Braeface Farmhouse, Muirhead Road, Neilston, Glasgow, East Renfrewshire, G78

Situation
Braeface Farm is located outside the village of Neilston which is a popular commuter town to Glasgow with rail and car transport links. Neilston benefits from a co-op, fish and chip bar, bowling clubs, primary school, leisure centre and local churches. There are several outdoor pursuits on offer nearby with several country parks and woodlands ideal for walking or hacking. Harelaw Trout Fishery a popular spot for local anglers. As well as Fereneze, Paisley, East Renfrewshire golf clubs along the road. Newton Mearns is 7 miles to the East of the property and offers larger shops, restaurants, shopping centre and medical centre. Glasgow is Scotland’s largest city. Where there are several private schools for children of all ages in Glasgow which are within easy reach. Glasgow Airport and Prestwick Airport are 13 and 23 miles away respectively. Both Neilston and Dunlop have railway stations with regular connections to Glasgow and beyond. The Ayrshire coast is home to some exceptional yachting facilities with marinas in Troon, Largs, Inverkip, and Ardrossan.

Description
Braeface Farmhouse offers an outstanding lifestyle amenity small holding with a large country house, stables, arena and grazing land extending to approximately 5.63 Ha (13.91 Acres) in total. Occupying an idyllic and private location, Braeface Farmhouse is a traditional stone built property under a pitched slate roof, with several chimney stacks, and finished with a white render. The house is finished to a high standard throughout with a traditional feel while retaining the warmth of a family home.

The Kitchen is the heart of this home with ample worksurface and a range cooker, the large dining table is excellent for entertaining, while the sitting area adjoined is perfect to sit in and appreciate the view. The formal lounge is a magnificent room taking full advantage of the space on offer spanning 72m2, excellent for family parties or larger gatherings. The Family room is the cosiest room in the house with log burner on, perfect for enjoying some television. The sunroom connects the property with outside especially in the warmer weather.

The principal room is located off the hall from the formal lounge, it enjoys a 27m² footprint, dual aspect allowing natural light in abundance, walk in closet and ensuite bathroom. The second bedroom is at the rear of the property with its own large dressing area, separate bathroom and dual aspect windows. Both upstairs bedrooms are doubles sharing a bathroom.
The ground floor also benefits room a large storage room, W.C, utility and storage barn which also grants access to the car port.

Garden
The property is set within a generous garden which extends to approximately 2 acres and is mostly laid to lawn enclosed by some shrubs and trees to the south and west. There is a large gravel driveway to the east of the property which provides ample space for parking vehicles.

Buildings
The buildings at Braeface Farmhouse comprise:
Log store (9.50m x 8.30m)
Of traditional stone construction under a pitched slate roof with a concrete floor. There is a small lean-to extension to the front of the building of timber and steel construction under a felt roof.
Bothy (3.80m x 3.00m)
Of stone construction under a pitched slate roof with a concrete floor.
Additionally, there are equestrian facilities which are situated just to the north of the farmhouse, briefly they comprise:
Timber Stable Block (21.50m x 4.85m) + (7.33m x 4.85m)
Of timber frame construction under a corrugated felt roof and a concrete floor. Accommodating 6 stables, tack room and feed stores. There is a turnout pen situated adjacent to the stable block.
Outdoor Riding Arena
Adjacent to the stable block there is a riding arena with a sand surface enclosed with post and rail fencing.

The Land
The land at Braeface Farmhouse extends to 4.84 Ha (11.96 Acres) and is split into two paddocks which are currently down to pasture and utilised for grazing livestock. The land is situated to the south of the farmhouse and is accessed via the main access road and a farm track. The land is predominately east facing and has been classified as being Grade 4.1 and 4.2 by the James Hutton Institute. The fields benefit from private source water supply.

Method of sale
Braeface Farmhouse is offered for sale as a whole or by lot 1 only, as shown by map enclosed within these particulars.

Lot 1
Comprises the farmhouse, stables, arena and one paddock extending to 2.77 Ha (6.84 Acres).

Flood Risk
Flood maps of the area can be viewed at

Local Authority
East Renfrewshire Council
Eastwood Park
Rouken Glen Road
Giffnock
G46 6UG

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.

Fixtures and Fittings
All fixture and fittings within the property are included in the sale price. No other items are included unless mentioned in the sales particulars.

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 Part Rights and Services
The subjects will benefit from a right of access over the access road shown in X in the enclosed sale plan.
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.

Solicitors
McAuley McCarthy Solicitors, Merlin House, 20 Mossland Road, Hillington Park, Glasgow,
G52 4XZ

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.

EPC Rating = F