Bowmont House & Horseshoe Cottage TOWN YETHOLM KELSO SCOTTISH BORDERS

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1 Bowmont House & TOWN YETHOLM KELSO SCOTTISH BORDERS

2 Bowmont House Bowmont House & Horseshoe Cottage TOWN YETHOLM KELSO SCOTTISH BORDERS TD5 8RB Two charming cottages in a pretty village in the foothills of the Cheviots Accommodation and amenities Bowmont House: Sitting room Kitchen/breakfast room 3 bedrooms 2 bath/shower rooms : Kitchen/living room Bedroom with ensuite bathroom Utility room and wet room Private and terraced gardens Private parking Kelso 8 miles Edinburgh 52 miles Berwick-upon-Tweed 21 miles (Distances approximate) Bowmont House Bowmont House 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.

3 Situation Bowmont House and neighbouring are beautifully situated on the edge of the popular conservation village of Town Yetholm which nestles in the lovely Bowmont Valley at the foot of the Cheviot Hills. The lively village provides a good range of local services including a village shop with popular coffee shop and post office, a butcher, weekly travelling fishmonger, primary school, doctor s surgery, filling station and garage, kirk, 2 village halls, mobile library, playing fields and 2 pubs with restaurants. The village is popular with holidaymakers and walkers alike. There is a wide range of sporting and recreational activities available locally including salmon fishing on the Tweed, Till or Teviot, hill walking, cycling, organised pheasant and grouse shooting, National Hunt race meetings at Kelso and golf on the Roxburghe Championship course. Bowmont House is a charming 3 bedroom family home which, together with, offers potential for a granny annexe or B&B/holiday let. It is a perfect base for those wishing to take advantage of the spectacular Borders countryside and rural lifestyle whilst remaining close to national and international travel links. Trains run from Berwick-upon-Tweed or Tweedbank; flights from Newcastle or Edinburgh. Directions From Kelso follow the B6352 into Town Yetholm. On entering the village the road swings right. Bowmont House is the first house on the right set back behind the village green and is set at right angles to Bowmont House. Description Bowmont House is a traditional slate-roofed, whinstone former village farmhouse dating from around The adjacent Horseshoe Cottage, originally the byre, is also stone-built. Both properties, which are set in pretty gardens, have been fully modernised with new wiring, new plumbing (including new drainage systems) and new central heating systems. In Bowmont House the spacious marble-floored, fully-equipped kitchen/dining room forms the heart of the home. It runs from front to rear and so benefits from both morning and afternoon sun, giving a great sense of space and light throughout. An oil-fired range cooker with two ovens runs the hot water and central heating systems, while an attractive Victorian-style hob grate provides a focal point for the dining area. Underfloor heating ensures the room is always pleasantly warm. A stable door leads into the secluded courtyard with potential to extend to provide a porch or garden room. A stripped pine door from the kitchen leads into the stone-flagged hallway. To the right is a delightful, traditional sitting room with an open fireplace and dual aspect windows giving fine views across the village green and up to the Cheviot Hills. At the end of the hallway is a modern fully tiled luxury wet room with under floor-heating. The 3 bedrooms upstairs are good sized doubles. The two at the front, with views over the green to the hills, retain their original Victorian fireplaces and the one at the back overlooks the rear garden. There is also a traditional family bathroom at the front upstairs. The house is decorated throughout in Farrow and Ball and Chalk Paint palettes, providing a classical look with contemporary style. Retaining many original features, Bowmont House combines character with comfort in a practical and charming configuration. Bowmont House Bowmont House Bowmont House

4 , although totally self-contained, could very easily be incorporated into Bowmont House. Converted from the original byre with hayloft over, it currently comprises a large kitchen/living area downstairs with a door leading to a utility room and modern wet room. The fully equipped kitchen is separated from the living area by a breakfast bar with inset electric oven and hob, sink and dishwasher. A stable door provides access to the secluded, walled front garden and charming stone terrace with views to the hills. Beyond the fence is a gravelled parking area. The cottage has its own oil-fired central heating boiler. Both properties are currently serviced from one oil tank in the grounds of Bowmont House. Upstairs, the former hayloft has been converted into a large, airy double bedroom with a built-in wardrobe and ensuite bathroom featuring an attractive antique roll-top bath. (See floor plans for room layout and dimensions) Gardens The garden at Bowmont House is in three parts. Immediately outside the back of the house is a rectangular courtyard formerly used to hold the horses before shoeing. This area is ideal for barbecues and outdoor eating and has benches built along the old walls. The courtyard leads to a pretty, lawned garden, which is an afternoon suntrap and an ideal spot to sit on a bench or in the rose arbour and enjoy the peace and quiet. Hydrangea petiolaris and differing varieties of roses clamber over the walls and fencing. There is a garden shed for storage, currently inhabited by a family of swallows, and the area is bordered by box hedging and low wooden fencing. Beyond this is a car parking area with a gated entrance off the back lane. has a stone flagged terrace immediately outside the stable door with trellising covered in roses and clematis. Beyond is a gravelled garden with raised flower bed and paved area for a barbecue. The walls and fencing are covered in creepers, making the garden very private. There is an area for off-street parking just in front of the garden gate.

5 Listed Buildings & Environmental Issues Bowmont House and are listed by Historic Scotland as buildings of Architectural and Historical Interest Category C (S). Both are located within the Yetholm Conservation Area. Services Mains water, electricity and drainage; partly double-glazed. Oil fired central heating systems. There is underfloor heating in the kitchen/ dining room and wet room of Bowmont House. These services have not been tested and therefore there is no warranty from the agents. Outgoings Bowmont House Rateable value 1,350 Rateable value 550 Both cottages are eligible for small business rate relief. Conditions of Sale 1. Fixtures and Fittings Items not specifically mentioned within the sale particulars are not included in the sale, but may be available for purchase at separate valuation. 2. Title The subjects are sold under the conditions in the Title Deeds, rights of way (if any), water rights affecting the same, whether shown in the Title Deeds or not. They will be sold as possessed by the Seller and no warranty is given. 3. Deposit On conclusion of missives a deposit of 10 per cent of the purchase price will be paid with the balance due at the date of entry. This deposit will be non-returnable in the event of a purchaser failing to complete the sale for reasons not attributable to the Sellers or their agents.

6 Bowmont House 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 fi xed 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 guaranteed and it is expressly excluded from any contract. Contains Ordnance Survey data Crown copyright and database right NOT TO SCALE Market Place, Lauder Berwickshire, TD2 6SR lauder@knightfrank.com KnightFrank.com Important Notice 1. Particulars: These particulars are not an off er 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 agent has any authority to make any representations about the property, and accordingly any information given 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 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 obtained. A buyer or lessee must fi nd out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Particulars dated: September Photographs dated: August Knight Frank LLP is a limited liability partnership registered in England with registered number OC Our registered offi ce is 55 Baker Street, London, W1U 8AN, where you may look at a list of members names. EPC - Bowmont House EPC -