THE GRANARY SMAILHOLM KELSO,

THE GRANARY, WEST THIRD, SMAILHOLM, KELSO, SCOTTISH BORDERS, TD5 7PJ

A charming traditional B Listed house which is full of character and offers excellent family sized accommodation in a picturesque Borders location.

Kelso 6 miles Melrose 7 miles Edinburgh 42 miles

• Smailholm is surrounded by scenic countryside whilst being within easy reach of Kelso. • Ground Floor—Entrance hall, living room, 2 bedrooms, kitchen and bathroom. • First Floor—Sitting room, dining kitchen, 3 bedrooms and bathroom. • Oil fired central heating. Wood burning stove in living room. • Integral cart shed and stable offering potential for extending the existing living accommodation. • Lovely garden extending to approximately quarter of an acre and including lawns, borders, seating areas and gravelled off road car parking. • Spacious and versatile timber garden shed and original well. • EPC - E

About 0.25 acres

30 The Square Kelso, TD5 7HL 01573 224244 [email protected]

LOCATION The Granary sits within approximately quarter of The Granary forms part of a small group of an acre of charming garden grounds which lie houses in West Third, the westmost section of mainly to its south and include lawns, borders, the charming village of Smailholm (means small attractive seating areas and good gravelled off or narrow village). The village straddles the road car parking space. There is a spacious B6397 to the northwest of Kelso and The and versatile garden shed, along with the Granary lies on your left shortly before you leave original well. Please note that some plants, Smailholm on the minor road to Melrose. pots and garden flowers/shrubs will be retained by the Vendors. Smailholm has an excellent community and SERVICES further details are available on the Smailholm Mains electricity and water. Septic tank website (www.smailholm-village-org.co.uk). The drainage. Oil fired central heating. village lies in a rich agricultural area and is within easy reach of the Eildon Hills, , COUNCIL TAX the Tweed Valley and the Cheviots. Kelso, The Granary falls into Band D for Council Tax Earlston and Melrose provide useful shopping purposes. centres together with excellent primary and secondary schools and a wide variety of VIEWINGS recreational and sporting facilities. Edinburgh is Strictly by appointment with the selling agents within commuting distance. INTERNET AND SOCIAL MEDIA The centre piece of Smailholm is the attractive This property, and other properties offered by Parish Church, part of which dates from 1632. Galbraith, can be viewed on our website at Although substantially altered it is a pleasing www.galbraithgroup.com. For the latest building surrounded by trees. Smailholm has many associations with Sir who properties for sale “like us” on spent part of his boyhood at nearby Sandyknowe www.facebook.com/GalbraithKelso and follow Farm and it was the Minister of Smailholm, Dr us on Twitter (/twitter.com/Galbraith_Kelso) Alexander Duncan, who was the prototype to the Rev Josiah Cargill in St Ronans Well. MORTGAGE FINANCE Galbraith has an alliance with the Fox Private DESCRIPTION Finance, a boutique brokerage with a bespoke The Granary is a charming traditional detached approach to funding. Through their relationship house which has been listed, Category B, as with retail, commercial and private banks they being of special architectural or historical can assist with securing a mortgage to suit your interest. Parts of the house are understood to circumstances. For further information contact date from the late 1700s. Matthew Griffiths, based in our Edinburgh office, The house provides versatile and nicely on 0131 240 6990. presented family sized accommodation over two floors and could easily be used by an extended family as there are kitchens at both ground and first floor levels. Whilst the property already provides a significant level of accommodation there is potential to extend the accommodation further into an integral cart shed and stables. There has previously been planning consent to convert the cart shed into a one bedroom apartment.

IMPORTANT NOTES 1 These particulars are intended to give a fair and overall description of the property. If any points are relevant to your interest, please ask for further information, prior to viewing. Prospective purchasers are advised to seek their own professional advice. 2 Areas, measurements and distances are given as a guide. Photographs depict only certain parts of the property. Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor the working order of services and appliances. 3 These particulars shall not be binding on our clients whether acted on or otherwise, unless the same is incorporated within a written document, signed by our clients or on their behalf, satisfying the requirements of Section 3 of The Requirements of Writing () Act 1995. 4 Closing Date A closing date may be fixed. Prospective purchasers who have notified their interest through lawyers to Galbraith, in writing, will be advised of a closing date, unless the property has been sold previously. The Seller will not be obliged to accept the highest, or indeed any offer and has the right to accept an offer at any time or withdraw the property from the market. The Seller will not be liable for any costs incurred by interested parties. 5 Offers Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to Galbraith, 30 The Square, Kelso, TD5 7HL Tel: 01573 224244, Fax: 01573 226676. Email: [email protected]. 6 Third Party Rights and Servitudes The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereof.