For Sale Kaimflat House Kelso, Scottish Borders, TD5 7QN

Kaimflat House Kelso, Scottish Borders, TD5 7QN

Kaimflat House is a fine example of an Edwardian Farmhouse, beautifully refurbished in recent times with elegant décor, successfully combining period features with modern convenience. Set in attractive rolling Scottish Borders countryside with panoramic views and good sized garden/grounds together with orchard, paddock, pond and woodland, extending to some 6.5 acres or thereby. Easily commutable to Edinburgh, Kaimflat offers a rural lifestyle opportunity that must be viewed to be appreciated. Offers Over TBC Ref. 4444536

Accommodation Comprises:

Ground Floor: Entrance Vestibule, Hallway, Drawing Room, Sitting Room, Dining Room, Open Plan Kitchen with stunning Orangery, Utility Room, Cloak Room with WC, Home Office, Wine Store.

First Floor: Upper Hallway, Master Bedroom, Three Double Bedrooms, Family Bathroom, and Shower Room.

Outside: Substantial gated driveway, beautifully maintained gardens including lawned garden, orchard, vegetable/kitchen garden, herb garden, and patios, range of outbuildings, paddock, pond and woodland, in all extending to 6.5 acres or thereby.

Distances: Edinburgh 45 miles Kelso 3 miles Berwick Upon Tweed 21 miles

(All distances are approximate)

Situation Kaimflat House is well situated in a tranquil rural position approximately 3 miles from the Scottish Borders town of Kelso.

Kelso is a highly sought after pretty Scottish Borders market town which boasts excellent schooling. Within easy commuting distance to Edinburgh, Kelso is undoubtedly one of the favourite towns for buyers contemplating a move to the Scottish Borders. Kelso boasts an eclectic mix of independent bespoke shops, restaurants and businesses, banks, two supermarkets, a swimming pool and a wide range of sports clubs such as rugby, cricket and football. Other leisure and sporting facilities include an ice rink boasting an active curling club, bowling, tennis club and much more. Kelso is set on the banks of the River Tweed and is well known for salmon fishing, and National Hunt and Point to Point race courses are popular both locally and nationally. For the golf enthusiast a wide selection of golf courses are to be found close by, with several in the immediate vicinity including Kelso, The Roxburghe and The Hirsel. The Scottish Borders offers lovely relaxed lifestyle, with easy access to international airports at Edinburgh and Newcastle upon Tyne, the new Borders Railway providing access to Edinburgh, and the main east coast railway line at Berwick upon Tweed. On a broader note, the Scottish Borders offers a quality of life that is second to none and in an area of 1800 square miles there is certainly plenty of space to enjoy our beautiful unspoilt countryside and individual towns. Leave the congestion and overpricing behind and discover for yourself what a fantastic place the Borders is to live, work and play. Home to world class activities and attractions, it’s no wonder that the area is so popular with visitors who come here to enjoy mountain biking at Glentress, salmon fishing on the Tweed, walking in our hills and forests or diving off the Berwickshire coast. The area is also known for its’ spectacular Common Ridings, when whole communities come together to celebrate each town’s individual heritage and to cheer on hundreds of horses and riders every summer. The Borders is also a heartland of rugby in Scotland, with the names of our local towns being synonymous with the game and of course Melrose being the original home of rugby sevens. From our historic towns to rural villages, wherever you go you will be struck by the warmth of the welcome in our communities and the real pride people have in living in this wonderful part of the world. With good transport links, an excellent education system and stunning countryside, a move to the Scottish Borders really could be the best move of your life.

Description Kaimflat House is a fine example of an Edwardian Farmhouse built we understand in around 1906, refurbished in recent times and sympathetically retaining many fine period features, successfully marrying elegant, spacious and versatile accommodation with modern convenience. Kaimflat is approached via a private lane to a gated driveway, offering copious parking facilities to the front of the house. The beautifully presented accommodation is entered through the Vestibule which retains original floor tiling, into the spacious Hallway from which the majority of the ground floor accommodation can be accessed. The Sitting Room is a lovely family space, with cosy open fire with timber surround, beautiful dentil cornice work, and leads to the formal Drawing Room, with superb bay window and lovely period features with display arch, woodwork, and stunning marble fireplace with open fire. On the opposite side of the Hallway the formal Dining Room again boasts superb egg and dart cornice work, an attractive marble fireplace with open fire, and lovely views over the front garden. The stunning open plan Kitchen with Orangery has a definite wow factor, and is a fabulous social and family space, well designed to enthral and enthuse the most discerning of cooks, with a fabulous array of bespoke floor and wall units, marvellous dresser type storage with display, state of the art island incorporating a “Quooker” hot water tap, and farmhouse style range cooker which also controls the heating/hot water, with extractor over. Integrated appliances comprise an eye-level microwave, fridge/freezer, and wine cooler. Polished granite worksurfaces provide a stunning finish, together with complimentary décor and ceramic tiling to floor. A useful utility room is adjacent and provides a range of floor/wall units together with space and plumbing for ancilliary white goods. The fabulous Kitchen opens directly into a particularly stunning Orangery with wonderful vaulted ceiling, sliding concertina glazed feature doors, and beautifully finished astrigalled windows, complimented by elegant décor and finished with neutral ceramic floor tiling. This outstanding space opens out to bring the outside in, creating a wonderful addition to this home.

In the Hallway there is a clever under-stair wine store, and a useful and well appointed WC is a great addition to the ground floor living space. Quietly set towards the end of the Hallway and overlooking the rear patio area, there is a spacious Home Office or Work Room. A substantial timber staircase rises to the first floor Hallway, turning at the half-landing with a lovely opaque glazed astrigalled window providing light. On the first floor, the Master Bedroom is well set and has a double aspect, making this a particularly bright room with lovely panoramic views. The remaining three bedrooms are all extremely well proportioned double rooms, and there is a good sized contemporary family bathroom comprising a three piece suite with over bath shower and screen. A useful additional shower room is set to the opposite end of the Hallway and is fitted with a three piece suite of shower, wash hand basin and WC. Outside Kaimflat House is set in beautifully maintained gardens and grounds which comprise lawned gardens, orchards boasting a variety of fruit trees, a vegetable/kitchen garden, soft fruit cage, herb garden, patio areas, and a range of outbuildings providing storage. There are various patios/seating /outdoor entertaining spaces to enjoy the lovely surroundings. Kaimflat House also boasts a gated access with substantial driveway and parking for several vehicles to the front. The grounds extend to approximately 6.5 acres thereby including the garden ground above, together with paddock and pond area, as well as some amenity woodland.

Directions From Kelso take the B6461 to Ednam, following the road through Ednam for approximately half a mile, and then take the left hand turn signposted “Hume”.

Kaimflat House is situated on the left hand side of the road after approximately half a mile, and is also signposted.

Satellite Navigation

For those with the use of Satellite Navigation the postcode for this property is TD5 7QN.

GENERAL REMARKS Fixtures and Fittings Only items specifically mentioned in the particulars of sale will be included in the sale price.

Services The property is understood to be served by mains water and electricity , and drainage is understood to be private. There is oil fired central heating.

Mains water is provided off a private line and we understand there is a separate water meter connected to Kaimflat Farm and for which the purchaser will be required to pay an equitable contribution towards maintenance or repair of the private pipework.

Local Authority Scottish Borders Council Headquarters, Newtown St St Boswells, Melrose, TD6 0SA. Tel 01835 824000.

EPC: TBC Council Tax: G Internet Website This property and other properties offered by Edwin Thompson can be viewed on our website at www.edwinthompson.co.uk as well as our affiliated websites at www.rightmove.co.uk and www.onthemarket.com

Rights, Easements & Outgoings The property is sold subject to and with the benefit of all rights of way, whether public or private, and any existing or proposed wayleaves, easements, servitude rights, restrictions and burdens of whatever kind, whether referred to in these particulars or not. The property is sold subject to the rights of public access under The Land Reform (Scotland) Act 2003. The Purchasers will be held to have satisfied themselves on all such matters.

Statutory Designations There are no known special landscape designations, scheduled monuments, listings or other prejudicial notifications affecting the property. There are not understood to be any Environmental Schemes in place. Method of Sale The property is offered for sale with Vacant Possession by Private Treaty. Entry as agreed between the parties. Offers Offers in Scottish Legal Form should be submitted to the Selling Agents. A closing date for offers may be fixed and interested parties are advised to register their interest with the Selling Agents. The Vendors shall not be bound to accept the highest or indeed any offer. Viewing Strictly by appointment with the Selling Agents. Particulars prepared June 2017

INSERT

FLOORPLAN