Larch House, Meikle Ernambrie

• A stunning barn conversion offering open plan modern living together with generous outside space and large barn.
• Open Plan Living/Kitchen/Dining. 4 bedrooms.
• Super energy efficient home.
• Extensive grounds (just under 1 acre in all). Countryside views
• Date of entry/completion date will not be before March 2025.
• POST CODE: DG7 3AN
• WHAT3WORDS
• To find this property location to within 3 metres, download and use What3Words and enter the following 3 words:
• CRUMPLES.MUSCULAR.CATCH

SITUATION Larch House is situated in a peaceful rural setting just a short distance from Crossmichael which is about 4 miles from Castle Douglas at the southern end of Loch Ken. Crossmichael has a post office/shop, public house, primary school, church and marina, with further facilities found in Castle Douglas.The market town of Castle Douglas is known as Scotland’s Food Town and has many local individual shops and businesses providing a varied selection of gifts, foods, and services. There are both primary and secondary schools in the town along with supermarkets, health services including a cottage hospital, veterinary services and a thriving livestock market and golf course. Dumfries about 18 miles distant is the principal town in the area, which provides a wider range of schools, shops, retail outlets, and other services. The South West of Scotland is well known for its mild climate, and the attractive and diverse nature of its countryside. The rugged coastline is dotted with quiet sandy beaches in this tranquil corner of the country. There is good hill walking in the nearby Galloway Hills and cycling along some of the new designated cycle routes as well the Seven Stanes mountain bike routes, including Dalbeattie Forest and the Galloway Forest Park. Loch Ken is renowned for its water pursuits such as water skiing, sailing, and fishing. The Galloway Forest Park which is known for its beauty and tranquillity, being the centre of the Galloway and Southern Ayrshire Biosphere and Britain’s First Dark Sky Park, which affords astronomers phenomenal views of the stars. There are numerous sporting opportunities such as shooting and stalking, as well as trout and salmon fishing on the region’s numerous lochs and rivers. For golf enthusiasts there is the nearby championship course at Southerness, and there are several other courses nearby. Communications to the area are very good. There is a main line railway station in Dumfries and also Lockerbie providing excellent links to both the north and south. The M74 motorway network is 40 miles distant, and there are regular flights to other parts of the UK, Ireland and Continental Europe from Prestwick Airport which is about one and half hours drive to the North. Edinburgh and Glasgow can be reached in less than two hours.DESCRIPTION A beautifully unique barn conversion occupying a sizeable site with large barn/workshop adjacent and grounds extending to 0.95 acres in all. Larch House provides a modern, energy efficient home; thermal solar panels, under floor heating, ground mounted solar panels with battery storage and heat recovery system all contributing to an ultra-efficient home with very low running costs. Undoubtedly the heart of the home lies in the central full height open plan kitchen/living dining area with mezzanine galley landing above. Flooded with natural light from the sliding doors to the front and roof lights, it provides a fantastic gathering & hosting space. The feature wood burning stove with exposed flue provides a further focal point of the space. A large yet flexible space that can be easily adapted to utilise the space to the specific needs of the new buyer. To one side of the open plan area is a bedroom with modern shower room en suite. To the other is a bedroom with wardrobe space and doors opening directly to the front patio with family shower room adjoining. Continuing through to the utility room at the rear with access to the rear patio with overhang covered seating area. To the first floor a stunning mezzanine gallery landing with space to relax/unwind and as the current owners have utilised, home working space. To each side of the gallery is a further bedroom each with storage space. Larch House is complemented by beautiful grounds, predominantly to the rear which comprises a large lawn with an orchard area and a small stream running through. To the front and rear there is an attractive patio area in which to relax and enjoy the peaceful surrounds. To the front a stunning raised terrace of Brazilian slate offers an attractive approach to the property. The large barn/workshop offers great additional space to adapt and utilise to the needs of the buyer (change of use subject to obtaining relevant permissions and consent). Larch House offers a stunning modern conversion in an attractive rural setting. ACCOMMODATION Ground Floor: Open plan kitchen/living/dining. Bedroom. Shower Room. Utility Room. Bedroom Shower En suite.First Floor: Gallery landing. Bedroom. Bathroom. Bedroom. GARDEN Approached via a driveway to the front leading to an area of parking for several vehicles. Attractive garden grounds predominantly to the rear laid to lawn provide a great space with potential to adapt and landscape accordingly, the current owners have laid a beautiful patio to the front and further covered patio to the rear with access to outside store. The area surrounding the barn has been gravelled and can be accessed by vehicle. Barn (15.7M X 9M) – Stone built barn with corrugated roofing. Open access at each end. Lean to Store (1.8m x 3.6m) – Accessed externally, ideal for storage of outdoor clothing/garden tools. ENTRY DATEThe Date of Entry will not be before March 2025. A date to be mutually agreed thereafter. SERVICES, COUNCIL TAX AND ENERGY PERFORMANCE CERTIFICATE(S)Water Electricity Drainage Tenure Heating Council Tax EPC Broadband Mobile Mains Mains Private Drainage (Bio disk septic tank) Freehold Underfloor Heating – Air Source Heat pump Band F Fibre to the premises – superfast broadband YESFLOOD RISKFlood maps of the area can be viewed at https://map.sepa.org.uk/floodmaps/FloodRisk/SearchACCESS/THIRD PARTY RIGHTS OF ACCESS/ SERVITUDES ETCPOST CODE: DG7 3AN WHAT3WORDSTo find this property location to within 3 metres, download and use What3Words and enter the following 3 words: CRUMPLES.MUSCULAR.CATCHSOLICITORSHall Baird Solicitors Old Exchange Castle DouglasLOCAL AUTHORITYDumfries & GallowayFIXTURES AND FITTINGSNo items are included unless specifically mentioned in these particulars.VIEWINGSStrictly by appointment with the Selling Agents. 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 identifiedFailure to provide required identification may result in an offer not being considered.