Travelling north bound on the A68, i.e. approaching from the St Boswells direction, take the second exit for Newton St Boswells, follow the road round the bend to the left, then take the second turn on the left, signposted for Monksford Road. This property is the first one as you turn in, on the left. A gate leads to the main front porch, but the entrance most commonly used is to the right off the drive into the rear hall. ACCOMMODATIONFRONT PORCH
5â€™9" x 5â€™0" (1.75m x 1.51m)
Entered by a fifteen paned door, protected by a canopy, the hall features dark stained woodwork and wood veneerflooring, extending to the cloakroom/WC and into the front room beyond.
7â€™6" inc x 5â€™10" (2.29m x 1.79m)
The first section of this spacious cloak room has a small wash hand basin and a radiator, then a door leads to a carpeted lavatory. Windows in each section.
12â€™9" x 19â€™2" (3.89m x 5.84m)
Full of character, with exposed beams, dark stained woodwork and stone hearth wall with open fire, this versatile room is presently fitted with a bar in one corner, which could readily be removed if preferred, to give a second lounge/TV/family room. Large windows, running the full width of the room, along with a window to the side, offer natural light. Two radiators. Wrought iron centre light with matching wall lights. Wood veneer flooring.
12â€™10" x 15â€™9" (3.92m x 4.79m)
An open archway leads into this well proportioned sitting room, in turn opening through to the dining room by a second arch. Secondary glazed windows to the side giving good light, with radiator beneath. Wrought iron centre light and wall lights all controlled by dimmer switches. Coving. Wooden dado. DINING ROOM
12â€™10" x 17â€™0" (3.92m x 5.17m)
A good sized formal dining area, decorated and carpeted as the lounge, with matching lights, also controlled by dimmer switches. Side set window with radiator below.
12â€™0" approx x 3â€™5" (3.66m x 1.03m)
A fifteen paned door from the dining room leads through into this slightly L-Shaped inner hall, giving direct access to the kitchen and the Breakfast Room, as well as into a large storage cupboard and then having a door at the end through to the rear lobby, which acts as the most commonly used entrance, leading out to the side of the house as well as into the second cloakroom and the utility areas. The first section has a wooden dado and feature ceiling beams.
11â€™9" x 14â€™6" (3.58m x 4.41m)
This is a delightful room, of a size to suit many uses, which could readily be adopted as a bedroom. Corner windows give good light as well as a pleasing feature, a stone fireplace with open fire provides a focal point and there are two shelved storage/display alcoves. Radiator
14â€™6" x 12â€™11" (4.41m x 3.94m)
Amply large enough for casual dining/breakfasting, the large family kitchen is tiled for practicality and fitted with a good range of modern green coloured base units, with panelled doors and chrome fittings. A window to the rear, beneath which is a stainless steel sink and drainer, gives natural light and the ceiling is fitted with downlighters. The professional six ring gas cooker, eye level grill and dishwasher are all included in the sale, as is the useful free standing chrome work station. Contains a radiator and has practical terracotta tile effect vinyl flooring.
A surprisingly large additional working area, extending round to the side of the house and then continuing to the rear. The first section (7â€™6" x 6â€™8" 2.28m x 2.04m) has a window and ample space for freezers etc, then an open door through to the second section (7â€™9" x 3â€™5" 2.37m x 1.04m), which has a wash hand basin and a deep shelved alcove. The back area (17â€™7” x 4â€™0” approx 5.37 x 1.23) has plumbing for washing machine, ample shelving and a door out to the patio garden. CLOAKROOM/WC
Also accessed from the rear hallway, this is a large extra facility, with excellent potential for conversion into a shower room. The first section 7â€™3" x 7â€™9" (2.21m x 2.35m) has twin wash hand basins, set into a pine fronted vanity unit, a radiator and a large pine framed double gazed window. The second section (3â€™5” x 8â€™0” 1.04m x 2.43m) has a WC, an opaque glass window and a small panel heater.
A door off the rear hall leads to a carpeted staircase, very well lit by a velux window, leading to a landing, which is fitted with a radiator and floored in a pale pink carpet extending to both bedrooms.
17â€™0" x 12â€™0" (5.18m x 3.62m)
A very large double room, enjoying marvellous views to the front from a dormer window. Fitted with a radiator and having good range of wardrobes with cupboards above providing excellent storage.
Entered by an open doorway from the bedroom, this useful facility is large enough to take a WC, but currently fitted with a wash hand basin and a fully tiled shower cubicle, accessed by a glazed door and fitted with a Mira Sport™ electric shower unit. A velux window gives good light; there is a radiator, a cupboard with pine louvered doors and ample tiling to splash backs. BEDROOM 2
17â€™0" x 12â€™0" (5.18m x 3.62m)
This super double room also enjoys stunning views to the front from a large dormer window. Fitted with a radiator and having ample storage catered for via a range of wardrobes, with overhead cupboards, running along one wall.
6â€™10" x 7â€™9" (2.09m x 2.35m)
An extremely bright, spacious and very nicely presented bathroom, with a white suite of WC, oval wash hand basin set into small cupboard and enamel bath with pink panelled frontage and mains supply overhead shower. Ample tiling to splash backs. White vertical radiator/towel rail. Very large window giving excellent light and fine views.
The house is fronted by attractive gardens, stocked with mature flowering plants, trees and shrubs. Wrought iron gates lead to a drive down to a detached timber garage, beyond which is an unusually large gravelled area, giving a large car park, bounded by mature pine trees to the roadway and conifers to the front. Behind the house there is a charming little patio garden, with rotary drier. Although the grounds are large, the design makes them relatively easy to maintain, yet for the gardening enthusiast, they offer ample potential for alteration and cultivation. GENERAL INFORMATIONCOUNCIL TAX
The property lies within the area of Scottish Borders Council. For Council Tax purposes the property lies within Band F. The Council Tax payable for 2004/2005 based on occupancy by two or more persons is £1911.45.FIXTURES & FITTINGS
The sale shall include all carpets, blinds, light and bathroom fittings, along with the cooker, dishwasher and workstation in the kitchen and some curtains. Services
Mains water and drainage, electricity and gas. Telephone.New Full Gas central heating and combination Boiler. Part single, part secondary glazing, some double glazing. Outside tap. Sensor/security exterior lighting. Ample power points and telephone sockets. Intruder alarm system. Back up lighting system. Fire doors.Viewing
Viewing is by appointment with the selling agents.Offers
Anyone seriously interested in purchasing the property should, preferably through their Solicitor, contact Messs. Stormonth Darling, W.S., as soon as possible to have their interest noted. They will then be notified is a closing date for offers is fixed. The sellers are not, however, obliged to fix a closing date and are entitled to accept any offer at any time. Written offers should be submitted by a Solicitor to:
Messrs Stormonth Darling, W.S.
Bank of Scotland Buildings
Tel: 01573 224143Note
These Particulars, while believed to be correct, are not gauranteed. The measurements are approximate and for guidance only. Gas and electric installations and appliances in the house have not been checked by the selling agents.