3 bedroom detached house

Moodlaw is an impressive, substantial detached family home with attractive features, flexible living accommodation and an idyllic rural setting. The property benefits from full double glazing, oil fired central heating and woodburning stoves.  

The front door opens into a welcoming reception hall with parquet flooring, an understair cupboard and timber stairs leading to the first floor.  The sitting room is an excellent size and boasts three large windows, an attractive wooden and tiled floor and a wood burning stove set in a stone surround.  The kitchen has a range of solid oak cabinetry, a twin sink and an oil fired Aga.  This large room has ample space for dining, and double doors lead directly out to a sunny patio. There is also a secondary kitchen used as a scullery/breakfast room, which comprises of built in storage cabinets and plumbing for white goods. There is a parquet floor and multifuel stove and this room also houses the oil fired boiler. 

There are two sets of staircases in the property.  The stairs from the reception hall lead up to an open plan sitting room/library, where an attractive wood burning stove and built in storage cupboards can be found.  This room could be partitioned to create an additional room if so desired.  Off this area is a double bedroom to the rear and a refrigerated box room/ wine room.  There is a further double bedroom and a bathroom on this level. 

The secondary stairs rise from the kitchen to a first floor landing, where a double bedroom (enjoying a dual aspect and lovely views), an adjacent wet room and a dressing room, with fitted hanging and shelving, can be found.  The stairs continue to the second floor, where three well-proportioned attic rooms can be found.

Moodlaw is set in an idyllic rural setting surrounded by hills, woodland and with a burn running along the western boundary of the property. The shared track leads to a private gated driveway with parking and turning for several vehicles. The house sits within extensive, well-established grounds that extend to approximately 2.5 acres in all. The garden area is predominantly laid to lawn with an array of mature shrubs and bushes, and flowering borders. There is a timber shed and a patio area. The rest of the land is laid to grass with mature trees. Within the grounds is a substantial detached studio, which would make an ideal home office or even a one bedroom cottage/annexe, as plumbing in a kitchen and bathroom would be straightforward. The studio consists of two large rooms with exposed stone walls, timber flooring, sliding doors out to a small terrace overlooking the burn, and an Aztec wood burning stove. There is approximately up to 35 acres (14.03ha) of grazing land available adjoining Moodlaw from a separate vendor. Further details can be provided on request.

Services: The property is serviced by mains electricity, private water supply (spring water supply and borehole).  There is a private septic tank (registered with SEPA). Oil fired central heating and woodburning stoves (one stove has a back boiler and contributes towards the heating). Double glazed throughout.

EPC: F

Local Authority: Dumfries & Galloway Council, English Street, Dumfries, DG1 2DE. [use Contact Agent Button].

Council Tax: Moodlaw is within Dumfries and Galloway council tax band F.

Solicitors: Gianna Zavaroni, Hannay Fraser, 34 Castle Street, Rothesay, Isle of Bute PA20 9HD.

Tenure and Possession: The property is held freehold and offered for sale with vacant possession.

Fixtures and Fittings: All standard fixtures and fittings are to be included in the sale.

Matters of Title: The property is sold subject to all existing servitude rights, burdens, reservations and wayleaves, including rights of access and rights of way 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 themselves as to the nature of such servitude rights and others.

Money Laundering Obligations: In accordance with the Money Laundering Regulations 2017 the selling agents are required to verify the identity of the purchaser at the time an offer is accepted.

Viewing: Strictly by appointment only through the sole selling agents, C&D Rural [use Contact Agent Button].

Offers: Offers should be submitted in Scottish Legal Form to the selling agents. The owner reserves the right to sell without imposing a closing date and will not be bound to accept the highest, or indeed any, offer. All genuinely interested parties are advised to instruct their solicitor to note their interest with the Selling Agents immediately after inspection.