Property Detail & Description

Cotfield Lodge Comprises

Reception Hall, Sitting Room, Dining/Kitchen, 2 Bedrooms, Family Bathroom.

Garden Grounds

Off Street Parking, Garage, Garden Grounds, Stunning Views.

Mileage

Lilliesleaf 1.5 Miles, Edinburgh 47 miles, Borders Railway Terminus Tweedbank 10 miles, Melrose 9 miles, Denholm 4 miles.

(All distances are approximate)

Situation

Cotfield Lodge is situated in a quiet peaceful setting just outside the popular village of Lilliesleaf, near Melrose. Lilliesleaf is a pretty village with a strong community spirit. The village offers a well-attended parish Church and a very popular public house. The area has some of the most beautiful countryside in the UK and offers excellent walking and cycling opportunities from the property.

Four miles to the south east is the village of Denholm. Denholm is positioned around a pretty village green and offers excellent local amenities including a primary school, public house/hotel, butcher, tearoom, post office, bakery and restaurant. 7 miles south is the town of Hawick which has further secondary schooling and national retailers and supermarkets. The popular town of Melrose is 9 miles to the north. Melrose, which took the 2018 Sunday Times title of the “Best Place to Live in Scotland”, is one of the most picturesque towns in the Sottish Borders and a popular tourist destination offering the world-famous Melrose 7’s, Melrose Abbey, Harmony House, Priorwood Gardens and Abbotsford House, the former home of Sir Walter Scott.

The area boasts a number of golf courses and there are sporting opportunities for shooting and fishing. The river Tweed is approximately 10 miles distant.

The BGH (Borders General Hospital) lies just to the south of Melrose and is very accessible for Cotfield Lodge, as is Tweedbank Train Station which provides a service into Central Edinburgh in approx. an hour. Berwick Upon Tweed (approx. 40 miles) provides a major rail link for travel to the South and for the frequent flier, airports can be found in Edinburgh or Newcastle.

Description

Cotfield Lodge is situated in an elevated position just to the south of Lilliesleaf. The property is accessed off a private estate drive that the cottage has a right of access and servitude over. A parking area suitable for two cars lies in front of the cottage and leads to the front door and into a reception vestibule. The hallway beyond offers access to most of the accommodation within starting with the sitting room. The sitting room is a comfortable room with a wood burning stove and views over the front drive and estate lochan beyond. Off the sitting room is bedroom 1. The bedroom is a generous double and has a single glazed door that lead directly into the garden. Bedroom 2 is on the other side of the cottage. Both bedrooms offer ample storage and are supported by a family bathroom. The kitchen completes the accommodation within Cotfield Lodge. The kitchen has a good range of wall and base units, integral appliances and is large enough for a dining table.

Garden Grounds

Cotfield Lodge sits in the middle of particularly attractive garden grounds. The much loved rear garden has been planted with mature trees, plants and shrubs that are positioned around a lawned area. The garden is south facing and offer particularly stunning southerly views over the surround countryside to the Cheviot Hill beyond.

GENERAL REMARKS

Right of Pre-emption

There is a right of pre-emption over Cotfield Lodge, which was created after 1st September 1974. It is the Seller’s intention to seek to clear this right from the title in perpetuity when the property is under offer. Further details are available from the selling agent.

Satellite Navigation

For those with the use of Satellite Navigation the postcode for this property is TD6 9JW.

What3words

working.slider.roughness

(please download the application “what3words” for the exact location)

Tenure

Freehold

Fixtures and Fittings

All fitted carpets, blinds and light fittings are included with the sale.

Listing and Conservation

Please be aware, Cotfield Lodge is not listed, nor is it in a conservation area.

Services

Oil fired central heating.

Mains electricity and water.

Private drainage to a septic tank.

Council Tax

Band E.

Energy Efficiency Rating

Band 33 (Rating F)

Local Authority

Scottish Borders Council - Telephone: 01835 824 000.

Internet Web Site

This property and other properties offered by Rettie & Co can be viewed on our website at www.rettie.co.uk as well as our affiliated websites at www.rightmove.co.uk www.onthemarket.com and www.thelondonoffice.co.uk.

Servitude Rights, Burdens & Wayleaves

The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.

Particulars and Plans

These particulars and plan are believed to be correct, but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.

Misrepresentations

1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie Borders LLP, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.

2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.

3. Any error, omission or misstatement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.

Important Notice

Rettie Borders LLP, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or misstatement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie Borders LLP have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.

3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.

Proof and Source of Funds/Anti Money Laundering

Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/ funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction.

All individuals involved in the transaction are required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.