Kaimflat, Kelso, Roxburghshire, TD5

Originally forming part of the traditional 18th century farm steading adjacent to Kaimflat Farmhouse. Fox Covert has been cleverly designed to create a rustic conversion which encapsulates the industry of its past. This wonderful barn conversion has an expansive floor area of approx. 418m² and designed to create a luxurious home without compromising its original structure. The envelope of this stone building has been ingeniously conserved with the previous openings redesigned into doors and windows. Internally, the conservation continues with the lofty main living area which stretches over 11m with its timber columns, beams, and vaulted ceiling. The kitchen / dining / sitting room has a dramatic feel with the large bespoke bifold door / window which almost fills the end wall. A timber clad porch gives access to the large reception hall, which gives further access to the rest of the property. The ground floor has a wet room/bathroom, large utility/boiler room, 3 double bedrooms and a home cinema room. The stairs from the reception hall open out into a bright spacious family room with windows, rooflight and a Juliet balcony, probably formed from the hayloft door. The family room has a wood-burning stove at one end and fitted bookcases and viewing gallery to the vaulted living area below. The master bedroom suite is also on the first floor with high coomb ceilings, walk-in wardrobe and luxury fitted bathroom with a further Juliet balcony. This barn conversion has quality fittings and double-glazed timber windows with all the décor and windows painted in shades that enhance this conversion.

LOCATION
A rural property which lies approx. 4 miles north of the thriving and historic market town of Kelso. Kaimflat is set around a mile off the B6461 Kelso to Eccles Road. Kelso is a booming central Borders town, situated on the famous River Tweed and where the river Teviot meets the Tweed. As well as being home to the Duke and Duchess of Roxburghe in nearby Floors Castle, with other tourist attractions which include the 12th Century Abbey and the Racecourse with many meetings throughout the racing calendar. Kelso is an ideal town for both families and individuals alike with its picturesque cobbled Market Square with a variety of quality boutique shops (including Kitty & Gus who kindly loaned items to dress Fox Covert for marketing), pubs, hotels and restaurants, as well as a Sainsbury's Supermarket and a Co-op. Further amenities include a garden centre, swimming pool, bowling club, golf course and a rugby and football club. It also benefits from a selection of nurseries, primary schools and a newly built high school completed in 2017.

ACCOMMODATION
GROUND FLOOR
PORCH (2.21M X 1.55M)
RECEPTION HALL (8.35M X 5.27M) at widest
KITCHEN / DINING/ LIVING ROOM:-
KITCHEN AREA (9.33M X 2.45M)
PANTRY (1.94M X 1.66M)
DINING / LIVING AREA (11.29M X 5.38M)
HALLYWAY / CLOAK AREA (2.93M X 1.66M)
UTILITY / BOILER ROOM (4.90M X 2.52M)
BATHROOM / WET ROOM (6.75M X 3.11M) at widest
BEDROOM CORRIDOR
STORE (3.21M X 1.15M)
BEDROOM 2 (6.08M X 2.87M)
BEDROOM 3 (4.53M X 3.49M)
BEDROOM 4 (4.22M X 3.68M)
HOME CINEMA ROOM (5.67M X 3.37M)
FIRST FLOOR
FAMILY ROOM (13.77M X 5.33M) including stairwell.
MASTER BEDROOM SUITE:-
BEDROOM AREA (5.31M X 5.31M)
WARDROBE AREA (3.44M X 1.10M)
LUXURY EN-SUITE (3.67M X 3.57M)

EXTERNALLY
The property is approached through a gated access from the private road and has gravelled parking for several cars. The front garden is private and walled with an other barn conversion which has been designed not to look into the courtyard style garden. There are outbuildings to one end which are linked to the barn. The rear garden is mainly laid to lawn and with a few mature trees and bushes is a blank canvas.

SERVICE
Mains Electricity & Water
Electric & Solid Fuel heating
Septic Tank Drainage
Council Tax: Band H
EPC: Band E

VIEWING
By appointment with Melrose & Porteous

SURVEY/ENTRY
By mutual arrangement. Home report available. Additional arrangements through agents

Offers should be submitted to Melrose & Porteous, 47 Market Square, Duns, Berwickshire, TD11 3BX
(DX 556 522 DUNS)
Only those parties who have formally requested their interest may be advised of any closing date fixed for offers. These particulars are for guidance only. All measurements were taken by a laser tape measure and may be subject to small discrepancies. Although a high level of care has been taken to ensure these details are correct, no guarantees are given to the accuracy of the above information. While the information is believed to be correct and accurate any potential purchaser must review the details themselves to ensure they are satisfied with our findings.