Langholm, Dumfriesshire

KIRKTON HOUSE

KEY FEATURES

Kirkton House is the most delightful Georgian former manse, originally built in 1763. This impressive C Listed family home is set in just under 3 acres of beautiful garden grounds and enjoys a semi-rural location that is still highly accessible to Edinburgh and Carlisle, with a high level of privacy.

The property is surrounded by open countryside and is on the banks of the Kirkton Burn, a tributary of Ewes Water, and which meanders through the garden. There is an extensive stone outbuilding (predominantly two storey), which had planning permission for conversion to additional residential accommodation. This building is presently used for storage/garaging/workshop but is a particular feature of the house and it would be easy to reinstate the now lapsed permission.

Built of traditional construction under a slate roof, the house offers wellproportioned rooms, retained period features, large windows and a flexible layout, and is in excellent condition throughout, with a stylish interior.

The accommodation comprises of three formal reception rooms, a garden room, beautiful kitchen with Aga and central island, six double bedrooms (one with ensuite bathroom), two additional bathrooms, a utility area and rear porch, boiler/boot room, and cloakroom/WC.

The extensive grounds include wooded areas, a charming walled garden, terrace, pathways and a split driveway, offering parking to the front and side of the building.

Ground Floor

A solid timber door opens into the attractive vestibule, which boasts original floor tiles. A glazed inner door then leads into the large and welcoming reception hall, with timber flooring and a sweeping staircase with original balustrade leading to the upper floors.

There are three generous reception rooms to the front of the house, all boasting open fireplaces or wood burning stoves, working shutters to the large sash and case windows and a dual aspect.

The kitchen is located to the rear of the property and offers an excellent range of shaker style units with granite worksurfaces and 2 door oil fired Aga. There is a Belfast sink and integrated appliances, while the island has a solid wood worktop, built-in induction hob and wine fridge. Double doors lead through to the lovely conservatory, which offers the ideal informal dining/entertaining spot and enjoys views over the garden, with direct access to the patio and lawn via a glazed door. A cloakroom/WC and utility area with adjacent boiler room, completes the ground floor accommodation.

First floor

There are four generous double bedrooms on the first floor. Two of the bedrooms are to the front elevation and are situated next to a modern bathroom comprising spa bath with shower over, WC and wash hand basin set within a vanity unit. A double bedroom to the rear boasts a lovely en-suite bathroom, offering a free-standing roll top bath, separate shower cubicle and velux windows, while the fourth bedroom enjoys views over the walled garden and beyond up the hill.

Stairs from the first floor landing continue up to the second floor, where two identical double bedrooms can be found. Both bedrooms have dormer windows to the front elevation and charming cast iron fireplaces.

Outside

A gated entrance with gravelled driveway leads to a large parking area at the front of the house, and also splits, with the remainder of the driveway leading to additional parking and a garage by the back door. Also adjacent to the back door is a useful stone-built fuel and freezer store. The property is set within the most beautiful, established and well stocked garden grounds that extend to approximately 2.68 acres, comprising wooded areas, lawn, a walled garden, sheltered patios, greenhouse, fruit trees, specimen trees and plants, and vegetable beds. The walled garden is divided in two by a high hedge, giving a real sense of privacy and additional shelter. The Kirkton Burn meanders through the garden;

there are two bridges that cross the Burn and a private path that leads to the Kirk next door. To the northwest of the house is an impressive and large C Listed outbuilding. This traditional, predominantly two storey building offers huge scope for redevelopment subject to the necessary planning consents. It is worth noting this building had planning permission (now lapsed) for conversion, and we understand that planning permissions could be easily reinstated if desired. There is an exciting opportunity for a purchaser here, for the creation of perhaps an annexe for a relative, offices, a stateof-the-art leisure complex or perhaps even holiday let accommodation.

Local Area

Kirkton House is situated approximately 4.5 miles north of Langholm, in a secluded private setting and surrounded by beautiful countryside. The property enjoys an ideal location for exploring the Borders countryside, with a strong equestrian/ common riding tradition and a variety of sport and outdoor pursuits. There is good sea trout fishing available on the nearby Border Esk. Carlisle is situated 25 miles to the south, with access to the M6/M74 whilst Edinburgh is approximately 75 miles to the north.

Approximate Mileages

Langholm 4.5 miles | Edinburgh City Centre 75 miles | Carlisle 25 miles

Services: Mains electricity and water, oil fired central heating, private septic tank. Please note that the septic tank is registered with SEPA. Two door oil-fired Aga. Double glazed throughout (with the exception of the window in the boiler room).

Fixtures and fittings: Certain contents may be available by separate negotiation.

Viewings: Strictly by appointment with the sole

Registered in England & Wales. Company No: 09714713. Registered Office Address: Mart Office Townfoot, Longtown, Carlisle, England, CA6 5LY.

Trading As: Fine & Country South Scotland

copyright © 2023 Fine & Country Ltd.

selling agents, Fine & Country South Scotland.

Offers:

All offers should be made in Scottish Legal Form to the offices of the sole selling agents, Fine & Country South Scotland by email to southscotland@fineandcountry. com

Home Report: A copy of the Home Report is available on request from Fine & Country South Scotland.

EPC: F

Local Authority: Dumfries & Galloway Council – Council Tax Band G

OUTBUILDINGS

Agents notes: All measurements are approximate and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the

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