Crookholm Farm, Canonbie, Dumfries and Galloway, DG14

Situation
Crookholm Farm is an attractive and productive mixed farming unit situated in a highly accessible location in rural Dumfries and Galloway. The farm is just over 3 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. Langholm is within 9 miles 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 18 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.
Crookholm 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 (19 miles), Lockerbie Mart (25 miles) and Dumfries Mart (36 miles) each providing an excellent outlet for high quality livestock which the surrounding area is renowned for producing.

Description
Crookholm Farm offers a sizeable mixed livestock unit extending to approximately 98.40 Ha (243.15 Acres) 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 southeast from the B6357 and terminates just before the farm steading where the road forks left towards the farm or right towards Crookholm Cottage (not owned). The property includes a traditional two-storey sandstone farmhouse with attached annex to the rear and south facing views towards the river. Off lying from the farmhouse is a versatile range of modern farm buildings which are suited to livestock housing and general purposes. The land holding comprises a mix of temporary and permanent pasture, rough grazing 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
Crookholm Farm is offered for sale as a whole.

Crookholm Farmhouse
Crookholm Farmhouse is situated in an elevated position west of the farm steading and benefits from panoramic views south across the Liddel Water. The farmhouse is of traditional sandstone construction under a pitched slate roof with a separately accessed annex and garage adjoining the rear. The property requires renovation but provides spacious accommodation over two storeys with four bedrooms, two reception rooms and a number of ancillary rooms with flexible uses. The accommodation and room dimensions are set out in more detail within the floor plans contained in these particulars.

Garden (and Grounds)
The farmhouse benefits from a short stretch of private driveway providing space for vehicle parking. There are areas of garden to the front and side of the property which is mostly laid to lawn with a small area of shrubs and trees. The garden is enclosed on the southern boundary by a coped stone wall.

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

General Purpose Shed (24.24m x 8.67m)
Of steel portal frame construction under a fibre cement roof with concrete blockwork walls, box profile side cladding and a concrete floor. There is also an inspection pit within the shed, and two large sliding doors on the side.

Cattle Shed 1 and Lean To (40.68m x 5.82m) + (14.20m x 2.10m)
Of steel portal frame construction under an asbestos and cement profile roof with concrete blockwork and concrete panel walls, Ventair and tin side cladding and a concrete floor.

Cattle Shed 2 (Former Silage Pit/Cubicle Shed) (24.67m x 23.2m)
Of steel portal frame construction under an asbestos roof with concrete blockwork walls, Yorkshire board and asbestos side cladding and a concrete floor. Internally divided by timber sleepers.

General Purpose Store (19.67m x 6.00m)
Of timber frame construction under a box profile roof with concrete blockwork walls, tin side cladding and a concrete floor.

General Purpose Shed (36.80m x 7.00m)
Of steel and timber frame construction under a corrugated tin roof with concrete blockwork walls, Yorkshire board and tin side cladding and a concrete floor.

Cattle Shed 3 (30.2m x 9.20m)
Of steel portal frame construction under an asbestos roof with concrete blockwork walls, Yorkshire board side cladding with a slatted floor and central feed passage.

Cattle Shed 4 (28.7m x 18.19m)
Of timber and steel frame construction with concrete blockwork walls, Yorkshire board and tin side cladding and a concrete floor.

Sheep Handling Pens
With dated race and sheep dipper.

Cattle Handling Pens
Cattle race adjoining rear of building 2, with covered handling area.

Midden
Concrete blockwork walls and a concrete floor.

The Land
The farmland at Crookholm extends to 98.40 Ha (243.15 Acres) in total including roads, yards, buildings and river areas. The land is situated in a contiguous block extending mostly to the north of the farmhouse and steading and is bound on the south by the Liddel Water. The land has been classified as predominantly Grade 3.2 by the James Hutton Institute for Soil research, with the exception of a small area of Grade 4.1 and Grade 6.2 (wooded area) and rises from 35m to 85m above sea level. The farmland comprises a mix of temporary pasture, permanent pasture and rough grazing ground, as well as small wooded areas on the periphery. Access is via the adopted public road which stops just short of the farm steading. Ownership at Crookholm extends to the medium filum (middle point) of the Liddel Water, including about 1,753m of single bank fishing. The fishings are let until 31 March 2027 and the property will be sold subject to this lease.

Services
Crookholm Farmhouse: Mains water and electricity | Private drainage | Back boiler with 3 radiators and electric storage heaters
Farm Buildings: Mains water and electricity

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 Crookholm 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).

Local Authority
Dumfries and Galloway Council HQ, English Street, Dumfries, DG1 2DD.

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 in so far as it is owned by the sellers.

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 Crookholm 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.

Crookholm Cottage is owned by a third party and benefits from a right of access over the section of internal farm track leading from the end of the adopted public road.
The seller does not provide any warranty over the services to the farm.

Solicitors
Anderson Strathearn
58 Morrison St
Edinburgh
EH3 8BP

What 3 Words
crumbles.loaders.starter

Post Code
DG14 0RW

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 on at alistair.