HAMEKNOWE, BEATTOCK ROAD MOFFAT, DUMFRIES & GALLOWAY A Four bedroom detached dormer bungalow set in around 12.57 acres (5.09 hectares) of pasture and woodland with a large garden, garage/workshop and two buildings for stock, machinery or stabling. In addition an extensive stone surfaced yard suitable for various business or commercial uses. This is a rural area close to and ideal for easy access to the motorway and also around 1.5 miles from the attractive and popular Moffat town centre. The accommodation has double glazing and central heating but would benefit from some updating and the holding includes around 7 acres of woodland and 3 acres of grazing but there is scope to increase the grazing by enclosing further areas into paddocks. This is an excellent family property with potential for use as a smallholding or other equestrian, contracting or business purposes for which a detailed inspection is recommended. EPC = F GUIDE PRICE: £320,000 Moffat Town Centre 1½ miles, Lockerbie 15 miles, Dumfries 19 miles, Carlisle 37 miles, Glasgow 57 miles (All distances approximate) SITUATION Hameknowe is situated in rural Dumfriesshire close to and ideal for easy access to the A74M motorway and about 1.5 miles from the attractive and popular Moffat town centre. The house is in a raised situation with views over the land and woodland and towards the Border hills. Neighbouring Hameknowe is Lochhouse Tower which is a restored 16th Century Border Pele Tower and a local landmark. DIRECTIONS From Junction 15 of the A74M follow signs off the roundabout on the A701 towards Moffat. Take the first right turning and the property entrance is immediately on your left as for the sale and location plans. SERVICES The property has mains water and electricity with a private septic tank. There is an LPG fired central heating system and PVC double glazing. LOCAL AUTHORITY Dumfries & Galloway Council, English Street, Dumfries, DG1 2DE. Tel: 03033 333000. COUNCIL TAX/RATES The property is in council tax band E and the commercial yard has a rateable value of £900 although we understand that the present owners are eligible for small business relief and no annual payment is therefore made. POSTAL ADDRESS Hameknowe, Beattock Road, Moffat, DG10 9SF. ADDITIONAL ITEMS The fitted carpets are included in the sale price. ENTITLEMENTS The property is registered with the Scottish Office and has a farm code but no entitlements to the Basic Payment Scheme are included in the sale and the vendor has not made annual claims on the land. SOLICITORS A.M. Simpson & Sons, 10-14 Well Street, Moffat, DG10 9DP. Tel: 01683 220118. For the attention of Alan Davidson. WAYLEAVES, The property is sold subject to and with the benefit of all reservations, SERVITUDES & servitudes, rights of way and other matters whether public or private and RIGHTS OF WAY whether constituted in the title deeds or not. Please not that the property has the benefit of a right of way from the northern corner of the northern field onto the access road to Lochhouse Tower to the public highway. It should be noted that at position B on the sale plan, there is a highway interceptor tank for drainage water off the highway and the owners of this site have a right of way for maintenance purposes along the track shown A to B although we understand access is very rare. In addition a neighbouring field owner has access to a gate into a field to the south, near point “A”. OFFERS Offers for the property should be submitted in Scottish Legal Form to C & D Rural, 17/19 High Street, Longtown, Carlisle CA6 5UA. 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 they are contacted. The Vendor and selling agents, however, reserve the right to sell privately and without imposing a closing date and do not bind themselves to accept the highest or any offer. VIEWING Strictly by appointment only with the agents on 01228 792299. ACCOMMODATION The accommodation briefly comprises; Sun Porch 2.54m x 2.35m with a PVC double glazed front door, radiator, tile floor and door to hall with cloaks cupboard. Lounge 4.02m x 4.2m plus a bay window with radiator and cast iron multi fuel stove. Living Room 4.49m x 3.72m with two built-in cupboards, radiator and an LPG fire in a timber surround. Kitchen 4.22m x 1.94m having fitted wall and base kitchen units, a five ring LPG hob, built-in oven, single drainer stainless steel sink and integrated fridge and freezer. There is an opening to:- Dining Room 3.5m x 2.45m with radiator and windows with a view towards the fields, wood, buildings and hills beyond. A door leads to a side porch 1.87m x 1.19m with central heating boiler. Bedroom 3.94m x 3.53m with radiator and shelved recess. Bedroom 3.95m x 2.99m with radiator, shelved recess and view to the field and wood. Bathroom 4.09m x 1.95m plus 2.76m x 1.29m having a shower cubicle, panelled bath, pedestal wash hand basin, W.C., linen cupboard and radiator. First Floor A staircase from the hall leads to a first floor landing and to:- Bedroom 2.71m x 4.94m max with two dormer windows, coombed ceiling, radiator and views to the surrounding countryside. Bedroom 4.85m x 2.18m max with two dormer windows, coombed ceiling and radiator. Outside The property is approached off the highway onto a tarmac drive with secure gates and a stone surfaced drive leading to the dwelling and a large parking area although a secondary access proceeds via the buildings to a parking area on the north side of the dwelling. The elevated garden is mostly down to grass with mature hedges and trees and views over the fields and wood towards the surrounding hills. In addition a pavier pathway and two timber garden sheds. The buildings include:- Garage/Workshop 7.17m x 7.5m approx internal measurement on two levels with vehicular access doors and electric connected. Stock Building 18m x 4.7m approx measured internally providing an open fronted stock or stable building. The construction is a five bay building with a metal frame and timber cladding plus a front overhang, part concrete floor, gated bays and electric connection. Machinery Shed 18m x 8m approx internal measurement providing a machinery shed, stock building or for general purpose use. This is a five bay metal framed building with timber cladding. Yard A stone and concrete surfaced commercial yard extending to around 1200 sq metres (0.3 acres) with access suitable for large vehicles and a secure gate. We understand from our clients that planning consent was obtained for the change of use for the vendors business purposes. Grazing The grazing area presently extends to around 3.05 acres (1.24 hectares) comprising a field at the northern end and two smaller paddocks although other areas could be enclosed to create more grazing if required. Woodland An excellent block of mainly birch woodland with a circular gravel path extending to around 7.04 acres (2.85 hectares). HOME REPORT As this property has 12.57 acres (5.09 acres) of agricultural land, woodland, buildings and a commercial yard, we understand no Home Report is required. An Energy Performance Certificate is available and further details can be provided by email on request. An extract from the Energy Performance Certificate graph is shown below. Details Prepared 24th November 2014 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. .