ESTATE AGENCY

Situation
Braidwood Clays is situated in the heart of the Scottish Borders approximately 4 miles from Selkirk and the A7, 5 miles from St Boswells and the A68, adjacent to the quiet residential village of Midlem.
Selkirk and Galashiels (11 miles) are the nearest major towns providing a wide variety of shopping including major supermarkets and retail outlets.
Both Primary and Secondary Schools are available in Selkirk with a school bus running past the road end. St Mary's Public School is located at Melrose (6 miles) for children aged 3-13.
Other leisure activities in the area include numerous fine golf courses, fishing, horse-racing at Kelso and well supported local rugby and football clubs.

Sporting Clays Business
Braidwood Clays is the largest specialist Sporting Clay Shooting Business in Scotland and the North of England holding regular club shoots, international competitions, charity events and hosting the Scottish Championships for 9 years out of the last 12.
The shooting facility is strategically arranged to cater for all levels of ability. On the ground there are approximately 25 stands serviced by 65 automatic traps simulating all types of game including driven grouse, high pheasants, bolting rabbits, springing teal and crossing pigeons.
The facility can cater for large parties from the experienced clay pigeon shot to absolute beginners.
The business includes an excellent large clubhouse which is approximately 5 years old and contains a restaurant, shop, gunroom and toilets. There is ample car parking by the clubhouse.
Currently Braidwood has a membership of approximately 600 growing year on year. Services provided include:-

• Restaurant and Coffee Shop.
• Extensive cartridge and ammunition sales.
• Guns sales and servicing.
• Shooting lessons.
• Corporate functions.

Clubhouse

A recently constructed steel framed, box profile clad building (85' x 45' approx) is conveniently located to provide catering and retail facilities. The building benefits from the following specification:-

• Steel frame.
• Box profile roof and sides.
• Fully insulated to a high standard.
• Power floated concrete screed floor with additional wooden Karndean flooring in the dining area.
• LPG heating and cooking.
• Secure entry system with monitored alarm.
• Two fully secured gunrooms built and maintained to Home Office Standards.

This building has a gross internal floor area of approximately 3,675 sqft subdivided as follows:-

• Kitchen: Fully appointed industrial kitchen extending to approximately 370 sqft.
• Dining area providing approximately 100 covers over an area of 1,470 sqft.
• Washrooms including disabled facilities extending to 370 sqft.
• Retail space for sale of outdoor clothing and shooting accessories extending to approximately 1,470 sqft including 2 Home Office Standard Gun Rooms.

The Shooting business has a Rateable Value of £5,200. The current rates payable are £2,215.20 however the business has benefitted from a Small Business bonus resulting in a zero payment for the last two years.
The Business
The business creates income through the following areas:-

• Membership (Currently 600 having doubled in last 5 years).
• Daily bookings.
• DIY Practice.
• Gun Shop. Registered Fire-arms Dealer buying and selling all major brands of shotguns and rifles, new and Second-hand.
• Repairs / reconditioning of fire-arms.
• Cartridge sales. Major stockists of Eley, Express, Hull and Gamebore cartridges.
• Specialist tuition by qualified instructors.
• Retail clothing outlet. Specialising in the sale of leading brands of outdoor shooting, leisure and countrywear.
• Catering. Facility to manage simple snack menu to more formal functions.
• Corporate / Stag and Hen parties.

Turnover / Profit
Braidwood Clays was opened for business in 1991. Since then the business has increased in turnover and profit year on year and still affords considerable potential for further growth and development.
In the first instance financial summary of the business performance will be made available on request to the Accountant or Solicitor acting for any interested party. Full accounts can be viewed on application to the selling agents and upon signing a confidentiality and non-disclosure agreement.

Landfill
The development of the clay pigeon shoot area necessitated the formation of a bund. This has led to a landfill opportunity which has over the years been the source of significant income. At the time of print we understand the land still has the capacity to accommodate approximately a further 100,000 tonnes of inert waste material.
The development of the bund and its consequential buffering of noise make the landfill tax exempt.

The Lands
The lands of Braidwood extend to 41.19 acres (16.67 ha) including approximately 25 acres of shooting ground, 13 acres of grazing with the remainder associated with the house and outbuildings.

Braidwood House
Braidwood House is a modern 3 bedroom family dwelling-house commanding spectacular views to the south east over the local countryside and towards the Cheviot Hills and beyond.
The property was built in 1991 of timber framed construction and tiled roof with harled exterior and is fully double glazed. It further benefits from Scandinavian spec winter warm insulation and affords accommodation on one level of:- West facing glazed double doors from paved patio area to:-

Reception Hall / Conservatory
18'5'' x 11'1''. This room links the bedroom areas to the remaining residential areas. 2 radiators. Glazed wall (E) with spectacular views. Triple glazed polycarbonate roof. Canadian Maple floor. Glazed panel double doors to:-

Living Room
20'8' x 18'. Window (W). Sliding patio doors (E) to wooden decked patio area and lawns / garden. 2 radiators. Fireplace with electric fire.

Kitchen / Dining Room / Day Room
Open plan area comprising:-
Day Room – 13'5'' x 10'1''. Window (W) and radiator.
Dining Room – 14'1'' x 10'3''.
2 radiators. Windows (S).
Kitchen – 17'7'' (width) x 14'9'' (max length). 3 double windows (E) formed in bow-shape giving maximum panoramic views. Fully fitted kitchen units with Star Galaxy granite work surfaces including large central island. Large electric range hob and cooker with extractor hood. Dishwasher included.

Office / Gun Room
12'11' x 7'4''. Windows with security guard (N). Radiator. Fitted desk station. CCTV unit and monitor. Strengthened security walls. Large gun safe.

Utility Room, Cloakroom – WC
9'9'' x 7'2''. Window (N). Plumbed for washing machine and sink unit. Upper glazed rear doors to yard. WC off – 4'7'' x 3'7'' with window (N) and louvre door cupboard housing oil fired central heating combi boiler.

Master Bedroom
16'2'' x 10'9''. Double window (E). Radiator. Panic alarm button (Connected to police). En-suite shower room off – 9'6'' x 5'1''. Window (S). Heated towel rail. Double shower cubicle with electric shower unit. WC. Basin.

Bedroom 2
11'11'' x 10'9''. Double window (S). Radiator. Built-in fitted wardrobe with 3 mirrored sliding doors.

Bedroom 3
15'8'' x 11'11. Double window (W). Radiator.

Family Bathroom
9'7'' x 8'6''. Window (S). Radiator. 3 piece white bathroom suite plus shower cubicle with electric shower unit.

Braidwood House if classified in Council Tax Group G.

Floor Plan of House
The house is surrounded on 3 sides by large lawns and easily managed landscaped gardens including greenhouse with ample car parking.
There is a detached double brick built and harled exterior garage lying in close proximity to the north and adjacent to twin timber constructed loose boxes. Workshop
A substantial sized detached workshop measuring approximately 60' x 30' situated to the west of the house. The workshop which is constructed of steel frame with box profile roof and sides, concrete floor with a large roller shutter metal door offers extensive storage accommodation. Services
Electricity
Single phase to Workshop, House and Clubhouse

Water Supply
Mains water to House and Clubhouse

Drainage
Domestic drainage for Braidwood House and drainage for Clubhouse to respective septic tanks.
Servitude Rights, Burdens and Wayleaves
The property is sold subject to and with the benefits of all servitude rights including rights of access and rights of way, whether public or private.
The purchaser(s) will be held to have satisfied themselves as to the nature of all such servitude rights and others.
Minerals
Minerals are included in the sale so far as they are owned.

Ingoing Valuation
The purchaser will, in addition to the purchase price, be bound to take over and pay for at cost price to be agreed between two valuers, one acting for each party, or an arbiter appointed by the valuers, the following:-
1. All oils and fuels in tanks and in store.
2. All stock pertaining to the clothing store, gun shop and clay shooting enterprise including specifically:-
a. All clothing and associated retail stock in outdoor clothing shop.
b. All guns, new, used and hire guns and associated equipment.
c. All cartridge and clay pigeon stock.
d. Any other item(s) as mutually agreed.
The valuation must be completed by date of entry and payment made by bank transfer within 7 days after which interest will be charged at 10% above Royal Bank of Scotland Base Rate on outstanding monies.

Inclusions and Exclusions
All clay traps, Claymate trap controllers and associated equipment including the parked lorry with high lift are included in the sale.
All tables chairs and furnishings in the restaurant and all appliances in the clubhouse kitchen are included in the sale.
The Braidwood Sporting Clays website address, all associated domain names and the Company logo are included in the sale.
Foodstuffs and perishable goods in the kitchen and restaurant areas will not be required to be taken over.
The following items are specifically excluded from any sale:-
1. Wall mounted televisions in master bedroom, lounge and kitchen of the house.
2. Mirror in day room.
3. Stone flower troughs and ceramic pots in and around garden.
4. All bird tables, bird bath and ornamental heron in garden.
5. Two sets of wooden garden furniture.

Date of Entry
By mutual agreement.

Viewing
Strictly by appointment with sole selling agents, John Swan Properties.
Tel: 0131 300 0087 / 01835 822214.

Title Deeds
These may be inspected within the offices of Haddon and Turnbull, 55 High Street, Hawick. Tel 01450 372 336.

Accounts
These may also be inspected at the offices of Michael Revels and Co., Accountants, Ladhope Vale House, Ladhope Vale, Galashiels TD1 1BT, upon signature of a non disclosure agreement.

Offers
Offers in Scottish Legal form must be submitted to the sole selling agents, John Swan Properties, C/O Auction Mart, Newtown St Boswells, Melrose, TD6 0PP.
A closing date for offers may be fixed and prospective purchasers are advised to register their interest with John Swan Properties. However, the seller(s) reserve the right to withdraw the property or any part of it from the sale, sell privately, and is not bound to accept the highest or any offer.

Directions
From the A68 take the A699 from St Boswells towards Selkirk.
After approximately 4 miles turn on to B6453 towards Midlem (Braidwood Clays is signposted). Braidwood Clays is approximately 1 mile on left (before village of Midlem).

Particulars and Plans
The foregoing particulars, areas and plans are intended to give a fair description of the subjects of sale, but their accuracy is not guaranteed. They do not constitute, nor constitute any part of an offer and must not be relied upon as representations or fact or as otherwise forming the basis of a Contract. Any intending purchaser must satisfy himself by inspection or otherwise as to the correctness of each of the statements contained in these particulars. The Vendor does not make or give, and neither his Agents, nor any person in their employ, has any authority to make or give any representations or warranty whatever in relation to this property. Any mis-statement, omission or error in any of the statements in the foregoing particulars shall not annul any sale, nor entitle either party to claim compensation or damages, nor in any circumstances give grounds for legal action.

Conditions of Sale
1. A deposit of 10% of the purchase price will be payable by bank transfer to the client account at the conclusion of missives. The deposit will be nonreturnable in the event of the purchaser failing to complete the sale for any reason not attributable to the Seller or his Agents. The balance of the purchase price will be payable by way of bank transfer to the client account at the date of entry, and interest, at the rate of 10% above Royal Bank of Scotland Base Rate will be charged on the balance of the purchase price from date of entry until paid, without prejudice to any other remedy open to the Seller.
2. When the balance of the purchase price is paid a valid Title will be given and searches will be delivered showing clear records as far as the Seller's interests are concerned.
3. The Seller will be responsible for any rates, taxes and other burdens payable prior to the date of entry. Where necessary all rates, taxes and other burdens will be apportioned between the seller and the purchaser at the date of entry.
4. The property is sold and will be conveyed with the benefit of, and subject to the burden and all existing rights of way, accesses, wayleaves, servitudes, water rights, drainage rights, etc. whether formally constituted or otherwise only as far as the seller has power to grant the same.
5. The foregoing particulars, plans and acreages attached are not guaranteed, and although carefully prepared, prospective purchasers must satisfy themselves on all matters and in all respects relating to the subjects of sale. The particulars and plans are not intended to form any part of an offer to purchase.

Misrepresentations
1. The property is sold subject to all faults and defects whether of condition or otherwise and neither the Seller nor the Selling Agents are responsible for such faults and defects or for any statement contained in the particulars of the property prepared by the Selling Agents.
2. The purchaser(s) shall be deemed to acknowledge that they have not entered into a contract in reliance on any said statements, that they have satisfied themselves as to the content of each of the said statements by inspection or otherwise, as no warranty or representation has been made by the Seller or the Agent in relation to or in connection with the property.
3. 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 their contract, nor entitle either party to compensation of damages or in any circumstances give either party any cause for action.
4. The maps in this brochure are based on Ordinance Survey maps with the sanction of the Controller of Her Majesty's Stationery Office, Crown Copyright Reserved. The steading plan is published for the convenience of the purchaser(s) only. Its accuracy is not guaranteed and it is expressly excluded from any contract.
5. These particulars were prepared 22nd August, 2011.