & Parker LLP gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker LLP does not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker LLP does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Particulars prepared: July Photos taken: July 2015.