Property Details & Description

Accommodation Comprises:

Ground Floor

Entry Vestibule, Hallway, Family Bathroom, Double Bedroom, Second Bedroom/Office, Kitchen Diner, Utility Room, Sitting Room, Conservatory.

First Floor

Landing, 2 Double Bedrooms, WC.

Outside

Side and Rear Gardens, Driveway Parking, Flower Beds, Greenhouse, 2 Expansive Stone Outbuildings.

Mileage

Lauder 4 miles, Earlston 11.5 miles, Galashiels 14.2 miles, Edinburgh 22.7 miles, Borders Railway Tweedbank 15.3 miles

(All distances are approximate)

Situation

Kirkview inhabits a south facing elevated position, located in a small hamlet sitting on the outskirts of Oxton with fantastic wraparound views, around 4 miles north of the historic market town of Lauder. Oxton itself has a local shop, a pottery, a Bird Garden and Cafe, and a primary school, while the Carfraemill Lodge Hotel is just a short walk away. The Tower Hotel in Oxton is currently undergoing refurbishment and is due to reopen later this year. Lauder (4 miles) offers all the facilities expected of a thriving small town including a Co-operative 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.

Schooling is available at Channelkirk Primary School in Oxton itself, and it also lies in the catchment area for the highly regarded Earlston High School (11 miles), which offers secondary schooling and enjoys a splendid new campus as well as consistently scoring well in national league tables. With the A68 just on the doorstep, and the Edinburgh City Bypass just under 20 minutes away, this is a popular area for those looking for value for money and a more relaxed lifestyle whilst remaining easily commutable.

Description

Kirkview sits in a desirable position offering far-reaching south facing views of the surrounding Border countryside, requiring slight modernisation the property offers huge potential. This family home currently comprises 4 spacious bedrooms, well-maintained side and rear gardens, 2 large stone outbuildings with conversion potential as well as an expansive driveway with ample off-road parking. The location of the property will ideally suit those who seek a rural lifestyle but need the convenience of easy access to Borders towns and Edinburgh city centre, which is within comfortable commuting distance.

Kirkview is accessed through the main front door into a welcoming vestibule fitted with coat hooks and ample storage space providing entry to the ground floor hallway. The expansive hallway allows access to the whole of the ground floor accommodation, with a large understairs storage space housing the cold water tank and an airing cupboard. To the right of the hallway is the family bathroom, equipped with shower over bath, WC and hand basin, a double bedroom with built in wardrobes and dual aspect windows showcasing a view over the garden and rolling hills behind, and a second flexible bedroom/office space. Following the spacious hallway to the left is the large kitchen diner fitted with a large selection of wooden wall and base units, an oil fired Aga cooker, an electric cooker, a standalone fridge freezer and an accompanying utility room, again with wall and base units, washing machine and a unique stable door granting access to the rear garden. To the side of the kitchen is a fantastic conservatory with wrap around views of the countryside, a large amount of natural light and further access to the garden grounds, perfect for hosting in the summer months. An open plan sitting room is accessed by steps down from the kitchen with triple aspect windows, French doors providing access again to the garden and an LPG gas fire in the centre, making it a perfect place to relax at the end of a busy day.

Taking the carpeted staircase to the first floor leads to a spacious landing with a large storage space within the coombs. There are two double bedrooms located on the first floor, one with built in storage cupboards and both benefiting from Velux windows adding a flow on natural light. There is a small WC on this level to serve both bedrooms.

Garden Grounds

The property is approached by a private driveway with ample space for off road parking. The front garden is mostly planted with mature shrubs and trees adding colour to the property, the rear garden can be accessed through a gate at both sides of the house. Following the gate to the left leads you to the large lawned area surrounding the side and rear of the property with a slabbed pathway running round the whole exterior. There is a patio area to the middle of the lawned area, perfect to utilise as a seating/outdoor dining area. To the right of the rear garden is another lawned area homing raised flower/vegetable beds, a greenhouse, and the oil tank and boiler.

One of the many positives of Kirkview is the 2 substantial outbuildings and further courtyard. Originally a farm steading, but now utilised as outdoor storage and workshop, as well as housing the biomass boiler, the 2 large outbuildings provide the potential to convert into a home office/annex accommodation subject to gaining necessary planning consent as well as the potential for stables and a tack/feed room. This property really has a huge amount to offer.

GENERAL REMARKS

Satellite Navigation

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

What3words

///settled.umbrellas.launched

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

Tenure

Freehold

Fixtures and Fittings

All fitted carpets and light fixtures will be included in the sale. Any other items should be discussed through separate negotiation.

Listing and Conservation

Kirkview is not listed, nor is it in a conservation area.

Services

Mains electricity and water, LPG Gas, Oil heating, Wood Pellet Biomass Boiler, Septic Tank, Solar Panels with Feed in Tariff for the next 15 years, annual payment averages £2,000-

Council Tax

Band F

Energy Efficiency Rating

Band E

Local Authority

Scottish Borders Council - Telephone: 01835 824 000.

Internet Web Site

This property and other properties offered by Rettie & Co can be viewed on our website at

www.rettie.co.uk as well as our affiliated websites at www.rightmove.co.uk

www.onthemarket.com and www.thelondonoffice.co.uk.

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.

Misrepresentations

1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie Borders LLP, 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 Borders LLP, 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 Borders LLP 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.