Carlisle 38 miles, Dumfries 5 miles, Lockerbie 19 miles

(All distances approximate)

GARLOFF by Dumfries, Dumfries & Galloway, DG2 8JE

A very productive residential and feeding farm

with housing for over 250 cattle and an excellent farmhouse EPC = E

Extending to 206 acres (83 ha)

For Sale as a Whole or in 3 Lots

Guide Price: £1,100,000

SITUATION Garloff is situated about 5 miles west of Dumfries. The position of the

property is shown arrowed and circled on the attached location plans.

From Dumfries take the A711 road towards Dalbeattie. Garloff is on the left

hand side 4 miles from the outskirts of Dumfries.

AMENITIES Dumfries is the regional service centre for the area with a large range of

shops, leisure facilities and professional services available. In addition, there

is a college of higher education, a campus of the University of the West of

Scotland as well as a new general hospital being constructed.

There is a good range of activities locally with walking, riding and cycling in

the adjoining Mabie Forest. Numerous sports are catered for in Dumfries

including a leisure centre and Ice rink. South west Scotland is noted for its

golf courses, the dark skies park at Newton Stewart and sailing on lochs and

on the Solway.

Communications to the area from the north and south are good via the M6

and A74(M) motorways. The ferry link to Northern Ireland at Cairnryan is

easily accessible via the A75 at Dumfries. There are mainline railway

stations at Lockerbie, Dumfries and Carlisle and international airports at

Prestwick, Glasgow and Newcastle Upon Tyne.

GARLOFF Garloff is a very productive, mostly arable, former dairy farm extending to

206 acres (83 ha) or thereby which is offered for sale in three Lots and as a

Whole.

Lot 1 extends to 15.63 acres (6.35 hectares) in area and its extent is shown

coloured in pink on the attached Sale Plan. It comprises the farmhouse, a

large range of traditional and more modern buildings, the access road and a

good 10 acre field in front of the house.

The extent of Lot 2 is shown coloured in blue on the sale plan and it extends

to 151 acres approx, (61 Ha) comprising 99 acres (40 hectares) of arable and

rotational grassland along with 37 acres (14.8 Ha) of woodland and 15 acres

(6.0 Ha) of permanent pasture adjoining Mabie Forest.

Lots 3 - 38.47 acres (15.57 hectares) of arable fields coloured yellow on the

sale plan, access to this lot is directly off the public road.

The farmhouse is a well modernised, commodious 4 bedroom house in very

good decorative order with a magnificent view northwards. The farm

buildings include a range of traditional outbuildings which could be

converted to residential or leisure use, subject to planning approval, a steel

frame cattle shed (50m x 24m) partly slatted, 2 dutch barns/haysheds, 2

silage clamps etc.

The land is mostly arable land, partly in grain and partly in rotational grass

growing good crops of silage, It is all designated as Less Favoured Area

Land

Leisure development Garloff offers potential for a leisure based development. An 18.45 acre

(7.47 hectare) field, (No. 4 on the Sale Plan), historically had planning

consent for 20 chalets. This consent lapsed on 3rd

July, 2016 but the vendor

will provide information to a purchaser who wishes to apply to renew the

consent. The development on Garloff would have direct access to the

spacious walks and tracks of Mabie Forest.

The View from the house.

Particulars of Sale

LOT 1

The Farmhouse The traditionally built farmhouse provides spacious accommodation and has

the benefit of oil fired central heating, double glazed windows and external

doors and underfloor heating to the sunroom and adjoining rooms.

The accommodation briefly comprises:-

Ground Floor

Sunroom 3.91m x 3.28m - with rear entrance door, tiled floor with underfloor heating

and door to rear hall.

Rear Hall with doors off to cloakroom, kitchen, bathroom and opening to front hall.

Dining Kitchen 4.50m x 4.22m - with fully fitted kitchen with sink unit with 1½ bowls and

drainer, hardwood floor, ‘Leisure’ double electric oven and hob, double

radiator, plumbing for dishwasher and door to pantry.

Pantry 2.69m x 1.80m - with tiled floor and shelving.

Cloakroom 1.74m x 1.49m - with glazed door from hall, radiator and ceiling hatch to a

part floored attic.

Utility Room 4.71m x 2.18m - with Belfast sink, oil fired central heating boiler in built in

cupboard and further storage cupboard.

Bathroom 3.06m x 1.42m - with cast iron bath, WC, wash hand basin and wall heater.

Front Hall with UPVC framed front entrance door, double radiator, telephone point

with broadband connection, and doors off to drawing room, sitting room,

office, understairs cupboard and stairs to first floor.

Sitting Room 3.80m x 3.38m - with double radiator, cast iron fireplace with hardwood

surround.

Drawing Room 4.40m x 4.25m - with UPVC framed double glazed French windows in bay

leading to terrace, raised built in LPG gas fire and double radiator.

Dining Room 4.28m x 3.64m - with woodfuel stove recessed into ornate fireplace, UPVC

framed double glazed French windows in bay leading to terrace, double

radiator.

Office 3.41m x 3.09m - with bay window and double radiator

First Floor

Landing with double cupboard with shelving, ceiling hatch with telescopic ladder to

part floored attic with hot water cylinder and cold water tank, doors off to

four bedrooms and bathroom.

Master Bedroom 4.60m x 4.15m - with double radiator, door to walk in wardrobe and door to

ensuite shower room

Shower Room 3.66m x 1.83m - with double shower cubicle, WC and wash hand basin,

double radiator and aluminium framed double glazed window.

Walk In Dressing Room with wardrobes along one side.

Bedroom 2 4.56m x 3.90m max - with double radiator.

Bedroom 3 4.30m x 3.68m - with aluminium framed double glazed window and double

radiator.

Bedroom 4 3.30m x 2.62m - with double radiator.

Shower Room 2.49m x 1.61m - with shower cubicle, WC, wash hand basin, double

radiator and aluminium framed double glazed window.

Outside Enclosed Yard Outside the sunroom with door to main farm steading, door through to

garaging and steps down to garden area.

Garden Area To front and one side of the house with lawn, mature trees, terracing and

perimeter hedging.

Garaging 8.47m x 5.15m - with concrete block walls and slate roof.

The Farm Buildings

Cattle Court 50.0m long x 24.0m wide approx - steel framed with sheeted roof with

underground slatted slurry tanks on either side of central feed passage, high

level molasses tank, electric and water and 8 and 10 tonne feed bins outside.

Cattle Court 27.4m x 13.6m approx - with curved corrugated metal roof with lean-to and

concrete block walls.

Cattle Court/Crop Store 18.3m x 13.7m approx - steel framed with cantilever sheeted roof with

concrete walls and hardcore floor

Two Open Silage Clamps now used as big bale storage area. The clamps hold 1,500 tonnes and

500 tonnes approx of silage.

Store Shed 17.5m x 13.5m approx - timber framed with box profile roof. Former calf

rearing shed.

Traditional Range 28.5m x 6m approx. - built of stone walls under a slate roof with former

stables and barn, now used for storage.

Stone Building 25.5m x 5m approx – built of stone under a box profile roof. Now used for

general storage and garaging.

Machinery Shed 12.0m x 4.0m approx – built of brick under a corrugated metal roof.

The Land A good 10 acre (4 Ha) field in front of the house along with the farm yard,

buildings and access road including 15.5 acres (6.3 Ha).

LOT 2 This extends to about 151 acres (61 hectares) and includes about 99 acres

(40 Ha) of very productive arable and rotational grassland, 15acres (6 ha) of

permanent pasture and 37 acres (15 ha) of woodland.

Payment Region: 114 acres (46 ha) Region 1; 37.0 acres (15 ha) Region 2

This is all classified as Less favoured area.

PLANTING GRANTS – We understand that a restocking grant should be

available for the woodland subject to scheme approval.

LOT 3 32.52 acres (13.16 ha) of arable and 5.96 acres (2.41 ha) of set aside.

Payment Region 1

This is all classified as Less favoured area.

Schedule of Areas – Garloff

Lot 1

Field 4.05 10.00

Buildings/Roads 2.28 6.35 5.63 15.63

Lot 2 ha ac

1 - Permanent pasture 1.84 4.55

2 - Permanent pasture 4.24 10.47

3 - Wood 14.88 36.77

4 - Rotational grass 7.47 18.45

5 - Oats 5.08 12.55

6 - Oats 4.03 9.95

7 - Rotational grass 18.45 45.59

8B - Rotational grass 5.41 61.40 12.71 151.04

Lot 3

9 - Set aside 2.41 5.95

10 - Barley 13.16 15.57 32.52 38.47

83.32 205.14

GUIDE PRICES Lot 1 - £420,000

Lot 2 - £550,000

Lot 3 - £150,000

General Remarks and Information

Services Garloff has mains electricity, septic tank drainage and a good private water

supply with ultra violet light filter for the house and is also connected to the

mains water supply.

Sporting and Insofar as they are owned by the Vendor they are included in the sale at

Mineral Rights no additional charge.

Fixtures and All fitted carpets and floor coverings and light fittings are included in

Fittings sale unless otherwise specified in the particulars.

Ingoing None. Big bale silage may be available by negotiation.

Council Tax The house is assessed under Band E for council tax purposes.

Entry and Entry and vacant possession of the property will be given upon completion

Vacant Possession of the sale at a date to be mutually agreed.

Basic Payment The Vendor has claimed on all of the land under the 2016 Basic Payment

Scheme and Scheme and Less Favoured Area Support Scheme. The payments under

Less Favoured Area these Schemes for the current financial year will be retained by the Vendor.

Support Scheme The Basic Payment Scheme entitlements held by the Vendor and claimed

over the land are included in the sale and will be transferred to the purchaser

upon completion of the sale for his/her use in 2017 and thereafter. This is

provided that the purchaser is classified as an active farmer by SGRPID and

able to hold entitlements under the Scheme.

Vendor’s Solicitors Henderson Mackay, 35 High St, Lockerbie DG11 2JP (For the attention of

Tom Hutt). Tel: 01576 202137

Wayleaves, The property is sold subject to and with the benefit of all reservations,

Servitudes and servitudes, rights of way and other matters whether public or private and

Rights of Way whether constituted in the title deeds or not.

Offers Offers for the property should be submitted in Scottish Legal Form to C&D

Rural, Lakeside, Townfoot, Longtown, Carlisle, CA6 5LY. Those parties

wishing to be informed of a closing date for offers should notify the Selling

Agents of their interest as soon as possible to ensure that they are contacted.

The Vendor and the Selling Agents do however reserve the right to sell

privately without imposing a closing date and do not bind themselves to

accept the highest or any offer

Deposit A 10% deposit on the purchase price will be payable to the Vendor’s

Solicitors on conclusion of Missives. This deposit will be non returnable in

the event of the purchaser failing to complete the sale for any reason not

attributable to the Vendor or their Agents.

The balance of the purchase price is payable on the date of entry and interest

at 4% above the Clydesdale Bank base rate will be charged on the balance of

the payment from the date of entry until paid.

Viewing Strictly by appointment with the Sole Selling Agents Tel: (01228) 792299 or

email: office@cdrural.co.uk

Floor Plan The floor plan is provided for identification purposes only and room names

may vary from those provided earlier in this brochure.

EPC A summary of the Energy Performance Certificate is set out below and full

details are available by email on request or can be downloaded from our

websites.

Details prepared 16th June 2016 Amended 24th October 2016 Ref: SAT

Important Notice C & D Rural for themselves and for the Vendors/Lessors of this property, give you notice that:-

1. The mention of any appliances and or services within these particulars does not imply that they are in full and efficient working order.

2. The particulars are set out as a general outline only for the guidance of intending purchasers or lessees and do not constitute, nor constitute part of, an offer or contract.

3. All descriptions, dimensions, references to condition and necessary permissions for use and occupation and other details are given having taken all

reasonable steps to avoid misleading or committing an offence. Nonetheless, such statements do not constitute any warranty or representation by the Vendor and are accurate only to the best of the present information and belief of the Vendor.

4. No person in the employment of C & D Rural has any authority to make or give any representation or warranty whatsoever in relation to this

property nor is any such representation or warranty given whether by C & D Rural or the Vendors/Lessors of this property.