floorplans Main House gross internal area: 00 sq m, 000 sq ft Annexe gross internal area: 00 sq m, 000 sq ft Total gross internal area: 00 sq m, 000 sq ft

TRADITIONALLY BUILT HOME IN A RURAL AND HISTORIC SETTING ellem old inn ellemford, duns, berwickshire, td11 3sg

TRADITIONALLY BUILT HOME IN A RURAL AND HISTORIC SETTING ON THE EDGE OF THE LAMMERMUIR HILLS ellem old inn, ellemford, duns, berwickshire, td11 3sg Kitchen/ breakfast room  three reception rooms  study  utility room  four bedrooms, bathroom, shower room and WC  self contained one bedroom annexe  double garage  established gardens and grounds extending to about 0.33 acres  EPC Rating = E

Duns 6.5 miles, BerwickuponTweed 20 miles, Haddington 20 miles, Edinburgh 38 miles

Directions From the north follow the B6355 from Gifford passing the Whiteadder Reservoir. Cross the bridge over the Whiteadder Water and turn right into Longformacus Road. Ellem Old Inn is a hundred yards up the road on the right hand side. The house can also be approached from the south on the B6365 and the B6355. Situation Ellem Old Inn is in a very peaceful, rural setting in the hamlet of Ellemford at the foot of the Lammermuir Hills. Duns is the county town of Berwickshire with primary and secondary schools, a sports centre and a good range of shops and local services. BerwickuponTweed, Kelso and Melrose provide an excellent range of shops, restaurants, coffee shops and professional services. Independent schooling is available at St Mary’s Melrose (prep), Belhaven Hill in Dunbar (prep) and Longridge Towers in Berwickupon Tweed (318 years). Edinburgh is 38 miles by road and Newcastle is 84 miles to the south. Both Edinburgh and Newcastle Airports are international airports with regular flights to London and other domestic and foreign destinations. BerwickuponTweed has a mainline railway station with a fast service south to London and north to Edinburgh. The location is exceptional for outdoor activities with a wide variety of beautiful and peaceful walking (the Southern Upland Way passes through Ellemford), cycling and riding routes. There are excellent sporting facilities in the area, with trout and salmon fishing on the rivers

Tweed, Blackadder, Whiteadder and Teviot. Pheasant and grouse shooting is also available on local estates. The Borders is well known for rugby, and cricket of a true village nature is played at Manderston, Duns. In addition to the 18 hole golf courses at Duns, Eyemouth, Coldstream, Kelso and BerwickuponTweed, the championship golf courses of East Lothian, including Muirfield, host of the 2013 Open Championship, are easily reached. History Ellem Old Inn dates back to around 1816 and is thought to have been the first registered fishing inn in Scotland. Walter Scott is understood to have visited Ellem Old Inn whilst fishing the nearby Whiteadder Water. Older history also suggests that James IV camped at Ellemford and held his Council of War by the river before the Battle of Flodden. Description Ellem Old Inn is a traditional, pretty stone built home which is full of character and set within beautiful gardens. The accommodation is ideal for family living with spacious receptions rooms on the ground floor/ mezzanine level and three bedrooms on the first floor with a further bedroom on the ground floor. The property also benefits from having a self contained one bedroom annexe which could be used as extra accommodation or for income producing holiday/ long term letting. The kitchen and breakfast room features a range of painted base and wall units and appliances including a Stoves cooker with extractor hood over, Hotpoint dishwasher, Cooke & Lewis fridge and Beko freezer. Situated off the hall are the utility room with a door to the garden, a WC and the sitting room which has windows to the west and an efficient Stovax multi fuel stove which has the ability to provide hot water to the radiators throughout the house. It is set on top of a piece of Indian black slate and has a wooden mantel over. Beyond the ground floor bedroom steps lead down to an office/reading area off which is a shower room with WC and wash hand basin. Beyond the office is a study with excellent views and French doors to the garden. The office has a gas stove (bottled LPG) and built in book shelving. Situated above the office is a further sitting room which is lit by three Velux windows and has a galleried area overlooking the study. Stairs rise from the ground floor hall to first floor landing where there are three generously sized bedrooms and a family bathroom. All the bedrooms have working, open fireplaces and one has a shower area and wash hand basin. The adjacent, self contained annexe adds extra accommodation to the house or could be an excellent income producing let. There is a good sitting room/ kitchen diner with French doors to the garden. Steps lead up to a bedroom and bathroom. Outside The main garden is located to the rear of the house and is mainly laid to lawn. It is walled on two sides and is interspersed with productive fruit trees. The sheltered garden has many planted borders with a wide variety of plants and shrubs. The driveway is located to the south west of the house.

floorplans Main House gross internal area: 265.69 sq m, 2,860sq ft Annexe gross internal area: 29.64 sq m, 319 sq ft

For Identi cation Only. Not To Scale. © Square Foot Media.

Ellem Old Inn Area : 0.137 ha (0.338 acres) Sitting Bedroom 1 Kitchen/ Room 4.78 x 4.14 Breakfast 4.62 x 4.17 15'8'' x 13'7'' Room 15'2'' x 13'8'' Bathroom 5.54 x 2.95 18'2'' x 9'8'' Hall Bedroom 3 NOTE  Published for the purposes of identification only and although believed to be correct its 4.62 x 2.31 15'2'' x 7'7'' accuracy is not guaranteed. Reproduced from the Ordnance Survey Map with the permission of the WC 0m Controller10m of20m H.M. 30mStationery Office © Crown copyright licence number 100024244 Savills (L&P) Utility Limited. 2.41 x 1.75 Bedroom 2 Ordnance Survey © Crown Copyright 2015. All rights reserved. Licence number 100022432. Plotted Scale - 1:617 Store Store 7'11'' x 5'9'' Bedroom 4 3.63 x 3.10 4.11 x 3.56 11'11'' x 10'2'' 13'6'' x 11'8''

Bathroom O ce Living 4.75 x 4.14 Room/ 15'7'' x 13'7'' Dining Room/ 4.57 x 2.02 Kitchen Summer 15' x 6'8'' 4.85 x 4.47 Sitting Shower 15'11'' x 14'8'' Room Linen Garage Garage Room 6.60 x 2.57 5.31 x 2.82 5.31 x 2.63 21'8'' x 8'5'' 17'5'' x 9'3'' 17'5'' x 8'8''

Study 4.17 x 2.16 13'8'' x 7'1''

Ground Floor First Floor

NOTE  Published for the purposes of identification only and although believed to be correct its accuracy is not guaranteed. Reproduced from the Ordnance Survey Map with the permission of the Controller ofOrd naH.M.nce Survey © CStationeryrown Copyright 2015. All right s Officereserved. Licence nu©mber 100022432.Crown Plotted S cacopyrightle - 1:250000 licence number 100024244 Savills (L&P) Limited.

General Remarks Services Mains water and electricity. Drainage to shared septic tank. Oil fired central heating and additional electric heaters, open fireplaces and multi fuel stoves. Local Authority Scottish Borders Council Tax Band E. Solicitors Allingham and Co, 4a Buckstone Terrace, Edinburgh, EH10 6PZ. Tel: 0131 447 9341. Fax: 0131 445 551. Fixtures and FittingsAll fitted white goods, carpets and curtains are to be included within the sale. Some light fittings are excluded from 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. Offers Offers, in Scottish legal form, must be submitted by your solicitor to the Selling Agents. It is intended to set a closing date but the seller reserves the right to negotiate a sale with a single party. All genuinely Savills Edinburgh interested parties are advised to instruct their solicitor to note their interest with the Selling Agents immediately after inspection. [email protected] Deposit A deposit of 10% of the purchase price may be required. It will be paid within 7 days of the conclusion of Missives. The deposit will be nonreturnable in the event of the Purchaser(s) failing to complete the sale 0131 247 3700 for reasons not attributable to the Seller or his agents. Viewing Strictly by appointment with Savills – 0131 247 3700.

Important notice: Savills, 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 here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. 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. It should not be assumed that the property has all savills.co.uk necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 151116AT