GRAHAMSFIELD, ECCLEFECHAN Lockerbie, & Galloway, DG11 3EE

A residential smallholding extending to approximately 5.17 acres (2.09 ha) overall and providing excellent family, equestrian or commercial use potential. Grahamsfield has a good sized 3 or 4 bedroom detached sandstone , an attached two bedroom holiday , a range of buildings to include and a portal framed cattle court, large yards with HGV access and grazing land. The property is situated in south west close to the Scottish Border and is superbly situated for access to the A74M motorway. The house is on the outskirts of the village of Ecclefechan and has a good range of local facilities available in Lockerbie and the City of is also readily accessible via the motorway. The house and cottage accommodation is double glazed with oil fired central heating and some open views and subject to consents there is potential for extension and possibly development for residential or commercial purposes including HGV yard use. EPC = E & E GUIDE PRICE: £450,000 Carlisle 18 miles, Lockerbie 6 miles, Gretna 10 miles, Dumfries 18 miles, 75 miles (All distances approximate)

LOCATION Grahamsfield is in south west Scotland close to the Scottish Border on the A74(M) and only 6 miles from a good range of local facilities in Lockerbie town centre to include shops, bank, post office, primary and secondary schools, train station and doctor’s surgery etc. The village of Ecclefechan, only a mile away and offers 2 village shops, GP surgery and primary school. A short drive to the south is Gretna Green, which has a popular retail park and good local shopping, and providing access to the M6. Carlisle city centre is also readily accessible via the motorway, where most required amenities are available.

DIRECTIONS Grahamsfield is located just outside the village of Ecclefechan at junction 19 of the A74M. If travelling from the south leave the motorway at junction 19 and turn right at the roundabout. At the next round about turn right again heading for . Follow the road for approximately half a mile passing Kirkconnell Hall Hotel on your left hand side. At the next round about take the first turn left and Grahamsfield will be seen on the left after as for the location plan.

SERVICES The property has mains water and electricity. There is a private sewerage tank and the house and cottage have a shared oil fired central heating throughout from a boiler located in the utility room. The windows are uPVC double glazed except for one window.

LOCAL AUTHORITY Scottish Government (Rural Payments & Inspections Directorate), AND SGRPID LOCAL Government Buildings, 161 Brooms Road, Dumfries. OFFICE Tel: 0300 244 9601.

Dumfries & Galloway Council, Council Buildings, English Street, Dumfries, DG1 3DD. Tel: 030 33 33 3000.

COUNCIL TAX Following enquiry to the Assessors Office website we understand the farmhouse is in council tax band ‘E’ and the cottage has a rateable value of £1,150.

PLANNING All enquiries regarding alternative use of the premises should be directed to the local planning authority at Dumfries & Galloway Council. The current owner had an operator’s licence for 4 articulated lorries and 10 trailers which could possibly be re-established. Any enquiries regarding a larger haulage development should initially be addressed to the selling agents as there is potential to provide an alternative access to the yard from the west as shown on the sale plan. There may also be some potential for residential development along the roadside.

DEVELOPMENT CLAUSE The Vendors will insert a development clause on the land whereby 35% of any uplift in value from obtaining planning consent for residential development will be payable to the Vendors for a period of 15 years.

SOLICITORS Murray, Little & Knox, (Mr N. S. Johnstone) 27 Bank Street, Annan, , DG12 6AU. Tel 01461 202866. [email protected]

OFFERS Offers for the property should be submitted in Scottish Legal Form to C&D Rural, Lakeside, Townfoot, Longtown, Carlisle, CA6 5LY. Those parties wishing to be informed of a closing date for offers should notify the Selling Agents of their interest as soon as possible to ensure that they are contacted. The Vendors and the Selling Agents do however reserve the right to sell privately without imposing a closing date and do not bind themselves to accept the highest or any offer.

The successful purchaser will be asked to provide proof of identity to the selling agents for which a photographic driving licence with a utility bill or similar would suffice.

MINERAL AND The mineral rights are not included, having been excluded from a previous SPORTING RIGHTS sale but are subject to the usual compensation terms. The sporting rights, insofar as they are owned by the Vendors, are included in the sale.

BASIC PAYMENT The property has a holding number from the Scottish Government Rural SCHEME Payments & Inspections Directorate but the land has not been registered for IACS purposes and there are no Entitlements to the Basic Payment Scheme.

TENURE We understand the property is Heritable/Freehold. Vacant possession will be given upon completion of the sale.

WAYLEAVES, The property is sold subject to and with the benefit of all reservations, SERVITUDES, AND Easements or Servitudes, Rights of Way and other matters, whether public RIGHTS OF WAY or private and whether constituted in a title deeds or not.

ADDITIONAL ITEMS The fitted floor coverings are included in the sale price.

VIEWING Strictly by appointment only through the sole selling agents on (01228) 792299.

FARMHOUSE ACCOMMODATION The farmhouse accommodation briefly comprises:-

Utility Room Rear entrance into a utility room with oil fired boiler for hot water & central heating plus a stainless steel sink with drainer and plumbing for washing machine.

Kitchen 3.26m x 3.80m having a range of fitted wall and base kitchen units with work surface over, stainless steel sink with drainer and a built-in electric oven. There is also a walk in storage cupboard, wooden flooring, plumbing for a dishwasher, a window overlooking neighbouring farmland and ample room for a dining table and chairs.

Lounge 4.3m x 4.37m with radiator and views over neighbouring farmland.

Wet Room 3.24m x 1.47m with shower, wash hand basin and W.C.

Office/Bedroom 3.29m x 3.05m with radiator and views over neighbouring farmland.

Sitting room 3.84m x 4.54m with radiator and tiled fire place.

Bedroom 3.61m x 4.59m with radiator and views over neighbouring farmland.

UPSTAIRS

Bedroom 4.56m x 3.59 with radiator and excellent views over the surrounding farmland towards the Solway Firth and Lakeland Fells.

Bedroom 4.54m x 3.61m max having a radiator and an excellent view towards the Solway Firth and Lakeland Fells.

Bathroom 2.15m x 1.62m having a three piece bathroom suite comprising a panelled bath, wash hand basin and W.C. The room is fully tiled with an electric power shower over the bath.

HOLIDAY COTTAGE ACCOMMODATION Details of income can be provided on viewing and the accommodation briefly comprises:-

Entrance Hall with doors to bedrooms and to the lounge.

Lounge 4.51m x 3.20m with tiled fireplace and radiator.

Kitchen 3.35m x 3.32m with a range of fitted wall and base kitchen units with work surface over, stainless steel sink with drainer, room for an electric cooker and tiled splash backs. There is also wooden flooring and plumbing for a wash machine and dishwasher, and room for a dining table and chairs. Two walk in cupboards provide additional storage.

Bathroom 3.33m x 1.96m having a three piece bathroom suite comprising a panelled bath, wash hand basin and W.C. The room is fully tiled with an electric power shower over the bath.

Bedroom 3.11m x 2.07 with radiator.

Bedroom 4.47m x 3.37 with radiator and views over the surrounding farmland.

OUTSIDE

The house has garden areas to the front and rear and across the yard there is a pleasant and private play area and patio. The buildings comprise:-

Yard/Buildings Double gates off the public highway give access to a mostly concrete yard area leading to a large stone surfaced rear yard providing ample parking for numerous vehicles. The current owner had an operator’s licence for 4 articulated lorries and 10 trailers which could be re-established. The buildings mostly have electric sockets and light and include (with approximate internal measurements):-

Calf Housing 9.69m x 4.59m of block construction under a corrugated mono-pitch roof with concrete floor.

Calf Housing 7.97m x 3.34m of block construction under a corrugated mono-pitch roof with concrete floor with a small storage room and stable.

Garage/workshop 7.01m x 5.48m of block construction under a corrugated mono-pitch roof with concrete floor.

Loose House 19.48m x 6.12m of metal construction under a corrugated roof with block walls and concrete floor. This building has the potential to convert into indoor stabling.

Cattle Court 60’ x 40’ (18.3m x 12.2m) of portal frame construction under a fibre cement roof with block walls on two sides and a stone floor. The cattle barriers and gates are not included in the sale but are available by separate negotiation.

LAND The adjoining land is in permanent pasture and a new stock proof fence will be erected along the northern boundary by the vendor.

EPC A summary of the Energy Performance Certificate (EPC) for the farmhouse and the cottage is set out below and full details are available by email on request or can be downloaded from the websites we use. (House top)

HOME REPORT As this is a mixed use commercial property a Home Report is not required.

Details prepared 15th August 2018 Ref: NPH Important Notice C & D Rural for themselves and for the Vendors/Lessors of this property, give you notice that:-

1. The mention of any appliances and or services within these particulars does not imply that they are in full and efficient working order. 2. The particulars are set out as a general outline only for the guidance of intending purchasers or lessees and do not constitute, nor constitute part of, an offer or contract. 3. All descriptions, dimensions, references to condition and necessary permissions for use and occupation and other details are given having taken all reasonable steps to avoid misleading or committing an offence. Nonetheless, such statements do not constitute any warranty or representation by the Vendor and are accurate only to the best of the present information and belief of the Vendor. 4. No person in the employment of C & D Rural has any authority to make or give any representation or warranty whatsoever in relation to this property nor is any such representation or warranty given whether by C & D Rural or the Vendors/Lessors of this property.