Kemyshall, Kirkton, Dumfries, DG1

With lovely views from almost every room, Kemyshall is excellently positioned and comprises a fine, detached period home with a good range of traditional outbuildings, an extensive, productive garden and ample parking.  

The property was originally built in 1775, and is category B Listed.  Interestingly, the property was once home to Jean Lorimer, affectionately known as the ‘Lassie wi’ the lint-white locks’ or ‘Chloris’ to the poet Robert Burns.  Robert Burns wrote several poems and songs about her and visited her at Kemyshall on several occasions. 

Kemyshall has been in the same ownership for thirty-four years.  The current owners have undertaken extensive renovation works during their time here, to include specialist double glazing and insulation of roof, walls and floors. Underfloor heating is installed to the ground floor with radiators on the first floor all heated by a wood pellet biomass boiler. In addition there are 16 PV solar panels and 2 solar water heater panels. It is worth noting that all relevant listed building consents are in place.  The house offers spacious and flexible accommodation, with ample storage, three or four bedrooms and two or three reception rooms, depending on requirements.

Kemyshall enjoys a private, elevated position set back from the road, and boasts lovely views over the garden to the surrounding countryside from all main rooms.

Accommodation:

The owners access the property from the courtyard for ease, where an enclosed porch opens into the boot/utility room.  This useful space offers cloaks storage, a good range of wall and floor units, sink, space for an appliance and a tiled floor. This room leads directly to the welcoming kitchen/breakfast room.

The kitchen/breakfast room is flooded with natural light, enjoying a dual aspect and French doors that lead straight out to the garden.  Integrated appliances include Miele ovens, a dishwasher and an induction hob.  The room also features the original space for a range and has ample room for a large dining table.

Presently, there are 3 generous reception rooms and an open plan office/studio on the ground floor.  The sitting room is a very attractive, well-proportioned room that enjoys a triple aspect, wood burning stove, tiled floor and French doors to the garden.  The adjacent dining room is a bright and spacious room featuring large sash windows overlooking the garden. The snug also enjoys a large window overlooking the garden, and a wood burning stove set in an impressive sandstone surround.  The snug could easily be utilised as a fourth bedroom if required and is handily located directly opposite a ground floor bathroom, which comprises a bath with handheld shower attachment, WC and wash hand basin. The open plan study located at the bottom of the stairs is filled with natural light and would equally make a lovely studio or perhaps a playroom.

Upstairs, a sunny landing gives direct access to three double bedrooms (one with en suite shower room), a dressing room/walk-in wardrobe and a further shower room.  There is plenty of fitted storage on the first floor; most built into the eaves.

It is worth noting that all main rooms in the property enjoy a southerly aspect over the garden, with far reaching views.  The ground floor is fully tiled and boasts underfloor heating. 

Outside

The property is approached via a private tarmac driveway that culminates in a generous parking and turning area at the rear of the house.

The established grounds are a gardeners’ paradise. The present owners are keen gardeners, and have created a lovely space, with many areas to sit and enjoy the peaceful surroundings. 

To the north of the property is a lower-level area of lawn, bordered by mature trees and housing a polytunnel and productive vegetable/fruit garden.  Surrounding the range of outbuildings are areas that could further be developed or enclosed to house chickens, goats or pigs, for example.

The main garden is located to the front of the house and enjoys the sun all day.  The delightful garden is predominantly laid to lawn with a productive orchard, mature flowering borders, and a vegetable garden.  There is an ancient yew tree and various other mature trees, shrubs and bushes. To the side of the house is a charming covered ‘sitooterie’, with a wood fired pizza oven; an ideal spot for alfresco entertaining. There is a store housing the biomass boiler and another for the wood pellets, as well as a Rhino greenhouse.

Outbuildings

Kemyshall started life in 1775 as a 100-acre farm, and the existing stone outbuildings remain.  In addition to a garage and carport with workshop and hayloft above, there is a large barn, former dairy parlour and additional stores, all formed round an inner courtyard.  The outbuildings offer huge scope for development, subject to necessary listed building consents.

 Services: 

Mains electricity and full fibre broadband, private drainage to septic tank (registered with SEPA), central heating with biomass wood pellets (5 tonne hopper), and multi-fuel stoves. Double glazed throughout and high levels of insulation throughout.   Underfloor heating to the ground floor and radiators on the first floor. 16 solar PV panels, located in the garden, offer a variable feed-in tariff (10 years remaining). 2 water heating panels on the kitchen roof provide hot water to the house in the summer months. The biomass boiler also heats the water when the solar heating cannot.

Local Authority: Dumfries & Galloway Council.  Council Tax Band: G

EPC: D

Viewings: Strictly by appointment with the sole selling agents, Fine & Country Scotland.

Offers: All offers should be made in Scottish Legal Form to the offices of the sole selling agents, Fine & Country Scotland by email to

Matters of Title: The property is sold subject to all existing easements, 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 matters.

Tenure and Possession: The Freehold title is offered for sale with vacant possession upon completion.

Money Laundering Obligations: We are required by law to conduct anti-money laundering checks on all those selling or buying a property. Whilst we retain responsibility for ensuring checks and any ongoing monitoring are carried out correctly, the initial checks are carried out on our behalf by Lifetime Legal who will contact you once you have an offer accepted on a property you wish to buy. The cost of these checks is £60 (incl. VAT), which covers the cost of obtaining relevant data and any manual checks and monitoring which might be required. This fee will need to be paid by you in advance of formal acceptance of your offer, directly to Lifetime Legal, and is non-refundable. We will receive some of the fee taken by Lifetime Legal to compensate for its role in the provision of these checks.

Website and Social Media: Further details of this property as well as all others offered by Fine & Country are available to view on our website updates and the latest properties, like us on facebook.com/fineandcountryscotland and Instagram on @fineandcountryscotland.

Referrals: Fine & Country work with preferred providers for the delivery of certain services necessary for a house sale or purchase. Our providers price their products competitively, however you are under no obligation to use their services and may wish to compare them against other providers. Should you choose to utilise them Fine & Country will receive a referral fee: PIA Financial Solutions – arrangement of mortgage & other products/insurances; Fine & Country will receive a referral fee of £50 per mortgage referral. Figures quoted are inclusive of VAT.