Lot 1 West Leas

• Private and spacious traditional house with 4 Bedrooms & 3 Public rooms
• Extensive area of garden grounds with manicured lawns, cascading streams and slow water pools
• Attractive courtyard with modern glass house, garden room, further ancillary garden stores and an office
• Excellent range of modern outbuildings which may present options for alternative forms of business or amenity use
• Productive areas of mixed arable land, pasture ground, upland grazing and amenity woodland
• Large areas of a commercial and broadleaved woodland plantations providing longer term source of income
• Panoramic views of the some of the most scenic countryside in the south of Scotland
• Secluded stretch of double riverbank on Rule Water providing the ability for wild swimming or other wellbeing opportunities
• Situated in a rural location close to local amenities and access to the wider Central Borders
• Potential to expand the sporting, recreational, natural capital and environmental interests

SituationWest Leas offers a rare opportunity to acquire an exceptional residential, farming and woodland estate located on the banks of the Rule Water and within one of the most scenic areas of the south of Scotland. The property is located close to the village of Denholm (3.5 miles) and the popular Borders town of Jedburgh (6 miles). Denholm is a picturesque village sitting halfway between Jedburgh and Hawick, it offers local shops, pubs, cafés and a primary school, which all surround a large village green. The village is served by the A698 and is surrounded by rolling farmland, open countryside and is bound by the River Teviot to the north. The attractive town of Jedburgh is roughly 6 miles to the east from West Leas and is known as the “historic gateway to Scotland”. Just 8 miles to the west is the former market town of Hawick. Hawick is the largest town in the region, offering a larger selection of business and retail services including several supermarkets, a secondary school and a variety of recreational and sporting facilities. The city of Edinburgh is approximately 50 miles to the northeast and boasts a substantial range of amenities including retail centres, leisure and business facilities, as well as many historic monuments and landmarks. There is rail travel via the Edinburgh-Borders railway from Tweedbank (18 miles), connecting to Edinburgh Waverly offering regular mainline rail connections to the north and onward rail service on the east coast main line to London King’s Cross (journey time of just over 4 hours). Newcastle Airport (51 miles) and Edinburgh Airport (60 miles) both provide an array of domestic and international flights just over an hour’s drive southeast and north respectively. This area of Scottish Borders is known for its stunning scenery, extensive wildlife and choice of outdoor pursuits including walking, climbing and cycling, as well as a wide range of field sports, with a number of estates in the vicinity offering driven and walked up game, along with fishing on several reputable fishing rivers including the River Tweed. Hawick, Minto and Jedburgh golf courses are all nearby and all the Border towns have famous and well regarded rugby clubs.West Leas House itself is accessed via a short section of private road leading from a minor public road which links the A698 to Bonchester Bridge. The house sits in a secluded position surrounded by mature, commercial and broadleaved woodland plantations, and an extensive area of garden grounds, which combined, provide privacy and shelter.HistoryWest Leas has been in the current seller’s family since 1995, but the property and surrounding area are steeped in history. West Leas was originally the home dairy for the larger Wells Estate, which was situated in the heartland of Roxburghshire between Rule Water and the extinct volcano Rubers Law. At various stages the land has been part of a much larger estate which has been transferred amongst some of Scotland’s best known Border names of the Turnbulls, the Rutherfords, the Stewarts of Traquair and the Eliotts of Stobs.In the 1890’s the wider Wells estate was put on the market and was bought by Sir John Usher of Norton, the son of the founder of Messrs. Andrew Usher & Co. which as well as being one of Scotland’s leading brewers and whisky blenders had, for a number of years, the sole purchasing rights to Glenlivet whisky. The Usher family owned the estate without break for almost 100 years, before the Estate was sold and largely split up in the mid-1990s. The current owners have tastefully modernised and extended the original West Leas farmhouse during their ownership offering sizable modern accommodation throughout and have converted the nearby courtyard into a delightful glass house, garden room and office. The garden and grounds at West Leas have been carefully landscaped and extended by the current owners and now offer an exciting and dramatic backdrop to the house on a grand scale. The gardens have benefitted from a constantly growing and evolving area, centred on a feat of liquid engineering, with a cascading stream contrasting with slow water pools and a lily pond. A number of land parcels have been acquired at West Leas over a period of almost 30 years, including a productive area of farmland extending west from the Rule Water with further larger areas of commercial and broadleaved woodland plantations being added to the west and north of the house and buildings and extending right up the western slope of Rubers Law.Method of SaleWest Leas is offered for sale as a whole or in 3 lots.Lot 1: West Leas House, Buildings and about 36.14 Ha (89.30 Acres) of pasture, woodland, and riverbank on Rule WaterWest Leas HouseWest Leas house comprises an attractive and secluded residential property, set within amature and landscaped area of garden ground and policies which are bound to the west ofthe Rule Water.The property is of traditional stone construction under a pitched slate roof, the property has been tastefully modernised and was extended during the current ownership. The most recent addition including a master bedroom with ensuite bathroom and dressing room, a dining room, and large drawing room with only the decoration and flooring to complete. The house provides comfortable and spacious family accommodation over three levels. Details of the accommodation and room dimensions are set out in more detail within the floor plans contained in these particulars.Garden GroundThe property is accompanied by an extensive area of well cared for garden and grounds which surround the property and have been tastefully landscaped and extended over the years. The garden includes several areas of manicured lawns, a cascading stream with slow water pools and a lily pond. The mixed amenity woodland planting and orchard provides shelter and amenity. There is a wide collection of perennials and shrubs which provide an excellent backdrop to the property and the courtyard garden links to the temperature controlled garden rooms housing a collection of exotics plants. There is an area of paved decking adjacent to the kitchen on the southern elevation of the house which offers space for alfresco dining, an ideal area to the make the most of a Scottish summer.OutbuildingsWest Leas is well equipped with an excellent range of traditional and modern outbuildings. The traditional buildings lie to the north of the main house and are set in a courtyard formation around a terraced patio area and feature pond. The buildings are of traditional stone, part modern block and brick construction under slate roofs and provide several stores, an office, car port, plant room housing 55kW biomass heating system and hopper store, there is a potting shed with WC,modern glass house and a garden room. The western building houses a workshop and garden store with further W/C and small Kitchen area. The office, garden room and glass house are all connected to the biomass boiler. Full details of the accommodation and room dimensions for courtyard buildings are set out in more detail within the floor plans contained in these particulars. In addition to the traditional complex adjacent to the house there is a further range of more modern buildings comprising:Modern Shed 1 (9.39m x 20.1m)Of steel portal frame construction under box profile roof with block walls and Yorkshire board side cladding. The building is used as a woodchip and log store and there is a single loose box.Modern Store 2 (23.42m x11.51m)Of steel portal frame construction under insulated box profile roof with block walls and concrete floor, up and over electric garage door and a mezzanine store area above.Yard Area / Polly TunnelIn addition to the buildings there is a large concrete yard area which includes various compost and store bunkers. There is a large poly tunnel (8.43m x 17.16m) with central concrete passage.Former FarmhouseLocated at the bottom of the garden, is the ruin of the original farmhouse which is of stone construction under a partially dilapidated tin roof, with power and water on site. May offer opportunity for further development (subject to obtaining necessary consents).The Land / Woodland at Lot 1 About 36.14 Ha(89.30 Acres)The garden grounds, farmland and woodland within Lot 1 extends to about 36.14 Ha (89.30 Acres) in total, and forms an excellent mix of versatile pasture fields, areas of mature conifer and broadleaved woodland plantations, and riverbank on the Rule Water. There are a number of enclosures of pasture which surround the house and buildings, with further enclosure bound to the east by the Rule Water. All the pasture fields benefiting from stock proof fencing with some of the fences having been replaced in recent years and are served by private fed water troughs. The land and woodland areas within Lot 1 are accessed via a network of internal farm tracks which lead from the house and buildings or directly from public road which bounds the subjects to the west. There is an additional route of access via a third party owned road, which leads north from the adopted public road and to the west of the neighbouring property known as Billerwell, as shown on the sale plan between points A-B. The pasture fields have been classed as grade 3.2 and 4.1 by the James Hutton Institute and would be well suited to grazing by a small herd of sheep or could be used for equestrian purposes in conjunction with the modern buildings within Lot 1. The surrounding area benefits from an excellent number of riding routes which lead off the main road including the existing forestry roads leading from the west of the property. The woodland within Lot 1 provides a mix of mature and semi mature broadleaved and conifer trees, with the largest area of woodland comprising an area known as the Heron Wood which is partially bound to the southeast by the Rule Water.General Remarks and InformationIACSAll the farmland is registered for IACS purposes, and the farm code is 778/0014Nitrate Vulnerable Zone (NVZ)The land at West Leas is not included within a Nitrate Vulnerable Zone.Basic Payment Scheme Entitlements (BPSE) 2025There are no Basic Payment Scheme Entitlements (BPSE) as they belong to the exiting grazing tenant. 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 Entitlements (BPSE) 2025 for the remainder of the scheme year.Forestry Grant SchemeThere is a Grey Squirrel Control Grant Scheme which has been entered into covering parts of Lot 1 and 2. The purchaser(s) will be responsible upon occupation of the subjects of sale to comply with all ongoing management requirements to meet the Grey Squirrel Control Grant Scheme as laid down under Forestry Grant Scheme Contract for the remainder of the scheme until 2025. For further details, please contact the selling agent.Less-Favoured Area Support Scheme (LFASS)All of the land at West Leas has been designated as being within a Less-Favoured Area.Scottish Government Rural Payments and Inspections DirectorateCotgreen Road, Tweedbank, Galashiels, TD1 3SGTel: 0300 2441400SGRPID.galashiels@gov.scotLocal AuthorityScottish Borders Council, Newtown, St Boswells, Melrose, TD6 0SAMineralsIn so far as the mineral rights form part of the property title they are included within the sale.TimberAll fallen and standing timber is included in the sale in so far as it is owned by the seller.Sporting RightsIn so far as these rights form part of the property title they are included within the sale.Historic & Environmental DesignationsAn area of land forming part of Lot 2 and located just below the summit of Rubers Law has been designated as a scheduled monument as part of the larger Rubers Law, Fort & Roman Signal Station. Further details available via Historic Environment Scotland website www.historicenvironment.scot The Rule Water forms part of the wider River Tweed Designation Special Area of Conservation. Further details available via Nature Scotland Website: https://sitelink.nature.scot/mapFixtures and FittingsThe stone Owel sculpture within garden ground is specifically excluded from the sale. Items of garden machinery and equipment may be available by separate negotiation. All other fixture and fittings within house excluding white goods are included in the sale. No other items are included unless mentioned in the sales particulars.DepositA 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 CodeTD9 8TDWhat3wordsTo find this property location to within 3 metres, download and use What3Words and enterthe following 3 words:Lot 1: https://w3w.co/thatched.dolphins.sprintLot 2: https://w3w.co/icebergs.reset.appraisedLot 3: https://w3w.co/milder.punctuate.materialsSolicitorsLindsays, Caledonian Exchange, 19A Canning Street, Edinburgh, EH3 8HEedinburgh@lindsays.co.uk T. 0131 229 1212ViewingStrictly by appointment with the Selling Agents.Possession and EntryThe farmland is currently subject to an existing grazing agreement with a local farmer until end of December 2025. 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) RegulationsPlease 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 & SafetyThe property is an agricultural and forestry holding, and appropriate caution should be exercised at all times during inspection particularly in reference to the farm buildings, farmland, woodland areas and water courses.Third Party Rights and ServitudesThe land forming Lot 1 benefits from additional access route via a third party owned road which leads north from the public road and to the west of the neighbouring property known as Billerwell, as shown as on the sale plan between points A-B.The proprietors of the neighbouring properties known as Laundry Cottage, Wells Cottage and North Lodge, benefits form rights to the private water supply which is fed from a water tank within field 10 of Lot 2. This supply also serves as back up private water supply to West Leas House and buildings and is the main water source for all of the field troughs withing Lots 1, 2 & 3.In the event the property is sold in lots and if applicable deed of conditions will be drawn up governing all access, services, media, boundaries and maintenance. 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 Purchaser(s) will be deemed to have satisfied themselves in all respects thereof.