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Smailholm House KELSO • ROXBURGHSHIRE Smailholm House KELSO • ROXBURGHSHIRE Historic 17th Century Laird’s house in picturesque Borders village Edinburgh 39 miles • Kelso 6 miles Berwick-upon-Tweed 30 miles • (Distances approximate) 4 reception rooms • 5/6 bedrooms • 4 bath/shower rooms Large family kitchen • Games room Extensive range of outbuildings Attractive gardens and grounds In all about 5.82 acres For sale as a whole These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text. Situation Smailholm House is situated in the heart of the Scottish Borders, on the edge of the small conservation village of Smailholm. It has, at its centre, a church of Norman origin, children’s playground and a village hall. The house faces south west across its garden to rolling farmland and the Cheviot Hills in the far distance. Smailholm is highly accessible. It lies 39 miles from Edinburgh with its many city facilities and international airport and 30 miles from Berwick-upon-Tweed with its main line railway station and intercity rail service to and from London. September 2015 will see the opening of the new Borders Railway between Edinburgh and the Borders. The railway terminus will be at Tweedbank (8 miles), just outside Melrose. Smailholm House is ideally suited for those wishing to take advantage of the wealth of recreational opportunities available in the Scottish Borders, an area renowned for its unspoilt beauty, strong equestrian tradition and rich variety of sport. Driven grouse, pheasant and partridge shooting are available locally together with salmon fishing on the Rivers Tweed and Teviot. There are endless opportunities for walking and riding and for the golf enthusiast there are a number of courses in the area including the championship Roxburghe course at Kelso. There are a number of good schools in the area with Earlston and Kelso both having high and primary schools, whilst at Melrose there is the well-known boys and girls preparatory school of St Marys. Directions From Edinburgh, take the A68 south through Dalkeith, Pathhead and Lauder to Earlston. In Earlston turn left off the A68 onto the A6105. Proceed along this road for about 1.5 miles before forking right onto the B6397. Carry along this road for about 4 miles and after entering the village of Smailholm, turn left opposite the church into Eden Road. Smailholm House is at the end of this lane with a gate on the right leading via a private gravel driveway to the front door. From the south turn right off the A68 beside the Buccleuch Arms Hotel in St Boswells onto the B6404. Continue along this road for about 6 miles and at a crossroads turn left onto the B6397. The village of Smailholm is about 2 miles along this road and on entering the village turn right into Eden Road. Description separating the garden on the north side from the wooded area and clearing. To the north and west of the house is a woodland Smailholm House is a historic 17th Century Laird’s House containing some lovely old ash, beech, lime, oak and sycamore with a 15th century core, of enormous charm and character trees as well as a substantial number of younger native species which, unusually, retains many of its original features. of hardwood. In recent years much work has been done to plant These include 17th Century fireplaces, an interesting oak more trees and shrubs in the garden along with a par terre with staircase with panelled balustrades and, of course, thick walls. dwarf box hedges and a vegetable case behind. Set within the Also of note is the timber wall panelling that has been added to grounds is a lovely summerhouse from which the views can be the structure over the years. Most of the windows have working enjoyed. There is scope at the eastern end of the ground to shutters. In addition, materials from other old houses have been create a small paddock. Gravel drives lead from the front gate to incorporated over the years into the structure including marble both the front and back doors. floor tiles in the hall. As well as retaining so much of its originality, Smailholm House Services has been modernised in a sympathetic manner to include the Mains drainage, electricity and water. Central heating and hot provision of central heating to all floors, a wonderful kitchen at the water by oil fired boiler. Oil fired Aga. Good broadband. heart of the house and a new bathroom at the top of the house. These services have not been tested and therefore there is no Smailholm House is an L-shaped building of largely stone warranty from the agents. construction with harled and painted finish under a slate roof. Outgoings The house has crow-stepped gables, and an ornate stone Smailholm House - Council Tax Band G surround to the front door. The accommodation, laid out over four floors is compact and yet versatile, affording the Listed Buildings opportunity to alter the layout if desired. The rooms are well Smailholm House is scheduled by Historic Scotland as listed proportioned with lovely views. The 15th Century vaulted building category B. cloakroom provides some evidence as to the earlier days of Smailholm House. Conditions of Sale (See the floor plans for room layout and dimensions.) 1. Fixtures and Fittings Items not specifically mentioned within the sale particulars are Outbuildings not included in the sale, but may be available for purchase at The outbuildings are situated to the rear of the house, on the separate valuation. other side of the drive. They are of largely similar construction to 2 Title the house being mainly stone built with slate roofs. The principal The subjects are sold under the conditions in the Title Deeds, range consists of the old laundry and cart shed (now a garage) rights of way (if any), water rights affecting the same, whether beyond is the drying green. The old hen house is used for shown in the Title Deeds or not. They will be sold as garden tools whilst the former stable block (recently re-roofed) possessed by the Seller and no warranty is given. contains a wood store, former stables and byre. 3. Deposit Gardens and Grounds On conclusion of missives a deposit of 10 per cent of the Smailholm House is surrounded by garden which provides a purchase price will be paid with the balance due at the date fine setting for the house. There are lawns on three sides of entry. This deposit will be non-returnable in the event of a interspersed by shrub borders with a high beech hedge purchaser failing to complete the sale for reasons not attributable to the Sellers or their agents. Tenure Freehold with vacant possession. Entry By arrangement. Viewing Viewing is strictly by prior appointment with the Sole Agents Knight Frank LLP. Prior to making an appointment to view, Knight Frank LLP strongly recommend that you discuss any particular points which are likely to affect your interest in the property with a member of staff who has seen the property in order that you do not make a wasted journey. Closing Date A closing date by which offers must be submitted may be fixed later. Anyone who has informed the Selling Agents in writing that they intend to make an offer will be sent a letter drawing their attention to the Closing Date. NOTE: This plan is for convenience of Purchasers only. Its accuracy is not guar- anteed and it is expressly excluded from any contract. Contains Ordnance Survey data © Crown copyright and database right 2013. NOT TO SCALE. Smailholm Hoouse. Eden Road, Smailholm, Kelso, TD5 7PQ Not to scale. For identifi cation only. Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint 01578 722 814 0131 222 9600 agent has any authority to make any representations about the property, and accordingly any information given 11 Market Place 80 Queen Street is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements Lauder, TD2 6SR Edinburgh, EH2 4NF and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been [email protected] [email protected] obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly KnightFrank.com/Lauder KnightFrank.com dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Particulars dated: March 2015. Photographs dated: Summer 2013. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names..

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