Kinninghall Farmhouse Kinninghall Farmhouse Cavers Cavers Hawick TD9 Hawick TD9 8LH8LH Double Garage Double Studio Garage Studio 2 Stables 2 Stables Tack Room Tack Room Barn Barn Large Yard Large Yard 6.25 6.25Acres AcresofofFarmland Farmland FixedFixed Price 575,000 Price 575,000
Most desirable substantial rural country house, ideally suited to equestrian pursuits and country living, located approx 2 miles from Hawick with elevated panoramic views of the surrounding countryside. The property can be accessed via 3 separate entrances and stands in large, flat beautifully maintained landscaped gardens and a large gravel courtyard. The main access is via a lovely tree-lined drive, with another direct to the stable block and the third a rear entrance to the courtyard. In the courtyard stands the double garage with studio attached and access to the rear walled garden. The stable block contains two stables a tack room and open fronted barn. Included with the sale is approx 6.25 acres of farming land, split into 3 separate fields all with access from the main gardens. The farmhouse itself comprises, large dining kitchen, utility room, shower-room, 2 public rooms, on the ground floor and 4 double bedrooms, with single bedroom/office/dressing room on first floor. The property benefits from oil fired central heating, full double glazing and solid fuel fires in both reception rooms. The house is presented in immaculate decorative order throughout and must be viewed to appreciate its size, setting and versatility.
Entrance Hall/ Utility Room 3.66m x 2.32m An outside door from the large gravel parking area gives access to an entrance porch with utility room, which is fitted with floor and wall cupboards with stainless steel sink unit, washing machine and upright fridge/freezer. Full wall length hanging cupboard with shelves above. Terracotta tiled floor. An extremely useful room after walks or riding. Shower-room WC, washbasin and double sized shower compartment. Fully tiled. Kitchen/Dining Room 6.57m x 4.32m A large family kitchen featuring an oil-fired, gravity-fed Rayburn cooker. Fitted floor and wall cupboards in a light wood finish and terracotta tiled floor. Built in fan-assisted oven, microwave and a gas hob (supplied with bottle gas) with an extractor hood. There is a stainless steel sink with dishwasher underneath, and a built in fridge. There is plenty of room for a large family dining table. French windows lead onto a terrace and out to the garden. Hall From the Kitchen/Dining area the main hallway leads to two reception rooms. There is an under-stair cupboard for additional storage Living Room 5.40m x 4.40m A large double aspect family room with a stone-backed fireplace and a newly fitted Charnwood multi-fuel enclosed fire in cast iron. Slate hearth, solid wood flooring and wooden shutters. Range of floor to ceiling cupboards with computer station. Telephone points. Currently used as a family TV room. Sitting Room 5.45m x 4.45m A large bright sitting room with Charnwood cast-iron multi-fuel fire on stone hearth. Recessed shelves with cupboard below and wooden shutters. Very versatile room which could be utilized as a formal dining room.
First Floor Accommodation Stairs lead up to the first floor which is split at the curve of the stairs into two areas. The curve to the left leads to the master bedrooms and bathroom, the steps to the right up to bedrooms 3 and 4. Master Bedroom 4.42m x 5.48 Large master bedroom with double aspect views over the gardens and countryside. Wooden shutters and under window seat / cupboard. Bedroom 2 4.42m x 5.48m Large second bedroom with double aspect views. Wooden shutters. This room has the additional advantage of a single bedroom / office leading of, which could be easily converted into a large en-suite bathroom. Bedroom 3/Dressing Room 4.37m x 2.30m This rooms offers huge scope. Currently used as a study, it has the potential to be used as a dressing room / walk-in wardrobe, a nursery or even a teenager s den. Bedroom 4 3.35m x 3.65m Newly re-carpeted with fitted wardrobe and storage. Views over the garden pond. Coombed ceiling. Bedroom 5 4.40m x 3.23m Currently used as a sewing room but the superb views to the north over the hills would make this a wonderful bedroom or even study. Full wall length fitted wardrobes. Coombed ceiling. Landing Space The back landing has a coombed ceiling with power points and enough space for a desk and filing cabinet. The hot water tank is within the shelved airing cupboard. The main stairs lead up to an attic storage space and the cold water tank.
Outside To the north of the house is a large graveled area with a high stone wall on one side dividing it from the garden, and a low dry-stone retaining wall on the other, dividing it from the stable yard. A double sized steel gate leads through to the shared drive to the west. A second private access to the property directly from the lane to the north links to the graveled area via a sweeping drive. Double Garage A large double garage built of harled brick under a pitched slate roof. Two up and over doors. Concrete floors. Power points throughout. Adjoining the garage is a studio Studio 5.25m x 2.85m A large light studio workspace with carpet tiles on concrete floor, double glazed window Potting Shed Adjoining the house to the north is a store/boiler room containing a Worcester Danesmoor oil fired boiler. The room is currently used as a garden potting shed.
Stable Yard A major feature of the property is the separate stables and stable yard. The wooden stables are on a concrete base with an overhanging roof above a concrete slip containing: Large loose box, Smaller loose box, Tack room, Open fronted barn. The yard is graveled and fully enclosed with a gate to the shared drive. The garden gives access to a paddock area. Garden The house is set in a large garden with a woodland area, lawns greenhouse and a separate kitchen/ vegetable garden with raised beds. Within the vegetable garden are numerous soft fruit bushes and fruit trees. There are extensive lawns to the south and east with an ornamental pond and sunken bog garden. A dry-stone wall, fencing and a beech hedge separate the house from the lane. Grazing The property has 2.53 hectares (6.25 acres) of fields that are currently registered as farm land. These are divided into 3 gated enclosures (one a paddock) each with its own water supply. There is a gate from the fields directly onto the public lane.
General Information Services: Metered mains water supply. Mains electricity. Private drainage to a septic tank. Heating/Hot water Central heating from an oil fired boiler. Hot water from Rayburn in the kitchen with an immersion heater as back up. Enclosed Charnwood multi-fuel fires in both reception rooms. Access There is a right of access in favour of Kinninghall Farmhouse over the shared driveway. There is also right of access through neighboring grounds to fields if required. Fixtures and Fittings Fitted carpets, ceiling lights and curtain tracks are included in the sale. Servitude rights, burdens and wayleaves The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves, including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes, whether contained in the Title Deeds or informally constituted and whether referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied himself as to the nature of all such servitude rights and others. Possession Vacant possession and entry will be given on completion. Offers Offers must be submitted in Scottish legal terms to Jim Hay Estate Agents. Fax 01450 374070 Purchase price Terms of purchase as per Scottish Law
Energy Efficiency Rating Environmental Impact (CO2) Rating Very energy efficient - lower running costs (92 plus) (81-91) (69-80) (55-68) A B C D E (39-54) (21-38) (1-20) Not energy efficient - higher running costs F G Current Potential 49 49 The energy efficiency rating is a measure of the overall efficiency of a home. The higher the rating the more energy efficient the home is and the lower the fuel bills are likely to be. The environmental impact rating is a measure of a home's impact on the environment in terms of carbon dioxide (CO2) emissions. The higher the rating the less impact it has on the environment. Very environmentally friendly - lower CO2 emissions (92 plus) A (81-91) B (69-80) C (55-68) D (39-54) E (21-38) F (1-20) Not environmentally friendly - higher CO2 emissions G Current Potential 42 42 Scotland EU Directive 2002/91/EC Scotland EU Directive 2002/91/EC
Mortgage and Insurance Advise Service. Jim Hay Estate Agents also offers a full Mortgage and Insurance service. This is provided through Eden Mortgages Ltd by John Beveridge and Lynne Kassous who are Independent Mortgage Advisers who between them have over 60 years experience in the industry. They offer Independent Mortgage Research in order to find the best available mortgage from the whole market to meet your individual requirements. This will also cover your insurance needs with regards to Life and Critical Illness Cover, Mortgage Payment Protection and Buildings and Contents Insurance. It is our aim to provide a One Stop Shop for all your mortgage requirements to take away the hassle and worry involved with your house purchase. Eden Mortgages Ltd is an appointed representative of Personal Touch Financial Services Ltd, which is authorised and regulated by the financial Services Authority. The Properties Misdescriptions Act 1991. While these particulars have been carefully compiled and are believed to be accurate, no warranty is given in this respect and potential purchasers should satisfy themselves as to any points arising therefrom. None of the items included in the sale of working or running nature such as the central heating installation or mechanical or electrical equipment (where included in the sale) have been tested by us and no warranty is given in this respect and potential purchasers should satisfy themselves as to any points arising therefrom. Any photographs used are purely illustrative, and may demonstrate only the surroundings. They are not therefore taken as indicative of the extent of the property, or that the photograph is taken from within the boundaries of the property, or of what is included in the sale. Please note that all measurements are approximate and should not be taken as exact sizes. Call Jim Hay on 07864 502485 51 High Street, Hawick TD9 8BP T: 01450 371345 F: 01450 374370 To 51view HighOut Street, of office Hawick hours TD9call 8BP 07969 T: 625758 01450 371345 F: 01450 374370 E: E: jim@jimhayestateagents.com jim@jimhayestates.com W: www.jimhayestateagents.com