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Glenormiston Farm Cottage, Glenormiston, Innerleithen
Offers Over £360,000

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2 Glenormiston Farm Cottage, Innerleithen, EH44 6RD

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A charming three-bedroom converted terraced farm cottage occupying a peaceful semi-rural location within idyllic surroundings situated between the picturesque Borders towns of Innerleithen and Peebles. Dating back to around 1864, the property was converted in 2008 offering an internal layout perfect for modern family living with a tasteful and stylish interior.  In excellent decorative order throughout, the property offers well-proportioned accommodation over two floors totalling 1,449 square feet and benefits from generous private garden grounds, and a detached double garage.  With a wonderful setting offering beautiful countryside views, 2 Glenormiston Farm Cottage is sure to appeal to a wide range of buyers, and early viewing comes highly recommended.  

Full of charm, the internal accommodation comprises; warm, spacious, and welcoming entrance hallway with staircase to the upper floor, and a guest cloakroom with WC and wash hand basin.  Boasting a dual aspect with a window to the front, French doors to the rear, and a further window to the side of the property is the fabulous open plan dining kitchen and sitting room, the real heart of the home.  Enjoying views over the front garden, the kitchen is fitted with an excellent range of base units with complimentary timber worktop surfaces incorporating a white ceramic sink unit.  Integrated appliances include an electric oven, electric hob, coffee machine, dishwasher, washer dryer, and a fridge freezer.  There is ample space for a dining table and chairs providing the perfect space for family meals and entertaining friends.  Open to the dining kitchen, the light and airy tastefully decorated sitting room area enjoys French doors giving access out to the rear garden and features an inserted multi-fuel burning stove with an oak timber surround which gives this room a real focal point.  Also enjoying a dual aspect with windows to both front and rear, is a further sitting room featuring a spiral staircase leading up to bedroom three which is a decent size, flooded with natural light via two Velux windows.  Taking the main staircase up the second floor, there is a hallway landing with a generous cupboard providing that all important storage space.  There are two comfortable double bedrooms, one positioned to the front, and one to the rear to which both boast beautiful views over the surrounding countryside.  Whilst both bedrooms feature generous fitted wardrobes, the bedroom located to the front of the property benefits from a large walk-in cupboard providing excellent storage.  Completing the accommodation of this fabulous property is the spacious family bathroom which incorporates of a WC, wash hand basin, relaxing double ended corner bath, and a separate enclosed shower unit.  

Externally; the charm continues with private garden grounds to the front, and rear of the property enjoying the peace and tranquillity of its semi-rural location.  The front garden enjoys established mature planting, a large area of lawn with a paved pathway leading to the property and is full bound by timber fencing and mature hedging.  The private and secluded fully enclosed rear garden enjoys two sections laid to minimal maintenance artificial turf whilst a large, paved patio area allows ample space for both outdoor dining and lounge furniture providing the perfect space for alfresco dining.  There is a timber corner summer house, ideal for relaxing, whilst a timber staircase to the rear of the garden leads up, and out, to beautiful open countryside walks around the Glenormiston estate.  The property benefits from a generous detached double garage which is positioned to the front, across from the property, with a separate outdoor store positioned at the rear.  
   
Location:

Glenormiston Estate lies in heart of the picturesque Tweed Valley surrounded by open countryside.  The estate is situated between the charming Borders towns of Innerleithen and Peebles, with Edinburgh approximately 30 miles to the north.  The town of Innerleithen offers a good range of local shopping, medical centre, hotels, restaurants, and primary schooling, while the neighbouring market town of Peebles offers further facilities including the well-regarded High School, banks, post office, supermarkets, swimming pool, leisure centre and thriving theatre and arts centre.  Glenormiston Estate makes an ideal central base for indulging in the various sporting activities available nearby such as golf, fishing, hill walking and horse riding, not to mention the world-renowned mountain biking centres of Innerleithen and Glentress being effectively on the doorstep.  

Services:

Main’s electricity.  Private water and drainage.  Floor mounted oil-fired boiler supplying a radiator heating system.  UPVC double-glazed windows.  Telephone and fibre broadband connection.  

Items to be Included:

All fitted floor coverings, fitted light fittings, and blinds will be included in the sale of the property.

Council Tax and Local Authority:

For Council Tax purposes this property has been assessed as band category C.  Amount payable for the financial year 2022/2023 - £1,522.75.  The local authority is Scottish Borders Council, Council Headquarters, Newtown St Boswells, Melrose, TD6 0SA Tel: 01835 824 000.

Viewing Arrangements: 

Viewings of this property are strictly by appointment.  For more information or to arrange an appointment, please contact JBM Estate Agents on 01721 540170.

Home Report:

A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property.   Please contact us to request a copy.

EPC Rating: 

The Energy Efficiency Rating for this property is D (67) with potential A (93).

Closing Date:

A closing date may be fixed, however, there is no requirement for the seller to fix a closing date when more than one interest is noted.  JBM Estate Agents is entitled to accept their client’s instructions to accept an incoming offer without having a closing date and without giving other parties who may have noted interest an opportunity to offer.  Prospective purchasers who have notified their interest through their lawyers to JBM Estate Agents, in writing, will be advised of a closing date if set, unless the property has been sold previously.   

Important Note: 

Formal offers should be submitted to the Selling Agents in Scottish legal form: JBM Estate Agents, 10 Northgate, Peebles, EH45 8RS.  Telephone: 01721 540170, Fax 01721 520104.  The seller reserves the right to sell at any time and interested parties will be expected to provide the Selling Agents with advice on the source of funds with suitable confirmation of their ability to finance the purchase.  Viewers should be advised that even after an acceptable written offer has been received, in the event of any unreasonable delay by the purchaser in concluding missives, the Selling Agents reserve the right to resume viewings.  

Anti-Money Laundering Regulations:

As with all Estate Agents, JBM Estate Agents is subject to the Money Laundering Regulations 2017.  The regulations require us, the Selling Agents, to perform various checks on the property buyer and in order to comply with the necessary regulations, any offer presented to us must be accompanied with certified photographic evidence of the buyer’s identity and separate certified evidence of the buyer’s residential address before any acceptance of the offer can be confirmed.  Alternatively, if certified documentation is not available, the buyer must attend at our office with their original documents.  Please note, until satisfactory documents have been provided and our checks have been fully completed, we are unable to mark the property as “under offer.”  You should also be aware that we are required by law to report to government authorities any evidence or suspicion regarding money laundering and that we are explicitly prohibited from notifying you of the fact that any such report has been made.   


Rooms

Sitting Room

17' 11'' x 12' 1'' (5.46m x 3.68m)

Kitchen / Dining Room

15' 9'' x 11' 3'' (4.80m x 3.43m)

Bedroom 1

12' 0'' x 11' 8'' (3.66m x 3.56m)

Bedroom 2

14' 2'' x 11' 5'' (4.32m x 3.48m)

Bedroom 3

10' 4'' x 6' 6'' (3.15m x 1.98m)

Sitting Room

15' 3'' x 6' 6'' (4.65m x 1.98m)

Double Garage

18' 0'' x 18' 0'' (5.49m x 5.49m)

Wood Store

12' 6'' x 12' 0'' (3.81m x 3.66m)


Location

Glenormiston Farm Cottage Glenormiston
Innerleithen EH44 6RD
County: The Scottish Borders
Sale Type: For Sale
Ref #: 00001074
Scott Murray
JBM Estate Agents
P: 01721 540170
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