ST NICOLASBallplay Road • Moffat • dG10 9JU

ST NICOLASBallplay Road • Moffat • dG10 9JU

Well proportioned Victorian family house in elevated position with converted coach house

Edinburgh 52 miles, Glasgow 59 miles

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Vestibule, drawing room, dining room, sitting room, kitchen, utility room, WC

Master bedroom with en suite shower room, family bathroom, 3 further bedrooms, attic playroom

Coach House: Living room/kitchen, 2 bedrooms, shower room

Terraced garden with lawn, washing green, greenhouse and sitooterie

EPC Rating = E

Savills EdinburghWemyss House8 Wemyss Place, Edinburgh EH3 6DH0131 247 3700edinburghresi@savills.com

VIEWINGStrictly by appointment with Savills - 0131 247 3700.

DIRECTIONSFrom Edinburgh, take the A701 south to Moffat. In Moffat turn left onto Eastgate. Continue onto Well Road and turn right onto Ballplay Road. The entrance to St Nicolas is the second entrance on the left after Eastfield Rise.

From Glasgow take the M74 south before turning off at junction 15 following signs to Moffat. Follow the A701 north into Moffat. Once in Moffat, turn right onto Holm Street (A708). Continue along The Holm and over two mini roundabouts. Turn left onto Ballplay Road. The entrance to St Nicolas is on the right beyond the Well View guest house.

SITUATIONSt Nicolas is a wonderful Victorian home set in an elevated position within beautiful gardens on the edge of the former market town of Moffat. The town has its roots in tourism and agriculture. It grew from a modest village to a renowned spa town frequented by the Victorians and its accessible geographical position made it a popular market town, most notably for the wool trade, a history commemorated by the statue of a ram in the market place by the 19th century sculptor William Brodie.

There are excellent opportunities for country sports in the area, with tennis, golf, shooting and fishing available locally and hill walking in the nearby Annandale and Queensberry Hills and links to the Southern Upland Way. The town has a good range of quality shops and professional services, as well as hotels, restaurants, a golf course and a distinguished modern combined school offering nursery to sixth year studies. Dumfries, 21 miles to the south, is an active town which

provides a wider range of facilities, including a hospital, a retail park, supermarkets, sports clubs and further professional services.

Moffat is well positioned for the road network being only 1½ miles away from the M74, the main route between England and Scotland. The motorway connects the town to both Glasgow to the north and the M6, Carlisle and England to the south. The A701 and A702 provide good links to the east of Scotland. Lockerbie (17 miles) has a mainline station giving a train link to both Edinburgh and Glasgow and to the south.

DESCRIPTIONSt Nicolas dates from around 1870. It is a stone built property under a slate roof with a detached coach house and retains many original features such as ornate cornicing, working shutters and the servant’s bells located in the kitchen.

The main entrance to the house opens into a vestibule with the original tiled floor which leads into the reception hall through a timber partition with glazed panels above and to the side of the partly glazed door. The principal reception rooms are on either side with windows, both with working shutters, overlooking the garden to the front. The carpeted drawing room has a triple bay window with blinds and curtains. It also has a working fireplace on a tiled hearth with cast iron surround under a timber mantel. The dining room, which has a stripped wooded floor, has a shelved press and also has a working fireplace. The cast iron surround is also set beneath a timber mantel and has decorative tiling to the sides. A comfortable sitting room with wooden floor and a multi-fuel stove would work well as a study.

The kitchen has painted wooden fitted units with granite worktops, ceramic sink and integrated dishwasher. The cooker is a Smeg gas range with six burners and two ovens with an integrated

extractor fan over. There is space for a free standing fridge freezer. There is a utility room and a WC to the back of the house where the back door opens onto the cobbled courtyard. The utility room has space and plumbing for a washing machine and tumble dryer beneath the worktop. The understair cupboard has been incorporated into a useful store accessed from the utility room.

At the mid landing there is a family bathroom which has timber panelling beneath the dado rail. There is a free standing bath, heated towel rail, wash basin, WC and oversized quadrant shower as well as a linen cupboard. On the first floor there are four good sized bedrooms, all with working shutters. The master bedroom has fitted wardrobes and an en suite shower room with shower, wash basin, WC and bidet.

When the property was reroofed the opportunity was taken to renovate the attic space. This is accessed by Ramsay ladder. It is an expansive playroom or home office and has superb natural light through the Velux windows. There is eaves storage.

Coach HouseThe former coach house has been converted into a two bedroom cottage with shower room and open plan kitchen and living room. This accommodation has excellent income producing potential as long or short holiday lets or could be used as dependent relative’s accommodation or for guest accommodation.

GARDENS AND GROUNDSSt Nicolas is approached along an asphalt driveway leading through stone gate pillars from the public road. The house is set back from the road behind a hedge and a large flat lawn flanked by mature trees. Terraced flower beds rise up to a sitooterie and a gravel parking area to the front of the house which is adorned with a climbing rose. To the rear

Bathroom

Bedroom 44.19 x 3.43

13'9'' x 11'3''

Bedroom 14.60 x 4.5015'1'' x 14'9''

Landing

Bedroom 24.39 x 4.22

14'5'' x 13'10''EnsuiteShowerRoom

10.69 x 4.0435'1'' x 13'3''

(Access Via Hatch)

First Floor

Ground Floor

Utility

WC

Kitchen4.22 x 3.6613'10'' x 12'

SittingRoom

4.17 x 3.4313'8'' x 11'3''

DrawingRoom

5.79 x 4.4719' x 14'8''

Hall

Vestbule

DiningRoom

4.39 x 4.2214'5'' x 13'10''

ShowerRoom

SittingRoom/DiningRoom/Kitchen

7.29 x 4.3723'11'' x 14'4''

Bedroom 24.39 x 3.0514'5'' x 10'

Bedroom 14.44 x 3.23

14'7'' x 10'7''

Ground Floor First Floor

Attic

Bedroom 34.19 x 3.6613'9'' x 12'

Gross internal area (approx)246.56 sq.m (2654 sq.ft)

Guest House: Gross internal area (approx)71.25 sq.m (767 sq.ft)

For Identification Only. Not To Scale.© Square Foot Media Ltd

of the house is a cobbled courtyard and behind the coach house there is a kitchen garden with greenhouse and a washing green bounded by a beech hedge. There is a large garden shed as well as a log and coal shelter.

GENERAL REMARKSServicesMains gas, electricity and drainage. Gas fired central heating with electric night storage heating in attic and coach house.

Local AuthorityDumfries and Galloway Council tax band G.

Fixtures and FittingsStandard fixtures and fittings are included in the sale along with the curtains throughout the property.

SolicitorA & S Ireland 18 Waterloo Street Glasgow G2 6DB Phone: 0141 227 8200 Fax: 0141 227 8219

Servitude rights, burdens and wayleavesThe property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves, including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes, 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 himself as to the nature of all such servitude rights and others.

OffersOffers, in Scottish legal form, must be submitted by your solicitor to the Selling Agents.

It is intended to set a closing date but the seller reserves the right to negotiate a sale with a single party. All genuinely interested parties are advised to instruct their solicitor to note their interest with the Selling Agents immediately after inspection.

DepositA deposit of 10% of the purchase price may be required. It will be paid within 7 days of the conclusion of Missives. The deposit will be non-returnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the Seller or his agents.

IMPORTANT NOTICESavills, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 15/06/16 AG

Ordnance Survey © Crown Copyright 2015. All rights reserved. L icence number 100022432. Plotted Scale - 1: 6653

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M.

Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the

convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from

any contract. NOT TO SCALE.

BA

LLP

LAY

RO

AD

EASTFIELD RISE

Lodge

St Nicolas

72

Craigie

Well

64

View

12

Area : 0.468 acres (0.190 ha)

Ordnance Survey © Crown Copyright 2015. All rights reserved. Licence number 100022432. Plotted Scale - 1:486

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M.

Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the

convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from

any contract. NOT TO SCALE.