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A superbly designed country house in a beautiful and private setting by the Liddle Water with lanscaped grounds, log cabin and approximately 480 metres of single bank salmon and sea trout fishing

Guide Freehold

INTRODUCTION

Kilnholme is the creation and inspiration of the late Lord Ridley of Liddesdale. As Nicholas Ridley, he will be remembered as one of the foremost statesmen of the l980s, with particular knowledge of the environment.

It is less well known that he was also the grandson of Sir Edward Lutyens who was responsible for the building of New Deli and many fine buildings in Edwardian Britain, and from that much of his architectural talent was derived.

The aim of Lord and Lady Ridley at Kilnholme was to develop a small country house from the original 19th century farmhouse to provide good size rooms, but without rambling back quarters and endless spare bedrooms; and for it to lie in a tranquil and extremely private setting with an informal woodland garden.

Kilnholme has clearly been designed with minute attention to detail, using the finest quality materials and making the best use of space. The central feature of the house is the magnificent elliptical stone hall built of Cotswold stone, specially hewn and transported to Kilnholme. The six doorways with fine architraves are flanked by detailed carvings of fruit, fish and game. All the stone work at Kilnholme was worked by Lord Ridley himself.

SITUATION

Kilnholme is situated in the very peaceful and secluded Borders countryside between England and Scotland with the Liddel Water forming the border. Kilnholme itself lies in an elbow of the river which provides a wonderful setting for the house in addition to ensuring its privacy. As well as enjoying a completely rural situation, Kilnholme is highly accessible being only some 16 miles north of Carlisle and 13 miles north of Junction 44 of the M6. From Carlisle there are regular inter city trains to London, the journey taking under 4 hours. The nearest town is Longtown which is 7 miles to the south whilst to the north, Langholm on the A7 is 9 miles distant.

DESCRIPTION

Kilnholme was planned in such a way to make it highly adaptable in its occupation. In essence, it forms two houses linked together by the stone hall. This in turn connects with the garage, offering potential for further extension. It is finished to a very high standard and, by virtue of its open aspect, benefits from a wonderfully light and bright atmosphere. Recently, the house has undergone an extensive programme of decoration and both the windows and roof have been replaced. The "new" house which contains the drawing room and principal bedroom, is built of harled concrete block under a slate roof, while the "old" house contains the kitchen, sitting room and guest bedrooms and is built of harled stone. A further point of interest is the fruit house which adds another dimension to the house and overlooks the terrace garden onto the river and gives the house considerable style and elegance. A more recent addition is the log cabin which is currently used as an office but could be adapted to provide additional accommodation. It currently consists of an office (15'0 x 15'0), a bedroom (10'0 x 10'0), shower/WC, kitchenette and veranda.

Kilnholme is approached along a privately owned, shared track (which is also a public footpath as far as the river) and follows a tumbling stream between wooded banks past an ornamental pond to the house. Two stone pillars flank the drive entrance leading to a gravel parking area.

(see floor plan for room layout and dimensions).

GARDEN AND GROUNDS

Kilnholme is in a magnificent setting, greatly enhanced by the work of the current owners and their predecessors. The owners of Kilnholme are responsible for the upkeep of the access road. In front of the house the lawns slope gently down to the rivers edge, while behind the house the open area of ground has been extensively planted with almost 300 different trees, many rhododendrons and woodland plants. Kilnholme also has a productive kitchen garden. There are paths set

into the wooded hill along the southern boundary which enable the grounds to be fully appreciated in all their splendour.

The more mature woodland occupying the eastern portion of the estate is classed as semi natural ancient woodland and is of considerable wildlife and ecological interest; Kilnholme is well known for its oyster catchers.

FISHING

The Liddel Water is a major tributary of the Border Esk which is a well known salmon and sea trout river. The kilnholme beat extends along the left bank for about 480 yards and there are three main pools. No catch records have been kept but there is plenty of entertaining fishing to be had. One of the advantages which the Kilnholme has over its neighbours on the opposite bank is that it is possible to fish the Kilnholme beat seven days a week, while the opposite bank being in Scotland, can only fish six days a week. Weekly and season tickets to fish on both the Liddel Water and Border Esk (belonging to the Buccleuch Estates Ltd) can be purchased locally.

RIGHTS OF WAY

A public footpath leads from the public road to the river and crosses over the drive at a point that is no nearer than 50 metres from the house.

MINERAL AND SHOOTING RIGHTS

The minerals and shooting rights are excluded from the sale.

SITE OF SPECIAL SCIENTIFIC INTEREST

Part of the property has been designated as part of the Penton Linns SSSI because of the interesting stratification of the local bedrock. A copy of the notification document will be available at the time of viewing.

SERVICES

Kilnholme has a mains electricity and water supply. Drainage is to a septic tank (including the log cabin). There is an oil fired central heating system (with additional hot water from the Aga). The log cabin has panel heaters. Kilnholme has a broadband connection. These services have not been tested and therefore there is no warranty from the agents.

OUTGOINGS

Kilnholme - Council Tax Band G.

DIRECTIONS

From Canonbie village (B6357 just off the A7) cross the Border Esk River Bridge and proceed for 1 mile through the village of Rowanburn and continue a further half mile to Harelaw. At the crossroads in Harelaw turn right (B6318) and proceed for 1 mile over Penton Bridge. 500 yards beyond the bridge turn first left, signposted Penton Station and proceed past 5 properties for just under half a mile and then turn left over a cattle grid (small house name plaque on right hand gatepost) onto the unmade private access road which leads to Kilnholme.

DISCLAIMER

All descriptions, dimensions references to condition, occupation and other details are given in good faith and are believed to be correct but should not be relied on as statements or representations of fact. Interested parties must satisfy themselves by inspection or otherwise as to the correctness of each of them.

THE PROPERTY MISDESCRIPTIONS ACT 1991

The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property.