3 bedroom cottage

*CLOSING DATE 9/9/22*

Pockleaf has been used as a much loved family retreat/private holiday home for many years.  The property now requires full renovation, including the installation of modern electrics (please note there is no mains electricity nearby and the property currently has no electricity supply. The property is set in an idyllic rural setting with flexible accommodation and scope to convert the separate detached stone outbuilding and extend the existing living accommodation within the cottage.

Access is given over a grassy track from the main forestry track, which runs alongside the stream.  The front door opens into a porch and subsequently the hallway, with understair cupboard and timber stairs leading to the first floor.  The living/dining room is well proportioned, with wood burning stove (with back boiler), stone floor and double glazed window to the front elevation. Just off this room is the kitchen, with sloped ceiling, belfast sink and window to the front.  To the rear of the kitchen is a useful larder with sandstone sconces and window to the rear.  A large family room is used as a third bedroom; this room has an open fire, wooden floor and double glazed window to the front elevation.  The bathroom, comprising of cast iron bath, WC and wash hand basin, completes the ground floor accommodation.  Upstairs there are two double bedrooms with sloped ceilings and double glazed windows. One of the bedrooms features a fireplace.

Attached to the cottage is a large outhouse with cobbled stone floor.  Presently used as storage space, this room could form part of an extension to the living accommodation subject to the necessary planning consents.

Please note that no guarantees or warranties are given as to the function of any appliances and/or fireplaces. The property is sold as seen. 

Outside

The property is set within approximately 6.6 acres.  The garden to the front of the house is bordered by a hedge and is predominantly laid to lawn. The land surrounding the property mainly comprises of mixed woodland, with approximately 200 - 250 Sitka Spruce trees, but also including mixed larch, oak, birch and copper beech. There is an open fronted pole barn with corrugated tin roof and walls, presently used as a log store.  An attractive stone outbuilding, with two former pigstys to the gable end, offers an opportunity to convert to studio or workshop space, or even additional living accommodation, subject to the necessary consents.  This building comprises of two large rooms.

Overall, this is a unique rural property, rare to the market, that must be viewed to be appreciated.

Services: Pockleaf is serviced by private drainage with septic tank and a private water supply. The property benefits from a wood-burning stove with back boiler and partial double glazing. Please note the septic tank is registered and authorised by SEPA. The private water supply comes from a spring and the collecting tank is located to the rear of the property just outside of the boundary.

EPC: G

Local Authority: Dumfries & Galloway Council, English Street, Dumfries, DG1 2DE. [use Contact Agent Button].

Council Tax: Pockleaf is within Dumfries and Galloway council tax band B.

Solicitors: TBC

Tenure and Possession: The property is held freehold and offered for sale with vacant possession.

Fixtures and Fittings: All standard fixtures and fittings are to be included in the sale.

Matters of Title: The property is sold subject to all existing servitude rights, burdens, reservations and wayleaves, including rights of access and rights of way whether contained in the Title Deeds or informally constituted and whether referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied themselves as to the nature of such servitude rights and others.

Money Laundering Obligations: In accordance with the Money Laundering Regulations 2017 the selling agents are required to verify the identity of the purchaser at the time an offer is accepted.

Viewing: Strictly by appointment only through the sole selling agents, C&D Rural [use Contact Agent Button].

Offers: Offers should be submitted in Scottish Legal Form to the selling agents. The owner reserves the right to sell without imposing a closing date and will not be bound to accept the highest, or indeed any, offer. All genuinely interested parties are advised to instruct their solicitor to note their interest with the Selling Agents immediately after inspection.