KNAPPING KNOWESRoundfell, Dalbeattie, DG5 4PQ

Location Plan

NOT TO SCALEPlan for indicative purposes only

KNAPPING KNOWESRoundfell, Dalbeattie, DG5 4PQDalbeattie 7 Miles, Castle Douglas 12 Miles, Dumfries 14 Miles, Carlisle 50 Miles, Glasgow 91 Miles

A CHARMING COMPLETELY OFF-GRID ‘BUT & BEN’ NESTLED WITHIN THE BEAUTIFUL SURROUNDING COUNTRYSIDE NOT FAR FROM COASTAL VILLAGES AND THE TOWN OF DALBEATTIE

• TRADITIONALONEBEDROOMCOTTAGE

• COMPLETELYOFF-GRID

• DEVELOPMENTPOTENTIAL

• GARDENGROUNDSSURROUNDTHEPROPERTY

• ACCESSACROSSTHESURROUNDINGFARMLAND

• WITHINANEASYDRIVINGDISTANCETOTHEBEAUTIFULSOLWAYCOAST

VENDORS SOLICITORSAbbyMcAteer

GGBLaw33HighStreetDalbeattieDG54AD

Tel:01387255351

SOLE SELLING AGENTSThreaveRural

TheRockcliffeSuiteTheOldExchangeCastleDouglas

DG71TJTel:01556453453

Email:enquiries@threaverural.co.ukWeb:www.threaverural.co.uk

INTRODUCTIONKnappingKnowesissituatedabout7milesfromthetownofDalbeattieandabout14milesfromtheregionalcentreofDumfries.

KnappingKnowesisoftraditionalgraniteconstruction,nestledwithinthesurroundingcountryside.Thepropertyhasbeeninthesameownershipfor50yearsandhasbeenutilisedasayearlyholidayretreat.KnappingKnowesisacompletelyoff-gridpropertywithasmallgeneratorforlightingandpowertools,ifrequired.Itshouldbenotedthatthereisno internet access and limited signal for roaming of data.ThecurrentownershavecarriedoutveryfewchangestothepropertyovertheyearsandhaveenjoyedthesimplicityalongwiththepeacefullocationofKnappingKnowes.Thesquarefootageofthepropertyamountstoabout1400squarefeetandismadeupofasittingroom/kitchen/diner,doublebedroom,WCandahobbyroomintheatticspace.Allitemswithinthecottageareincludedwithinthesalealongwiththewoodcontainedinthelean-tostoreattherearofthecottage.

Thischarmingcottageissurroundedbyitsowngardengroundsboundbytraditionaldry-stonedykes.Ausefulstone-builtstoreattachedtotherearofthecottageoffersdrystorageandcouldindeedhavesomedevelopmentpotential,ascouldthefurtheratticspace,however,anyinterestedpartywishingtopursuethiswouldneedtomaketheirownenquirieswithDumfries&GallowayCouncil.

KnappingKnowesis locatedclosetotheSouthwickcoast,whichisapopulartouristdestinationlyingwithincloseproximitytothecommunitiesofColvendSandyhills,RockcliffeandKippford.Therearemanyartistsandcraftspeoplewithintheareawiththewell-knownartisttownofKirkcudbrightwithineasydrivingdistance.Kippford,affectionatelyknownas‘TheScottishRiviera’, isapopulartouristdestinationandparticularlypopularwithyachtsmenutilisingitssafeanchorageatthemarina.

CountrysidepursuitsareavailablestraightfromthedoorstepwithbeachandcoastalwalksonlyashortdrivefromKnappingKnowes.Theregioniswell-knownforthequalityandvarietyofbothfieldsportsandleisureactivitieswiththeoutdoorandsportingenthusiastextremelywell-cateredforasthereexisttheabilitytotakebothshootingandfishinglocally.DalbeattieForestbenefitsfromoneofthe7stanesworld-classmountainbikingtrails,makingittheideallocationforenthusiasticmountainbikers.Inaddition,therearegolfcoursesatSandyhills,KippfordandDalbeattie,thechampionshipcourseatSouthernessisonly7milesalongthecoast.

ArangeoflocalservicescanbefoundinthenearbytownofDalbeattie,withanewschoolprovidingeducationfromnurserytosecondary.Thetownalsoboastsawiderangeofretailandprofessionalservices,alongwithanewmedicalcentreandleisurefacilities.TheregionalcentreofDumfriesisonlya20-minutedrivefromKnappingKnowes.

CommunicationstotheareaaremuchimprovedwiththeA75trunkroadprovidingquickaccessfromthesouthviatheM6&M74.TheferrylinkstoNorthernIrelandrunfromCairnryanatStranraerwiththeinternationalairportsofPrestwickandGlasgowjustoveranhourandahalf’sdrivefromtheproperty.

DIRECTIONS AsindicatedontheLocationPlanwhichformspartoftheseparticulars.

PLEASE NOTE: Thepropertyisapproachedbyagatedfarmtrack;therefore,cautionshouldbetakenwhentravellingtotheproperty.

METHOD OF SALEThepropertyisofferedforsalebyprivatetreatyasawhole.

GUIDE PRICE OffersforKnappingKnowesaresoughtin excess of £120,000

VIEWING Byappointmentwiththesolesellingagents:Threave Rural The Rockcliffe Suite The Old ExchangeCastle Douglas, DG7 1TJTel: 01556 453453Email: enquiries@threaverural.co.ukWeb: www.threaverural.co.uk

PARTICULARS OF SALEKNAPPING KNOWES

Atraditionalgranite-builtcottageunderaslatedroofsetwithinitsowngardengrounds.Thepropertyismadeupoffourrooms,asfollows:

• Double Bedroom Agenerousbrightroomwithtwowindowstothefront.

• CloakroomWithWC&WHB.

• Attic Hobby RoomWithtwoveluxwindows.

• Sitting Room / Kitchen / Diner (approx’ 25ft x 15ft)Openplanlivingspacewithwoodburningstoveset-infeaturefireplaceandtwowindowstothefront.Thekitchenareahasabaseunitwithasinkanddrainersetin,gasfire&gascooker(bottledgas).Asmentionedearlier,allitemscontainedwithinthecottageareincludedwithinthesale,includingtheJonesandCampbellLtdJackHornerstovesituatedinthekitchen.

• HallwayWithfixedwoodenladdertohobbyroomintheatticspace,built-innorthfacingpantryanddoortotherear.

SERVICES• Privatewater(pumpedupfromaspringbyhand)• Privatedrainage• Woodburningstove• PLEASE NOTE: Thereisnotelephonelineconnectedtotheproperty.

MATTERS OF TITLEThesubjectsaresoldundertheconditionsinthetitleandanyexistingburdens(rightsofway,rightsofaccess,servitudesetcwhetherpublicorprivate,andwhetherconstitutedinthetitledeedsornot).Thepurchaser(s)willbeheldtohavesatisfiedthemselvesastothenatureofsuchburdensandareadvisedtocontactthevendors’solicitorG G B Law foradefinitivelistofburdenssubjecttowhichthepropertyissold.

ENTRY & VACANT POSSESSION Atadatetobemutuallyagreed.

WARRANTY CLAUSEWhilstthewoodburningstove,cooker&gasfirearebelievedtobeingoodworkingorder,nowarrantyisgrantedortobeimpliedandthepurchaser(s)willbeheldtohavesatisfiedthemselvesinthatregard.

HOME REPORTGiventhatthepropertydoesnothaveafullyfunctioningbathroomwithverylimitedfixtureswithinthekitchen,thereisnorequirementforthesellerstoproduceaHomeReport.

OFFERS (Closing Date)OffersmustbesubmittedinproperScottishlegaltermstoThreave Rural, The Rockcliffe Suite, The Old Exchange, Castle Douglas, DG7 1TJ. Aclosingdateforoffersmaybefixedandprospectivepurchaser(s)areadvisedtoregistertheirinterestwiththesolesellingagentsfollowinginspection.Thevendorsdohoweverreservetherighttosellthepropertywithoutfixingaclosingdateorpriortotheclosingdate.ForthoseunfamiliarwiththeScottishsystemthesolesellingagentswillbepleasedtoofferguidanceandexplaintheprocedure.

GENERALLYShouldtherebeanydiscrepancybetweentheseparticulars,thegeneralremarksandinformationandthemissivesofsale,thelattershallprevail.

IMPORTANT NOTICEThreaveRuralforthemselvesandfortheVendorsofthisproperty,whoseagentstheyare,givenoticethat:1. Theseparticularsdonotform,norformanypartof,anyofferorcontract.Any

contractrelatingtothesaleofthepropertyshallonlybecapableofbeingenteredintobytheSellers’Solicitors.

2. Theseparticularsareintendedtogiveafairdescriptionoftheproperty,butThreaveRuralnorthevendors,acceptanyresponsibilityforanyerrortheymaycontain,howevercaused.Anyintendingpurchasermust,therefore,satisfyhimselfbyinspectionorotherwiseastotheircorrectness.

3. NopersonintheemploymentofThreaveRuralhasanyauthoritytomakeorgiverepresentationorwarrantywhateverinrelationtothispropertynorisanysuchrepresentationorwarrantygivenwhetherbyThreaveRuralortheVendorsofthisproperty.

4. Theparticularsaresetoutasageneraloutlineonlyfortheguidanceofintendingpurchasersanddonotconstitute,norconstitutepartofanofferorcontract.

5. Nothingintheseparticularsshallbedeemedtobeastatementthatthepropertyisingoodstructuralconditionnorthatanyservices,appliances,equipmentorfacilitiesareingoodworkingorderandnotestshavebeencarriedoutonanyservicesfixturesandfittingswhichpassthrough,in,on,over,underorattachedtotheproperty(whetherornotreferredtointheseparticulars).

6. Anyareas,measurementsordistancesareapproximate.Thetext,photographsandplansareforguidanceonlyandarenotnecessarilycomprehensive.Itshouldnotbeassumedthatthepropertyhasallnecessaryplanning,buildingregulationorotherconsents. Thepurchasermustsatisfythemselvesbyinspectionorotherwise.

7. TheseparticularshavebeenpreparedingoodfaithandaccordancewiththePropertyMisdescriptionsAct1991togiveafairoverallviewoftheproperty.Ifanypointsareparticularlyrelevanttoyourinterestinthepropertypleaseaskforfurtherinformation/verification.Prospectivepurchasershouldnote,however,thatdescriptionsofthepropertyaresubjectiveandareusedingoodfaithasanopinionandnotasastatementoffact.Pleasemakefurtherspecificenquiriestoensurethatourdescriptionsarelikelytomatchyourexpectationsoftheproperty.

Particulars prepared July 2021