6 bedroom house

SITUATION
Ednam is an ancient place created in 1106 when Edgar, King of Scots, granted the lands known as Edenham, to Thor the Long. Edgar was instrumental in introducing the feudal system into Scotland with Ednam being its first recorded Parish. The title deeds being held in Durham Cathedral.

Ednam has always been an important place with a Church, initially occupied by warrior monks, a school, a brewery and corn mills. The Poet and play write James Thomson, author of Rule Britannia, and Henry Francis Lyte, author of Abide With Me, were both born in the village.

Today the village has a good community spirit which centres on the village hall, the Church and the excellent primary school. Only 2 miles from Kelso it enjoys a lovely rural situation and is surrounded by gently undulating lowland countryside.

Kelso is arguably the most attractive of the Borders towns and is set in an area of great scenic beauty. The town is noted particularly for its fine market square and for the remains of one of the great Border Abbeys. Kelso sits at the confluence of the River Tweed and the River Teviot and is a good shopping centre, as well as providing an excellent range of social and sporting facilities including golf, bowls, tennis, swimming, curling, National Hunt Racing and fishing.

A new high school has been built on the northern edge of Kelso and the town has good road links with the other principal towns in the Scottish Borders. There are railway stations at Tweedbank (16 miles) and Berwick upon Tweed (22 miles). Edinburgh is one hour’s drive away.

The countryside around Ednam offers great opportunities for outdoor pursuits and the Cheviots are within easy reach.

DESCRIPTION
A lovely old Georgian house which exudes character and is set exquisitely in a tranquil location surrounded by lawns and walled gardens overlooking its two paddocks, The Eden Water and glorious countryside beyond. Built in 1833 for the Minister of Ednam Parish the property has since been extended and completely renovated to an exceptional standard to provide a wonderfully capacious modern family home with bright, versatile, nicely proportioned accommodation.

Edenwater House is a registered smallholding with CPH number 92/785/0043.

ACCOMMODATION
Ground Floor:
Oak front door leading to a porch with parquet flooring. Glazed inner door leading to a Hall with original stone staircase leading to first floor.

Dining room.
With three windows overlooking the garden and one facing south west. Two recessed display cabinets and one built-in corner cabinet.

Drawing room.
Three windows overlooking the garden. Built-in display shelves and cupboard. Adam style wooden fire surround with green marble slips and hearth. Working Baxi fire with mesh fire curtain.

Study.
Fitted bookshelves and cupboards. Under stair cupboard.

Butlers Pantry.
With Belfast sink, dishwasher, shelves and storage.

Cloakroom.
With wash hand basin, WC and under stair storage cupboard.

Kitchen/Living room.
The kitchen area, designed as a professional kitchen, has a large six burner stove with appropriate extraction and commercial dish washing machine. Stainless steel work surfaces. The central kitchen area is flanked by the breakfasting area and traditional larders. The working area is fully fitted with stainless steel work surfaces over storage cupboards/drawers included on the central island. Two stainless steel Gastronorm size sinks plus a wash hand basin. One sink is fitted with an electric waste disposal unit. Full height cupboards and storage. In addition to the Hobart commercial 6 burner gas stove with full size oven there is a fitted electric oven and microwave oven. A commercial grade “Gram” refrigerator, a salamander grill, commercial grade extraction hood and fan and commercial grade dishwasher. There is a window in front of the sinks.

The larder area comprises an outer larder with window, shelving including a slate cooling shelf, a refrigerator and a freezer. The inner larder is fully lined with shelving and is ventilated to the outside.

The west facing breakfasting area is surrounded on two sides by 3/4 height double glazed windows.

The existing owners have in the past used the property as an up-market B&B with fine dining and the property benefits from having a premises licence for the sale of alcohol which, subject to the usual conditions, could be transferred to a new owner or simply discarded. The property is rated as domestic and Council Tax is payable.

From the kitchen a passage leads to the back door where there is a cupboard containing electricity meters, burglar alarm controls etc. Back door opening onto a covered walkway leading to the laundry/boiler room (oil fired boiler supplying central heating and hot water) and a solid fuel store then to the back yard. Back door access to the annexe is also found there.

First Floor:
The first floor of the house can be accessed either by the main stone staircase with original Edinburgh railings or via a second staircase adjacent to the kitchen towards the rear of the house.

Via the main stair.
First floor landing with corner display alcoves on each side of the arch. Off the landing is a housekeeping storage cupboard and a heated linen cupboard.

Bedroom 1.
Three windows facing south overlooking the garden and one facing west. Commodious built-in wardrobes. Wired for electric curtains. En suite shower room with power shower, wash hand basin and WC.

Bedroom 2.
Three windows facing south east overlooking the garden and Eden Water and one facing east. Built-in wardrobe, full height shelved cupboard and an alcove with shelves. Wired for electric curtains. En suite bathroom with cast iron bath and separate shower cubicle. Power shower. Wash hand basin and WC.

Bedroom 3.
Two windows facing west. Built-in wardrobe and bookshelves. Bathroom with large cast iron bath with hand-held shower, wash hand basin and WC.

Via door leading to landing at top of the second staircase where there is a large storage cupboard and a separate housekeeping storage cupboard. Passage leading to bathroom with large cast iron bath with power shower over. Sliding glass partition for shower. Wash hand basin and WC.

Bedroom 4.
Fitted wardrobes and cupboard space. Two windows facing west. One facing north.

Bedroom 5.
With wash hand basin. Window facing east.

This suite of rooms can be separated from the main part of the house as they can be accessed without the need to go through the main house which means they make ideal accommodation for a nanny or staff/housekeeper.

Bedrooms 1 to 4 are wired for TV.

The Annexe
A spacious and well fitted semi-detached ground floor apartment overlooking the garden.

The ground floor annexe can be accessed externally via the back door adjacent to the house back door or, at the front, via the sliding glass doors or a glazed fire door overlooking the garden. Internally the annexe can be accessed via security/fire doors leading into the main house. Accordingly, the annexe can be utilised either as part of the main house or separately, self-contained, as accommodation for relatives/staff/carers/self-catering.

Open plan living room/kitchen.
With gas fire. Fully fitted kitchen comprising oak work surfaces with cupboard storage under, stainless steel sink and drainer, cooker hood, fitted oven, electric hob, microwave oven, refrigerator and dishwashing machine. Further storage cupboard and open shelving. From this area a passage with a large storage cupboard for linen/cleaning materials etc. leads to:-

Double bedroom.
With fitted wardrobes and drawers. Double window facing east.

Fully tiled shower room.
With walk-in shower, wash hand basin and WC.

Outbuildings
To the east of the house, adjacent to the back door, is the laundry/boiler house/drying room with oil fired boiler, large stainless steel sink unit, washing machines, tumble dryer, shelving and storage. A solid fuel store and a tool store.

Enclosed Yard
Between the house and the coach house there is an enclosed yard which is partially covered to afford sheltered outside recreation areas. This area is enclosed by walls or wrought iron gates/railings.
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The Coach House
A stone built building with slate roof. Currently the part originally designated for garaging is being used as a home cinema/wine cellar but could very easily be reconverted into a garage. The other half is currently being used as a studio/work room and for storage.

In 2007 Planning Permission was granted for the conversion of the Coach House into a private dwelling house. Whilst planning permission has lapsed plans for the proposed development are available for inspection. The Coach House has access to mains water, drainage and has a gas supply separate from the main house. Presently electricity is fed via the main house supply.

Car port and garden workshop/potting shed
Passing through the main entrance gates (cast iron supported by stone pillars with stone eagles on top) the drive splits. To the right there is an attractive easily maintained garden/barbecue area, a large car port and workshop/storage area. The workshop is supplied with electricity. With relevant planning permission this area could support development into additional living accommodation or stabling.

Turning to the left via wrought iron gates leads to the car parking area at the front of Edenwater House. Going strait ahead leads on to the Church. Churchgoers enjoy a right of access to and egress.

Garden and Grounds
Edenwater House enjoys particularly delightful views over the south facing garden. The house and garden are entirely surrounded by walls and gates affording the garden shelter and of course providing good security and privacy. From the garden there are wonderful uninterrupted views of the paddocks, The Eden Water and the Cheviot hills beyond.

Directly in front of the house there is an extensive paved terrace, a low wall with rockery, lawns and borders. On the right is a summer house flanked by herbaceous borders, trees and shrubs. On the left are shrubberies with trees, paths and paved/gravelled seating areas.

Paddocks
In front of the house there are two paddocks (about 1.55 and 2.45 acres respectively). Bisected by the Eden Water. Whilst these paddocks afford the house a high degree of amenity and security they also provide excellent sheltered grazing and would be suitable for horses or a hobby farming enterprise.

The Eden Water
The Eden Water is a delightful feature of the property, flowing as it does through the two paddocks, with riparian fishing rights included. It attracts a lot of wild life with herons, swans, duck, otters etc. From Ednam it flows about two miles further where it joins the River Tweed. All of the best Tweed beats from Rutherford to The Lees are within 8 miles or so of Edenwater House


EPC Rating = F



Marketed by: Galbraith, Kelso