3 Bed Detached House, Refurb/BRRR, Eyemouth, TD14 5TP £995,000

Description

Westwood Farm presents an adaptable and compact farming unit extending to approximately 85.37 Ha (210.95 acres) in total, which is predominantly located in a contiguous block, benefitting from a highly accessible position close to the A1 trunk road. The property includes an attractive, traditional stone-built dwellinghouse, set in a private and generous area of garden ground that surrounds the property and is partially enclosed by a stone dyke and fencing. There are a number of mature trees and hedging providing shelter and privacy to the farm.
The holding includes a versatile range of modern and traditional farm buildings which are located immediately to the rear of the house, and form part of the southern boundary of the principal block of farmland. The outbuildings may offer a longer term development potential for alternative use (subject to obtaining necessary consents).

The land holding at Westwood comprises an excellent mix of productive arable, grazing ground and amenity woodland which is divided into two blocks with the principal area of land being located to the north of the settlement boundary of Houndwood and is accessed directly from the farm road which leads between the farm steading and farmhouse. There isa further small area of arable and pastureland located to the south of the A1 which is reached via a private track which leads between points A and B on the sale plan. The farmland is well-suited to growing a selection of cereals, silage, hay, and other fodder crops, but at present all of the land is currently down to grass and has been let out for livestock grazing to a local farmer.

Method Of Sale
Westwood Farm is offered for sale as a whole or in 2 Lots.

Lot 1: Westwood Farmhouse, Farm Buildings And Land
Extending To About 81.20 Ha (200.65 Acres)

Westwood Farmhouse
The farmhouse is located on the southern boundary of the principal block of land and is accessed via a short section of private driveway leading north from a minor public road. The property comprises a traditional stone-built farmhouse under a pitched slate roof and is complemented by an adjoining coal shed on the west gable wall. The house requires extensive modernisation and refurbishments, it offers excellent potential to become a spacious family home, with accommodation spread over two levels. The kitchen includes a traditional Aga oven, and each room benefits from existing sash and case windows that allow for ample natural light and views across the surrounding countryside. Full details of the accommodation and room dimensions are provided in more detail within the floor plans contained in these particulars.

Garden Grounds
The farmhouse is set within a generous area of garden ground which surrounds the property and is predominantly laid to lawn. The garden area is partially enclosed by a stone dyke and fencing, with small areas of shrubs, broadleaved trees and hedging providing privacy from the main road. To the rear of the house there is an area of tarmac which also forms part of the adjoining farmyard area, providing ample space for car parking.

Farm Buildings
Westwood Farm is equipped with a useful and adaptable range of modern and traditional outbuildings. The buildings lie to the northwest of the farmhouse and include a small yard area. The farm buildings comprise:

Pig Shed (7.34m X 5.11m)
Of stone construction under a tin roof with a concrete floor.

Store Shed (5.59m X 5.04m)
Of mixed stone, brick and block construction under a box profile roof with a concrete floor.

Garage (18.19m X 6.2m)
Mono- pitched shed and of timber frame construction under a corrugated tin roof and side cladding and a concrete floor.

General Purpose Shed 1 (. 31.3m X 8.62m)
Of timber and steel portal frame construction under a corrugated roof, with Yorkshire-board and tin side cladding, block walls, a concrete and stone floor.

General Purpose Shed 2 (approx. 17.4m X 9.28m)
Of timber and steel frame construction under a corrugated roof, with Yorkshire-board and tin side cladding, block walls, a concrete and stone floor.

Land at Westwood Farm
The land in Lot 1 extends to about 81.20 Ha (200.65 acres) and forms a contiguous area of farm and woodland which extends north and east from the farmhouse and farm buildings. The farmland consists of a mix of arable and grazing ground, with the majority of the land being designated as Grade 4.1 and 4.2 by the James Hutton Institute, with several smaller areas of Grade 3.2 and 5.2. The land is generally of a southerly aspect, rising from approximately 92m above sea level on the southern boundary to 238m near Dalks Law. The land offers an excellent mix of arable and ploughable pastureland closest to the farm steading, and a larger area of pasture and rough grazing land located to the north of the holding. The land is currently all down to pasture and has historically been used for sheep and cattle grazing and is enclosed by a number of neighbouring woodlands along the western and eastern boundaries which provide shelter. There is an area of amenity woodland located on the southeastern boundary of the subjects which is bound to the south by the public road and Houndwood Church and Cemetery to the west, which may offer wider amenity use subject to obtaining necessary consents.

Lot 2: Land South of A1 Extending To About 4.17 Ha (10.30 Acres)
The land in Lot 2 extends to about 4.17 Ha (10.30 acres) and forms a contiguous block of land that lies to the south of the A1 and the Eye Water and is bounded to the south by the main East Coast Railway line. The farmland consists of a mix of arable and grazing ground. The land has been designated as Grade 3.2 by the James Hutton Institute. The land has a slight northerly and westerly aspect, rising from approximately 85m above sea level adjacent to the Eye Water to 97m on the southern boundary adjacent to the railway line. Lot 2 benefits from an agricultural right of access over a private road which leads south from the A1, and between points A-B on the sale plan.

General Remarks and Information

Clawback
The missives of sale of Westwood farm will be subject to the purchaser(s) granting a standard security in favour of the Sellers to clawback 30% of the uplift in value, in the event of planning permission being granted for development for any purpose other than agricultural, over any part of the holding being obtained subsequent from the date of entry for a period of 30 years.

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

Scottish Government Rural Payments and Inspections Directorate

Galashiels, Scottish Government, Agriculture and Rural Economy, Cotgreen Road, Tweedbank, Galashiels, TD1 3SG
Tel:
SGRPID.

IACS
All the farmland is registered for IACS purposes, and the farm code is 71/247/0105

Nitrate Vulnerable Zone (NVZ)
The land at Westwood Farm is included within the Edinburgh, East Lothian and Borders Nitrate Vulnerable Zone.

Basic Payment Scheme Entitlements (BPSE) 2025
Any payments relating to the 2025 scheme year will be retained by the Seller. If applicable, the Purchaser(s) will be responsible upon occupation of the subjects of sale to comply fully with the Statutory Management Requirements to maintain the farmland in Good Agricultural and Environmental Condition (GAEC) as laid down under the Cross Compliance rules of the Basic Payment Scheme (BPS) for the remainder of the scheme year. The Seller may enter discussions with the Purchaser(s) to transfer the right to receive the Basic Payment Scheme (BPS) Entitlements in addition to the heritable property either as a whole or in individual lots of sale by separate negotiation. Further details are available from the Selling Agents.

Less-Favoured Area Support Scheme (LFASS)
All of the land has been designated as being within a Less-Favoured Area.

Solicitors
Shepherd & Wedderburn, 9 Haymarket Square, Edinburgh EH3 8FY

Minerals
In so far as these rights form part of the property title they are included within the sale.

Timber
All fallen and standing timber is included in the sale as so far as it is owned by the seller.

Sporting Rights
In so far as these rights form part of the property title they are included within the sale.

Fixtures and Fittings
All fixture and fittings within farmhouse and buildings are included in the sale price. No other items are included unless mentioned in the sales particulars.

Ingoing Valuation
The purchaser(s) of Westwood Farm shall, in addition to the purchase price, be obliged to take over and pay for at a valuation to be agreed by a mutually appointed valuer(s) with respect to the following:
1. All cultivations and growing crops on a seeds, labour, lime, fertiliser, sprays and machinery basis with an increment representing the enhanced value of the establishment and age of such crops.
2. All feed stuffs, hay, straw, fodder, roots, silage and farmyard manure and other produce at market value.
3. All oils, fuel, fertilisers, sprays, chemicals, seeds, and sundries at cost. Note: If the amount of the valuations has not been agreed on the date fixed for completion, then the purchaser shall pay to the seller such a sum as selling agents shall certify on account at the valuation pending agreement. Should the payment not be made within seven days then the interest will become payable on outstanding monies at 8% over Bank of Scotland borrowing rate.

Deposit
A deposit of 10% of the purchase price shall be paid within seven days of completion of Missives. Deposit will be non-refundable in the event of the purchaser failing to complete for reasons not attributable to the Seller or their Agents.

Post Code
TD14 5TP

What3words
To find this property location to within 3 metres, download and use What3Words and enter the following 3 words:
Lot 1:
Lot 2:

Viewing
Strictly by appointment with the Selling Agents.

Possession and Entry
Vacant possession and entry will be given on completion or such mutual time to be agreed by the seller and the purchaser(s).

Anti Money Laundering (AML) Regulations
Please note that under the 2017 AML regulations we are legally required to carry out money laundering checks against purchasers. Upon verbal acceptance of an offer, we require to identify the purchaser for Anti-Money Laundering purposes. Our service provider ‘First AML’ will contact the purchaser to gather the required identification documents. An information sheet is available from the selling agent on request. We are not able to enter a business relationship with a purchaser until they have been identified Failure to provide required identification may result in an offer not being considered.

Health & Safety
The property is an agricultural holding, and appropriate caution should be exercised at all times during inspection particularly in reference to the farm buildings, farmland and water courses.

Third Party Rights and Servitudes
Lot 2 - Network Rail benefit from a pedestrian right of access across field 14.

The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed as satisfied themselves in respect thereof.