Rowanburnfoot Farm, Canonbie, Dumfries and Galloway, DG14

Situation
Rowanburnfoot Farm is a compact mixed farming unit situated in a highly accessible location in rural Dumfries and Galloway. The farm is less than 2 miles from the village of Canonbie which provides local amenities including a primary school, doctors surgery, village hall, local pub, bowling green, tennis court, playpark and activities centre.
Just 7.5 miles to the north of the property is Langholm, providing a wider range of facilities including shops, cafes, restaurants, primary and secondary schools, professional services and various sporting facilities including a rugby club, golf course and cricket club. The larger towns of Dumfries and Lockerbie are within easy reach by car, both providing an excellent range of shops, professional services and transport links. About 19 miles south of the property is the city of Carlisle, where there is an abundance of supermarkets, high street shops, recreational facilities, cultural and amenity attractions, restaurants and much more.
Rowanburnfoot is well placed for wider transport connections being within easy reach of the A7, A74 (M) and M6 offering access links to the north and south of the country. Train stations can be found at Carlisle which is on the West Coast Main Line (connecting to London in under 4 hours), and Gretna for the Glasgow South Western Line which runs between Carlisle and Glasgow, via Dumfries. Newcastle and Glasgow International Airports are accessible within a 2-hour drive from the property.
Traditionally the surrounding area is known for its varied landscape, with fertile land capable of producing a versatile range of crops and livestock forage. The area is well served by a wide variety of agricultural contractors, merchants, and suppliers. Regular livestock sales are held at the Borderway Mart (17.6 miles), Lockerbie Mart (23.4 miles) and Dumfries Mart (32.3 miles) each providing an excellent outlet for high quality livestock which the surrounding area is renowned for producing.

Description
Rowanburnfoot Farm presents an adaptable and compact farming unit extending to approximately 54.04 Ha (133.53 Acres) within in a ring fenced block adjoining the Liddel Water on the southern boundary. The farm is accessed via a publicly adopted single track road which runs south from the B6357 and terminates at the farm steading. The property includes a charming traditional dwellinghouse with gardens surrounding, which are laid to lawn and partially enclosed by a number of mature trees and hedging. The holding includes a versatile range of modern farm buildings which are located immediately to the east of the farmhouse and centrally within the farmland. The outbuildings are suited to livestock or could be adapted for equestrian use, subject to any necessary consents. The land holding at Rowanburnfoot comprises a mix of temporary and permanent pasture, rough grazing, amenity woodland and river, with ownership to the medium filum (middle line) of the water, including the fishing rights. The farmland is all currently down to grass and has been let for summer grazing until 31st August 2026.

Method of sale
Rowanburnfoot Farm is offered for sale as a whole.

Farmhouse
Rowanburnfoot Farmhouse is situated to the west of the farm buildings and comprises a traditional stone-built dwelling under a pitched slate roof with single storey extensions to the eastern and northern elevations. The property was fully renovated in 2015 and provides spacious accommodation over two storeys with 4 bedrooms and 1 reception room. There is also access to an attic room via a pull down ladder. The property benefits from double glazing and an external oil boiler which provides central heating. Full details of the accommodation and room dimensions are provided in more detail within the floor plans contained in these particulars.

Garden (and Grounds)
The farmhouse benefits from areas of garden ground to three sides of the property which is mostly laid to lawn and enclosed to the south by a number of mature trees and hedging. There is an area of hard standing to the back of the property providing space to park several cars and adjoins the main farmyard.

Rowanburnfoot Cottage (derelict)
A short distance to the northeast of the farm buildings (within the field) there is a small and ruinous farm cottage. The cottage is of sandstone construction with a pitched slate roof and could be restored to a dwelling subject to obtaining the necessary consents.

Farm Buildings
Rowanburnfoot is equipped with a selection of useful and adaptable farm buildings which are situated immediately to the east of the farmhouse:

Cattle shed 1 (18.14m x 8.80m)
Of steel portal frame construction under an asbestos cement roof with asbestos cement side cladding, blockwork walls and a concrete floor.

Cattle shed 2 (26.10m x 22.4m)
Of steel portal frame construction under an asbestos cement roof with Yorkshire board side cladding, blockwork walls with a stone and concrete floor. There is an external feed passage on the western side of the shed.

General purpose shed (23.8m x 14.58m)
Of steel portal frame construction under a fibre cement roof with Yorkshire board side cladding, concrete panel walls and a stone floor.

The Land
The farmland at Rowanburnfoot extends to approximately 54.04 Ha (133.53 Acres) in total including roads, yards and building areas. The farmland is situated in a contiguous block extending to the northeast and west of the farm steading and is bound on the southern boundary by the Liddel Water. The land has been classified as predominantly Grade 3.2 with a small area of grade 6.2 (woodlands) by the James Hutton Institute for Soil research and rises from 33m to 70m above sea level. The farmland comprises a mix of temporary and permanent grassland with areas of rough grazing and several larger areas of amenity woodland which are split into 3 principal plantations which each march with the Liddel Water. There is also a smaller outlying block of woodland located on the northeastern perimeter of the subjects. The impressive Riddings Junction Viaduct passes through the farm (part of the dismantled railway).

Ownership at Rowanburnfoot extends to the medium filum (middle point) of the Liddel Water under exception of the part of the river under the viaduct arches. The sale includes about 2,100m of single bank fishing. The fishings are let until 31 March 2027 and the property will be sold subject to this lease.

Services
Mains water and electricity | Private Drainage | Oil Fired central heating

Flood Risk
The property is situated close to the Liddel Water. Flood maps of the area can be viewed at

IACS
All the farmland is registered for IACS purposes.

Nitrate Vulnerable Zone (NVZ)
The land at Rowanburnfoot Farm is not included within a Nitrate Vulnerable Zone.

Basic Payment Scheme Entitlements (BPSE)
For the avoidance of doubt there are no entitlements available with the land. If applicable the purchaser(s) will be responsible upon occupation of the subjects of sale to comply fully with the Statutory Management requirements to maintain the farmland in Good Agricultural and Environmental Condition (GAEC) as laid down under the Cross Compliance rules of the Basic Payment Scheme (BPS) 2026 for the remainder of the scheme year.

Less-Favoured Area Support Scheme (LFASS)
All of the land has been designated as being within a Less-Favoured Area (severely disadvantaged).

Historic Scotland
The Riddings Junction Viaduct is a Category A listed structure, maintained by the Historic Railway Estate branch of National Highways.

Scottish Government Rural Payments And Inspections Directorate
161 Brooms Road, Dumfries, DG1 3ES
Tel:
SGRPID.

Minerals
In so far as these rights form part of the property title they are included within the sale.

Timber
All fallen and standing timber is included in the sale as so far as it is owned by the seller.

Sporting Rights
In so far as these rights form part of the property title they are included within the sale. Vacant possession of the fishings will be provided on 31 March 2027.

Fixtures and Fittings
All fixture and fittings in the farmhouse are included in the sale price. No other items are included unless mentioned in the sales particulars. The Seller does not warrant the working condition of any systems, apparatus or appliances at the Property.

Ingoing Valuation
The purchaser(s) of Rowanburnfoot Farm shall, in addition to the purchase price, be obliged to take over and pay for at a valuation to be agreed by a mutually appointed valuer(s) with respect to the following:
1. All cultivations and growing crops on a seeds, labour, lime, fertiliser, sprays and machinery basis with an increment representing the enhanced value of the establishment and age of such crops.
2. All feed stuffs, hay, straw, fodder, roots, silage and farmyard manure and other produce at market value.
3. All oils, fuel, fertilisers, sprays, chemicals, seeds, and sundries at cost.

Note: If the amount of the valuations has not been agreed on the date fixed for completion, then the purchaser shall pay to the seller such a sum as selling agents shall certify on account at the valuation pending agreement. Should the payment not be made within seven days then the interest will become payable on outstanding monies at 8% over Bank of Scotland borrowing rate.

Deposit
A deposit of 10% of the purchase price shall be paid within seven days of completion of Missives. Deposit will be non-refundable in the event of the purchaser failing to complete for reasons not attributable to the Seller or their Agents.

Possession And Entry
Vacant possession and entry will be given on completion or such mutual time to be agreed by the Seller and the Purchaser(s).

Access
The property is sold subject to any public rights of access exercisable in terms of the Land Reform (Scotland) Act 2003, it being noted that such rights do not apply to the curtilage of a dwellinghouse.

Third Party Rights and Services
The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed as satisfied themselves in respect thereof.
There are rights of access reserved in favour of Buccleuch Woodlands Limited for the purposes of forestry, as shown hatched on the sale plan.

Solicitors
Anderson Strathearn, 58 Morrison St, Edinburgh, EH3 8BP. lazy.young.loom Post Code DG14 0RE.

Viewing
Strictly by appointment with the Selling Agents.

Health & Safety
The property is an agricultural holding and appropriate caution should be exercised at all times during inspection particularly in reference to the farm buildings, farmland and water courses.

Anti Money Laundering (AML) Regulations
Please note that under the 2017 AML regulations we are legally required to carry out money laundering checks against purchasers. Upon verbal acceptance of an offer, we require to identify the purchaser for Anti-Money Laundering purposes. Our service provider ‘First AML’ will contact the purchaser to gather the required identification documents. An information sheet is available from the selling agent on request. We are not able to enter a business relationship with a purchaser until they have been identified
Failure to provide required identification may result in an offer not being considered.

Finance
Galbraith work with a number of lenders in the specialist agricultural market. We are able to introduce you to various lenders for a variety of farming purposes including the purchase of land and property, restructuring debt, and to provide working capital for diversification, improving or erecting farm buildings. Please note, Galbraith acts as an introducer, only and has no direct or indirect influence on the outcome of any lending application. Please discuss any funding requirements in confidence with the Selling Agent, or contact Alistair Christie in confidence in our Galbraith Stirling office at alistair.