The Old Manse and Cottages, Hutton, Berwick upon Tweed, Scottish Borders, TD15 1TS
The Old Manse
5
BED
4
PUBLIC
2
BATH
4,499
SQFT
Gable End Cottage
2
BED
1
PUBLIC
1
BATH
818
SQFT
Honeysuckle Cottage
1
BED
1
PUBLIC
1
BATH
431
SQFT
The Old Manse, dating from 1875 and Category C-Listed, is an impressive and well-proportioned Victorian family home. The property is set on the edge of the picturesque village of Hutton and offers a high degree of privacy whilst being close to the medieval walled market town of Berwick-upon-Tweed with its wide range of amenities and mainline railway station.
The property is in excellent condition throughout with 2 formal reception rooms and a family sitting room either side of a welcoming reception hall. Also on the ground floor is a large kitchen and dining area with French doors leading out to a paved terrace offering lovely open views of the garden and surrounding farmland. There is a study off the dining area, a utility room and a cloakroom. Upstairs there are 5 double bedrooms, 2 family bathrooms and a dressing room. There is a separate staircase leading to the second floor which houses 2 further rooms used for storage (this area could be further upgraded to provide additional accommodation). In total the house extends to about 418m2.
The Old Manse is south facing and sits centrally in approximately 1 acre of walled garden grounds. Going through the entrance gates up the gravelled driveway leads to the front of the house, large lawned area and parking for several cars. Full planning permission has recently been granted for a double garage. A secondary driveway leads to the side of the Old Manse, additional parking and to the cottages, their gardens, coach house and stables.
Gable End and Honeysuckle Cottages were converted from original stone outbuildings (2 bedroom and 1 bedroom respectively). Alongside the cottages stands the coach house and stables which can be used as garaging and storage. This stone outbuilding could be converted into to a third cottage with the relevant consents from the local authority. The cottages each have their own private enclosed gardens and parking area and are independent from the main house. The cottages are presently run as holiday accommodation but can be let long term if so desired.
The garden grounds, along with expansive lawned areas, include several mature trees such as horse chestnut, holly, ash and cherry. To the back there are apple, plum and pear trees together with several fruit bushes including raspberries, gooseberries, black and redcurrants. Vegetable beds are also situated in the back garden. Throughout the whole garden there are a variety of flowers and shrubs.
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Accommodation Comprises
Ground Floor
Outer Hall, Reception Hall, Drawing Room, Dining Room, Sitting Room, Kitchen with Dining Area, Study, Utility, Cloakroom with WC, Rear Hall.
First Floor
Master Bedroom with Dressing Room, 4 x Double Bedrooms, 2 x Family Bathrooms.
Second Floor
2 x Attic Storage Rooms.
Garden Grounds
Garden Grounds of Approx 1 Acre, Boiler House, Coal Store, Ample Parking, Wood Store.
Gable End Cottage
Hallway, Kitchen, Sitting Room, W.C, 2 x Double Bedrooms, Family Bathroom, Private Garden.
Honeysuckle Cottage
Kitchen, Sitting Room, Bedroom, Shower Room, Private Garden.
Distances
Paxton 2 miles, Berwick upon Tweed 7 miles, Duns 9 miles, Kelso 19 miles, Melrose 33 miles, Edinburgh City Centre 53 miles, Edinburgh Airport 60 miles, Newcastle 68 miles.
(distances are approximate).
Area Insights
The Old Manse in Hutton is positioned on the edge of the village in a very private and secluded setting behind the church. Hutton is a pretty village with a strong community spirit centred around the village hall.
A couple of miles east of Hutton is the picturesque village of Paxton. The Cross Inn at Paxton is an extremely popular eatery and is open all year round. Paxton village has a vibrant community with a yearly Art Fair, village flower planting and community gardening, a Parish Church and community involvement in Paxton House, where the old watermill for Paxton House was renewed and is now up and running. Paxton House, once owned by the Home family, has wonderful walks, history, a tearoom and numerous events. It is a huge asset to the local area and is a hugely popular visitor attraction to the area.
Just beyond Paxton is the popular market town of Berwick-upon-Tweed. It is famous for its stunning architecture, has a wide selection of amenities and is well serviced with local and national shops, five national supermarkets and schooling for all ages including a private school at Longridge Towers. Berwick also has a selection of leisure and sports clubs, banks, public houses, restaurants and The Malting theatre and cinema that offers daily shows and movies. There is a main line railway station that has regular trains to Edinburgh, Newcastle (approx. 45 mins) and London (3 hrs 45 mins). Both Edinburgh and Newcastle are sub one hour travel time and London in circa three hours forty five minutes. There is also the A1 trunk road that bypasses the town and provides easy access both north and south respectively.
The local area has a wide range of popular attractions and activities including Northumberland and Berwickshire’s rugged coastline of unspoilt beaches and beautiful landscapes; Berwick walls and pier are only minutes away while Lindisfarne National Nature Reserve, Bamburgh Castle and the ancient Border towns of Coldstream, Kelso and Melrose are within easy reach. Country and sporting pursuits are also readily available, including hill walking, salmon and trout fishing, riding, hunting and shooting. Golf is available locally; within five minutes’ walk lies Berwick Golf Course and other courses can be found at Goswick, Eyemouth and the Hirsel. Swimming, gym, squash and indoor bowling facilities exist at the Swan Centre in Berwick-upon-Tweed.
The Old Manse is situated in a quiet and peaceful part of the Scottish Borders but offers excellent links to Edinburgh, Newcastle and even London. The A697 provides easy commutable access to Scotland’s capital city, Newcastle and Berwick upon Tweed which is only a 10 minute drive away. Berwick offers a mainline train station and a regular service up and down the country, with London being only a 3 ½ hour journey away.
General Remarks
What3words
https://w3w.co/flopping.bagels.armed
(Please download the application “what3words” for the exact location)
Useful Links
Hutton Church - http://www.stmaryshutton.org/activities.html
Scottish Borders - https://www.scotborders.gov.uk
Straiton Park & Ride - https://www.edinburgh.gov.uk/straiton
The Hirsel Estate Homestead - https://www.hirselhomestead.co.uk/
Hirsel Golf Club - https://www.hirselgc.co.uk
Borders Curling - https://www.bordericerink.co.uk/curling
Longridge Towers - https://lts.org.uk
Kelso Races - https://www.kelso-races.co.uk
Schloss Hotel and Golf - https://schlosshotel-roxburghe.com/en/home
Kelso Golf Course - http://www.kelsogolfclub.co.uk
Fishing - https://www.fishpal.com/Scotland/Tweed
Fishing - https://www.tweedbeats.com
Longridge Towers School - https://lts.org.uk
The Maltings - https://www.maltingsberwick.co.uk/?FromMobile=1
Berwick Museum - https://museumsnorthumberland.org.uk/berwick-museum-art-gallery
Berwick Castle - https://www.english-heritage.org.uk/visit/places/berwick-upon-tweed-castle-and-ramparts
Berwick Train Station - https://www.lner.co.uk/the-east-coast-experience/our-stations/berwick-upon-tweed-station
Berwick Food & Beer Festival - https://www.berwickfoodandbeerfestival.co.uk
The Swan Sports Centre - https://www.activenorthumberland.org.uk/Centres/Swan-Centre.aspx
Paxton House - https://paxtonhouse.co.uk
The Cross Inn - https://www.thecrossinn.co.uk
What’s on in Paxton - https://paxtonvillagehall.co.uk
Berwick’s Town Walls - https://en.wikipedia.org/wiki/Berwick_town_walls
The Lowry Trail - https://www.visitberwick.com/what-to-do/the-lowry-trail/
Tenure
Freehold.
Fixtures and Fittings
All fitted carpets, curtains, blinds, and all integrated appliances form part of the sale.
Listing and Conservation
The Old Manse is C - Listed.
http://portal.historicenvironment.scot/designation/LB47688
Services
-
Oil Fired Central Heating.
-
Main’s electricity, water & drainage.
-
Fibre Plus Broadband services are available (67Mbs has been quoted).
Rights of Access
Please refer to the site plan for all relevant rights of access and servitudes.
Council Tax
The Old Manse - Band G
Gable End Cottage – Classifies for small business relief.
Honeysuckle Cottage - Classifies for small business relief.
Energy Efficiency Rating
Band F (Rating 30)
Local Authority
Scottish Borders
Telephone: 0300 100 1800
Internet Web Site
This property and other properties offered by Paton & Co can be viewed on the following websites:
Compliance
Proof and Source of Funds / Anti Money Laundering Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction. All individuals involved in the transaction are required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.
Misrepresentations
The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Paton & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.
The Purchaser(s) shall be deemed to acknowledge that he/she has not entered into contract in reliance on the said statements, that he/she has satisfied themself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.
Any error, omission or mis-statement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.
Important Notice
Paton & Co, their clients and any joint agents give notice that:
They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.
Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or misstatement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Paton & Co have not tested any services, equipment, or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice.
All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.
The property is sold subject to and with the benefit of all servitude rights, burdens, reservations, and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above.
These particulars and plan are believed to be correct, but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.
Paton & Co UK Ltd does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn.
Photographs taken in September 2022. Particulars prepared in September 2022.