Horsemill House BEMERSYDE ROXBURGHSHIRE

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1 Horsemill House BEMERSYDE ROXBURGHSHIRE

2 Horsemill House BEMERSYDE ROXBURGHSHIRE Attractive house with lovely views Accommodation and amenities Reception hall 3 reception rooms Conservatory 3 bedrooms 2 bathrooms Kitchen Larder Utility/laundry room Horsemill Cottage - 2 bedrooms Lavender Cottage - 2 bedrooms Outstanding south facing garden In all about 0.45 acres For sale as a whole Edinburgh 35 miles Melrose 6 miles Earlston 4 miles St Boswells 4 miles (Distances approximate) These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text.

3 Situation Bemersyde is a small village situated approximately 4 miles south of Earlston in a particularly beautiful part of the Scottish Borders, with its roots deeply embedded in agriculture. Edinburgh, with its international airport and mainline railway station, lie about 35 miles to the north. Newcastle is approximately 60 miles to the south. Berwick-upon- Tweed, 33 miles to the east, is on the east coast main line; current journey time to London is approximately 3 hours 40 minutes. The newly-opened Borders Railway, linking the Borders with Edinburgh (journey time approximately 1 hour) terminates at Tweedbank (7 miles). Everyday amenities can be found in St Boswells and Melrose and a wider range of facilities are available in Galashiels and Kelso. Bemersyde is close to the primary schools in both St Boswells and Earlston and is in the catchment area of Earlston High School (the school bus picks up in the village). St Marys, a well regarded preparatory school is located in Melrose and close by is the Borders General Hospital. There are lovely walks in the area; for the sporting enthusiast, game shooting and salmon fishing (on the River Tweed) is available locally. St Boswells has its own golf course and tennis club with three all-weather floodlit courts, as well as cricket and rugby clubs. Directions Heading south from Edinburgh on the A68 turn left onto the B6360, just north of where the Leaderfoot bridge crosses the Tweed. At the T-junction, turn left and follow the road for approximately 1 mile up the hill. At the top of the hill turn right onto the B6356. Follow the road over Scott s View. On entering Bemersyde, the road bears right; continue down the hill. Horsemill House is the penultimate house on the left before the road starts to bear left. Description Horsemill House was converted from former farm buildings in Together with Horsemill and Lavender Cottages, it is set in its own grounds of approximately 0.45 acres with arguably one of the finest views to the Cheviot Hills in the whole of the Scottish Borders. Accordingly, the house makes the most of these views and of the natural light. This is particularly so in the drawing room, a circular room with a diameter of approximately 22 feet. It was created from the original horsemill and has 3 windows giving excellent panoramic views, as well as French doors which open into the garden; it is a room for all seasons with its Jet Master fire. The sitting room also has a Jet Master fire, and leads into the conservatory. Also of note are the polished hardwood floors and the galleried landing. Horsemill House has a rendered finish under a traditional slate roof and has 3 good size bedrooms and 2 bathrooms. The conservatory was added more recently. The cottages, which were also converted from farm buildings, provide excellent, additional accommodation and can be used as an annexe or (annexes) to the main house. They can, as they have been in the past, also be used as holiday cottages; both are in good condition. (See floor plans for room layout and dimensions.) Outbuildings Attached to Lavender Cottage is a double garage, behind which is a workshop/garden store with steps leading to the floored loft above. In front of Lavender Cottage is a patio area with outbuildings housing a log store, coal store and utility room which can be used by both cottages. Gardens and Grounds The property has beautifully maintained gardens which consist of 2 terraced lawns, flowering trees and mixed herbaceous/shrub borders. Services Horsemill house has a mains electricity and water supply; private drains to a new shared septic tank, and an oil fired central heating system and Aga. It also has a lift connecting the hall with the first floor landing. The cottages have immersion and night storage heaters. Both Horsemill House and the cottages have double glazing. These services have not been tested and therefore there is no warranty from the agents. Outgoings Horsemill House - Council Tax Band G Lavender Cottage Forms part of Horsemill House Horsemill Cottage Council Tax Band C Access The neighbouring property to the north has a right of pedestrian and vehicular access over the initial part of the tarmacadam entrance from the public road.

4 There is also a pedestrian right of way over the first part of the driveway of the house lying to the south west, leading from the public road to a gate into Horsemill Cottage. Conditions of Sale 1. Fixtures and Fittings Items not specifically mentioned within the sale particulars are not included in the sale, but may be available for purchase at separate valuation. There is a large Afghan rug (19 4 x13 2 ) in the drawing room which would be available to purchase by separate negotiation. 2. Title The subjects are sold under the conditions in the Title Deeds, rights of way (if any), water rights affecting the same, whether shown in the Title Deeds or not. They will be sold as possessed by the Seller and no warranty is given. 3. Deposit On conclusion of missives a deposit of 10 per cent of the purchase price will be paid with the balance due at the date of entry. This deposit will be non-returnable in the event of a purchaser failing to complete the sale for reasons not attributable to the Sellers or their agents. Tenure Freehold with vacant possession. Entry By arrangement. Viewing Viewing is strictly by prior appointment with the Sole Agents Knight Frank LLP. Prior to making an appointment to view, Knight Frank LLP strongly recommend that you discuss any particular points which are likely to affect your interest in the property with a member of staff who has seen the property in order that you do not make a wasted journey. Closing Date A closing date by which offers must be submitted may be fixed later. Anyone who has informed the Selling Agents in writing that they intend to make an offer will be sent a letter drawing their attention to the Closing Date.

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6 Market Place, Lauder Berwickshire, TD2 6SR KnightFrank.com Important Notice 1. Particulars: These particulars are not an off er or contract, nor part of one. You should not House rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing ( information ) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must fi nd out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Particulars dated March Photographs dated September Knight Frank LLP is a limited liability partnership registered in England with registered number OC Our registered offi ce is 55 Baker Street, London, W1U 8AN, where you may look at a list of members names. Horsemill Cottage Lavneder Cottage