Property Details & Description

Accommodation Comprises

Ground Floor

Entrance Hall, Open Plan Kitchen, Living and Dining Room, Utility Room, Family Bathroom, Games Room/Snug, Double Bedroom.

First Floor

Wing 1 - Landing with snug area, Double Bedroom with Ensuite, Built-in wardrobe/ Storage cupboard.

Wing 2 – Landing, Principal Bedroom with Ensuite and Dressing Room, Double Bedroom with WC, Large Linen Cupboard.

Outside

Large Wraparound Garden, Driveway Parking, Integrated Garage, Single Detached Garage, Summer House, Decking area, Garden Shed.

Mileage

Lauder 3 miles, Oxton 5 miles, Galashiels 13 miles, Borders Railway station in Stow 8 miles, Melrose 14 miles, Edinburgh 27 miles.

(All distances are approximate)

Situation

Drummonds Hall occupies a private plot nestled within a sheltered valley surrounded by the well-kept Thirlestane estate, the plot extends to just under an acre. The property benefits from the best of both worlds, tranquil rural living whilst being just a few miles away from Lauder and within close proximity to the A697 giving easy access to Edinburgh making this the perfect property for the commuter.

Lauder offers all the facilities expected of a thriving small town including a supermarket, a popular art gallery and coffee shop, a delicatessen, three hotels, an artisan baker, an award-winning butcher, a greengrocer, a petrol station, a pharmacy, a post office and a number of independent retailers contributing to the strong sense of local community. Both the primary school and the health centre have been rebuilt in recent years. Lauder lies in the catchment area for the highly regarded Earlston High School (11 miles), which enjoys a splendid new campus and consistently scores well in national league tables. In the private sector, St Mary’s School in Melrose (15 miles) includes kindergarten, pre-prep and prep classes. Being both close to the Lammermuir Hills and at the start of the Southern Upland Way, Lauder is able to take advantage of all the outdoor opportunities nearby including walking and riding, the latter either informally or during the week of the Common Riding. Field sports and fishing on the Leader and the Tweed are also all readily on hand. There is also a community run Leisure centre and gym as well as a football club with youth and amateur teams.

Easily commutable to Edinburgh by car (20 minutes to Edinburgh City Bypass) and by bus, this property is well positioned for those looking for a more peaceful way of life while still being commutable to the capital. There are regular bus services throughout the Borders connecting Lauder and Oxton to the principal Borders towns and the Borders railway at Edinburgh can be joined at both Tweedbank, Galashiels and Stow just a 5-mile drive away which provides a direct rail link into Edinburgh with a journey time of around 45 minutes.

Description

Drummonds Hall is a beautifully presented property situated just outside the highly desirable town of Lauder. Lovingly restored and extended by the current owners the property blends comfortable, traditional accommodation with the requirements for modern living. The gardens have been well maintained to create a picture-perfect cottage garden in which to relax and entertain.

The property is approached off a quiet public track, opening into a large, gravelled driveway offering parking for multiple cars. Through a glass panelled front door the welcoming hallway grants access to the ground floor accommodation. The ground floor accommodation is free flowing and flooded with natural light, upon entrance a games room/snug with central wood burner and a double bedroom are found. A family bathroom serves the ground floor, fitted with a standalone bath, separate shower cubicle with rainfall shower, hand basin, heated towel rail and WC. Following the hallway to the entertaining end of the property is a large open plan kitchen, living, dining room fitted with a range of neutral wall and base units, central island with induction hob, integral appliances, ample space for a dining table and French doors allowing access to the decked seating area outdoors. The kitchen/diner provides and open flow into the triple aspect living room, fitted with a central wood burner, a great space for hosting or relaxing. Completing the accommodation to the ground floor is a useful utility room with garage and garden access, fitted with base units, a washing machine and dryer.

The first floor in Drummonds Hall is split between two wings, taking the original staircase just off the entrance hall to the first floor is wing 1. This wing consists of a large double bedroom with brand new ensuite shower room, large landing with snug area and a walk-in wardrobe.

Taking the second flight of stairs to the rear of the kitchen provides access to wing 2, comprising the immaculate and expansive principal bedroom with Juliette balcony, benefitting from a large ensuite bathroom and walk in dressing room and another double bedroom with attached WC. All three bedrooms on the first-floor benefit from velux windows allowing a great flow of natural light showcasing the beautiful countryside view.

Garden Grounds

The gardens have been beautifully maintained over the years. To the front of the property the driveway provides ample parking for multiple cars with access to both garages. The gardens wrap around the property, with the patio doors opening onto fantastic decking homing a hot tub and seating area, this space provides shelter and privacy, the perfect place to entertain and relax! A patio to the centre of the lawn provides a wonderful al fresco dining space for the warmer months. The rest of the garden is laid to lawn, enclosed by mature trees, planted with a selection of mature shrubs and plants adding interest and colour year-round. A small river to the bottom of the garden adds a stunning focal point. There is a garden shed and a summer house also included within the grounds.

Agents Note

Please note we are aware that full planning permission was granted in 2020 for the erection of two glamping pods within the garden grounds. - More details can be found on the Scottish Borders Council website - 20/01024/FUL

General remarks

Viewings

Viewing is strictly by appointment with the selling agents Rettie & Co, 1 Abbey Street, Melrose, TD6 9PX; Tel: 01896 824 070

Satellite Navigation

For those with the use of Satellite Navigation the postcode for this property is TD2 6QT.

What3words

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(please download the application “what3words” for the exact location)

Tenure

Freehold

Fixtures and Fittings

Please note.

1.        All carpets, blinds, curtains and light fittings are included in the sale.

2.        Integrated appliances and white good are included in the sale.

Listing and Conservation

Drummonds Hall is not listed, nor is it in a conservation area.

Please note Drummonds Hall bridge is B listed (this lies just outside of the boundary).

Services

Mains electricity and Water.

Septic tank drainage.

Oil central heating.

The property is served by high-speed fibre broadband.

Underfloor Heating located within the open plan kitchen and living room.

Entry & Possession

Entry and vacant possession will be by mutual agreement and arrangement.

Council Tax

Band C

Energy Efficiency Rating

Band D

Local Authority

Scottish Borders Council - Telephone: 01835 824 000.

Home Report

A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is made for electronic copies; a paper copy can also be made available from our offices or by post, at a charge of £20 to cover reproduction and administrative costs.

Offers

Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co, 1 Abbey Street, Melrose, TD6 9PX; Tel: 01896 824 070

Servitude Rights, Burdens & 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 or not referred to above.

Particulars and Plans

These particulars and plan are believed to be correct, but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.

Websites and Social Media

This property and other properties offered by Rettie & Co can be viewed on our website at www.rettie.co.ukas well as our affiliated websites at www.rightmove.co.uk, www.onthemarket.com,

www.zoopla.co.ukand www.thelondonoffice.co.uk. In addition, our social media platforms are facebook.com – RettieBorders; twitter.com – RettieandCo; Instagram; Rettieborders and LinkedIn.

Proof and Source of Funds/Anti Money Laundering

Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction.

All individuals involved in the transaction are required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.

Misrepresentations

1.       The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.

2.       The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.

3.       Any error, omission or misstatement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.

Important Notice

Rettie & Co, their clients and any joint agents give notice that:

1.       They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

2.                   Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or misstatement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.

3.       All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.