Otterburn House, Morebattle, Kelso, Roxburghshire

Secluded country house at the foot of the Cheviot Hills

Kelso 8 miles, Jedburgh 11 miles, Berwick-upon-Tweed 26 miles, Edinburgh 54 miles (Distances approximate)

On the Instructions of Roxburghe Estates

7 3 4

SituationOtterburn House is a handsome Georgian former farmhouse, in a secluded parkland setting, close to the village of Morebattle. It is a short distance from the historic Scottish borders towns of Jedburgh and Kelso with their dramatic ruined abbeys. Both are bustling towns and popular tourist destinations, providing schooling, a modern health centre, shops, supermarkets, hotels and a range of professional services. Morebattle has a primary school, village shop and pub. There are private schools at Melrose and Berwick-upon-Tweed both approximately 20 miles.

The spectacular rolling landscape of the Cheviot Hills offers unrivalled scenic beauty. The area is renowned for its wealth of sporting and recreational opportunities and its strong equestrian tradition. The Scottish Borders offer some of the finest fishing in Britain on the Rivers Tweed and Teviot, with a wide variety of other sporting activities including game shooting, cycling, riding and golf (located approximately 7 miles to the north west of Otterburn House is the championship Roxburghe course). Kelso Racecourse hosts 15 national hunt race meetings each season and there are also 3 local point-to-point meetings each year. The Scottish Borders has a strong agricultural community and the Border Union Show at Kelso in July and the famous annual tup sales in September are highlights in the local farming calendar.

Otterburn House has excellent transport links: Berwick-upon-Tweed is situated only 26 miles to the north east, with its inter city rail connections to both north and south. The journey by rail from Berwick-upon-Tweed to London takes about 3 hours and 40 minutes. The Borders railway, linking Edinburgh and the Borders (a journey time of approximately 1 hour), was opened by the Queen in September 2015. The terminus is at Tweedbank, just outside Melrose (20 miles). Newcastle and Edinburgh International Airports are respectively 54 miles and 62 miles to the south and north.

DescriptionDating from at least as early as 15th century Otterburn House is a delightful small, residential Borders estate with a handsome house at its centre. On the market for the first time since 1945 the sale represents a rare opportunity to purchase one of the Borders hidden gems. Otterburn House is an attractive, Georgian, former farmhouse built of rendered

4 reception rooms, 7 bedrooms, 3 bathrooms, dressing room, various domestic offices

3 bedroom lodge

3 bedroom bungalow

Extensive grounds including spectacular walled garden, parkland and grazing, woodland, burn, tennis court

In all about 33.24 acres

For sale as a whole

stone under a slate roof. The house, with its sunny, south-easterly aspect, is approached along a private, tree and rhododendron-lined drive. The site is very private, surrounded by parkland, mature policies and specimen trees.

The house has enormous character and charm and retains many of its original interior features that include an elegant staircase, large doorways, fireplaces and generous proportions throughout. A programme of refurbishment is required but the layout of rooms gives scope for enlarging the kitchen with access to the garden and for adding extra bathrooms. The main reception rooms are exceptional and are characterised by bay windows overlooking the garden. The bedroom accommodation, mostly with south-facing views, is well-proportioned and large enough to create en-suite bathrooms. Otterburn House will make a lovely family home.

(See floor plans for room layout and dimensions).

OutbuildingsContained within the south-west wing of the house are a number of storerooms and former “domestic offices” which provide plenty of scope to add to/improve the accommodation. There is an integrated (double) garage. In the garden is a summerhouse; there is also a timber stable block adjacent to the paddocks and a small pavilion beside the hard tennis court.

Garden and GroundsThe private drive up to Otterburn House passes through amenity woodland and parkland. Surrounding the house is a fabulous garden where the walled garden is of particular note with well-maintained herbaceous border and rose beds. It is a garden for all seasons, rich in colour (yielding a huge variety of soft fruit and vegetables, including asparagus and peaches from the greenhouse), with a wonderful outlook. Terraced beds cascade down the bank below the walled garden to the paddock below through which flows the Otter Burn. The whole property extends to approximately 33.24 acres and includes 11.95 acres of woodland and 17.57 acres of good grazing, a significant proportion of which is suitable for making hay.

The house has beautiful views across its own grounds. The variety of mature trees and shrubs throughout the garden and woodland offer a constantly changing scene throughout the year. The walled garden is breath taking. It is rare to find a garden in such wonderful condition.

The grass paddocks extending to 17.57 acres are presently grazed by a neighbouring farmer for his pedigree Hereford cattle on a grazing agreement for 2020.

Otterburn LodgeAt the drive entrance is Otterburn Lodge. The house consists of 3 bedrooms, bathroom, living room and kitchen and is currently let on a short assured tenancy.

Otterburn BungalowLocated a short distance to the north of Otterburn House, the Bungalow consists of 3 bedrooms, living room, bathroom and kitchen and is unoccupied.

Directions (TD5 8EQ)Travelling south from Edinburgh on the A68, take the left turn onto the A698 heading for Kelso. At the junction for the B6401 turn right. Proceed for almost 3 miles and take the second turning on the right. Otterburn Lodge and the drive up to Otterburn House, appear on the left after approximately ¼ of a mile.

EPC ratingsOtterburn House: F Otterburn Lodge: E Otterburn Bungalow: E

Sporting RightsThe sporting rights are in-hand.

Travel ArrangementsAirport: Edinburgh – Tel: 0844 448 8833 Newcastle – Tel: 0871 882 1121

Railway StationsBorders Railway, Edinburgh and Berwick-upon-Tweed General Rail Information – Tel: 08457 48 49 50 www.nationalrail.co.uk/stations

HotelSchloss Roxburghe, Heiton, Kelso TD5 8JZ Tel: 01573 450 331

Otterburn Lodge

Otterburn Bungalow

Car HireAvis – Tel: 0990 900500 Europcar – Tel: 08457 222 525

SolicitorsMessrs Anderson Strathern, 1 Rutland Court, Edinburgh EH3 8EY Tel: 0131 270 7700

Local AuthorityScottish Borders Council, Council Headquarters, Newtown St Boswells, Melrose TD6 0SA Tel: 01835 824 000

Conditions of Sale1. Fixtures and Fittings Items not specifically mentioned within the sale particulars are not included in the sale but may be available for purchase at separate valuation. All carpets are included in the sale.

2. Title The subjects are sold under the conditions in the Title Deeds, rights of way (if any), water rights affecting the same, whether shown in the Title Deeds or not. They will be sold as possessed by the Seller and no warranty is given. A right of access will be granted over the shared access to the bungalow and grass field behind the bungalow on the basis of maintenance of the shared access according to user.

3. Deposit On conclusion of missives a deposit of 10 per cent of the purchase price will be paid with the balance due at the date of entry. This deposit will be non-returnable in the event of a purchaser failing to complete the sale for reasons not attributable to the Sellers or their agents.

4. VAT The VAT position relating to the property may change without notice. The agricultural property is subject to VAT and an apportionment of the sale price will require to be made and VAT applied to the agricultural proportion.

EntryBy arrangement.

ViewingViewing is st rict ly by prior appointment with the Sole Agents Knight Frank LLP. Prior to making an appointment to view, Knight Frank LLP st rongly recommend that you discuss any particular points which are likely to aff ect your interest in the property with a member of st aff who has seen the property in order that you do not make a wast ed journey.

Closing DateA closing date by which off ers must be submitt ed may be fi xed later. Anyone who has informed the Selling Agents in writing that they intend to make an off er will be sent a lett er drawing their att ention to the Closing Date.

Off ersAll off ers to purchase the property (regardless of whether the off er is on a cash basis or subject to loan funding) must be accompanied with evidence of Source of Funds. This can be in the form of a bank st atement showing the purchase price, a fi nancial reference from a bank/funding source, or confi rmation from a solicitor that the purchaser has suffi cient funds to complete the purchase.

In addition, the purchaser must supply certifi ed copies of his/her passp ort and confi rmation of residence in terms acceptable under anti money laundering (AML) legislation. These documents will be required for all individuals who will appear on the title once the transact ion is complete.

ServicesServices O� erburn House O� erburn Lodge O� erburn Bungalow

Elect ricity Mains Mains Mains

Water Mains Mains Mains

Drainage See below Septic tank See below

Central heating Oil fi red central heating LPG Solid fuel central heating

Council tax H D E

These services have not been test ed and therefore there is no warranty from the agents. The exist ing drainage arrangements for Ott erburn House are unlikely to meet current SEPA regulations and will, therefore, have to be upgraded for which the purchaser will be resp onsible. The purchaser will be given servitude rights to inst all a new septic tank and ancillary equipment on the adjoining ground owned by the seller as required.

The mains water is supplied via a private pipe which serves the subject s and other adjoining properties. Maintenance, repair and renewal of the private pipes will be on a mutual basis according to user with the necessary reciprocal rights of access for maintenance etc for the subject s and the adjoining properties.

Conne� ing people & property, perfe� ly.

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors.

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. Particulars dated: February 2020. Photographs dated: October 2019.

Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.

01896 807 010melrose@knightf rank.com

0131 222 9600edres@knightf rank.com

Knight Frank LLPSt Dunst an’sHigh StreetMelroseRoxburghshire TD6 9PS

knigh� rank.co.uk

Knight Frank LLP80 Queen StreetEdinburghEH2 4NF

knigh� rank.co.uk

Approximate Gross Internal Floor Area417.5 sq m / 4494.3 sq �

This plan is for guidance only and must not be relied upon as a st atement of fact . Att ention is drawn to the Important Notice on

the last page of the text of the Particulars