St James Park comprises of a modern, spacious five bedroom detached house together with an additional two bedroom stone built cottage, occupying a secluded location on the outer edge of Lennel. These delightful properties are presented in good order throughout benefiting from attractive, low maintenance gardens, double garage, ample parking and commanding open views over the surrounding countryside, with the main house providing spacious family accommodation and the separate cottage creating an ideal granny annexe or holiday cottage with good letting potential.

LOCATION
Lennel is an attractive hamlet situated half a mile or so out of the popular Borders town of Coldstream, well known as the gateway to Scotland and set on the banks of the River Tweed, with beautiful walks along the riverside and in the nearby Hirsel Country Estate. Local sports include an 18-hole golf course at the Hirsel, tennis courts and riding with Tweed fishing, walking in the Cheviot Hills and lovely unspoilt beaches on the Berwickshire coast. Coldstream town offers a variety of shops and primary educational facilities and is well placed for easy commuting to both Edinburgh and Newcastle via the mainline station at Berwick upon Tweed only 20 minutes away.

DIRECTIONS
Upon entering Lennel from Coldstream, turn left in the centre of Lennel with St James Park situated on the right at the end of the row of individually designed properties.

ACCOMMODATION
MAIN HOUSE: Entrance Vestibule, Central Hall, Living Room, Dining Kitchen, Utility Room, Cloakroom, Five Bedrooms (Two En-Suite), Family Bathroom. Double Garage. Garden. Double Glazed. Gas Central Heating.
COTTAGE: Entrance Vestibule, Hall, Living/Dining/Kitchen, Two Bedrooms, Bathroom. Garden. Parking. Double Glazed. Gas Central Heating.

MAIN HOUSE
ENTRANCE
The Cottage is set back slightly from this quiet country lane featuring ample parking to front with a shared drive leading up the side to the Main House at the rear. A wide monobloc drive provides ample parking in front of the detached Garage with an attractive garden pond creating a charming focal point surrounded by a colourful mature shrubbery.

ENTRANCE VESTIBULE 1.42m x 1.36m (4'8" x 4'5")
Canopied entrance to front with outside light and part glazed entrance door featuring attractive stained glass panel. Double cloaks cupboard. Wood effect floor. Power point. Inner glazed door to:-

CENTRAL HALL 4.61m (max) x 3.22m (max) (14'5" x 10'6")
Bright, L-shaped hallway featuring a continuation of the wood effect floor with carpeted stairs leading up to the rear and stairwell window providing excellent natural light. Useful understair cupboard. Ornate cornicing, dado rail and moulded display alcoves. Double radiator. Smoke detector. Double power point.

LIVING ROOM 5.36m x 4.71m (17'6" x 15'5")
Spacious, bright room with large triple window to front commanding superb views over the surrounding countryside together with additional windows to either side. Timber curtain poles. Recessed lighting. Ornate cornicing and ceiling rose, dado rail and decorative wall panels. Electric flame effect fire. Double radiator. Central fitted carpet with wood effect surrounds. TV point plus five double power points.

DINING KITCHEN 5.11m x 3.44m (16'8" x 11'6")
Fitted with a good range of timber fronted wall and base units comprising glazed display cabinets, brushed steel handles, polished stone effect worksurfaces, attractive tiled splashbacks and central peninsular unit/breakfast bar incorporating one and a half bowl sink and drainer with mixer tap. 'Leisure Rangemaster' dual fuel double electric oven and grill with 4-ring gas hob, griddle and ceramic hot plate. Integral fridge. Ceramic tiled floor. Dual aspect windows to front and side. Pleasant dining area with fitted carpet. Double radiator. Ornate cornicing. TV point. Four double power points plus cooker and appliance points.

UTILITY ROOM 2.94m x 1.85m (9'6" x 5'11")
Conveniently situated beyond the Kitchen and fitted with a range of white gloss wall and base units to one wall with granite effect worksurfaces, tiled splashbacks and stainless steel sink below window to side. Plumbing and space for washing machine and dishwasher. Half glazed external door to rear. Cornicing. Double radiator. Ceramic tiled floor. Two double power points.

MASTER BEDROOM 5.37m x 4.67m (17'4" x 15'4")
Delightful double room commanding an extremely private outlook to the rear. Below sill radiator. Fitted wardrobes with central mirrored panel extend along one wall providing ample hanging and shelved storage. Recessed lighting. Ornate cornicing, ceiling rose, decorative moulded panelling and dado rail. Central fitted carpet with wood effect surround. Four double power points plus TV and telephone points. Door to:-

EN-SUITE SHOWER ROOM 1.67m (max) x 1.24 (7'10" x 5'5")
Stylishly presented and fully tiled comprising large shower cubicle with shower walling, bi-fold door and 'Mira 415' power shower, WC and pedestal wash hand basin with fitted mirror and shaver light above. Modesty window to rear with fitted blind and below sill double radiator. Mirrored bathroom cabinet. Extractor fan.

STUDY/5TH BEDROOM 2.86m x 2.42m (9'4" x 7'1")
Situated to the rear of the Hall and presently used as a Study/Workroom featuring window to rear with below sill radiator and wood effect floor. Telephone point plus three double power points.

CLOAKROOM 1.75m x 1.68m (5'9" x 5'6")
A useful ground floor facility comprising WC and pedestal wash hand basin with wood effect floor. Radiator. Extractor fan.

UPPER ACCOMMODATION
Carpeted stairs lead up to a galleried central landing with excellent natural light flooding in from the large Velux window over the stairwell. Walk in shelved airing cupboard housing 'Worcester Bosch Highflow' combi boiler and control panel. Hatch to attic. Smoke detector. Double radiator. Double power point.

BEDROOM TWO 5.37m x 4.67m (17'4" x 15'4")
Generously proportioned double room commanding superb open views to the front over the surrounding countryside. Below sill radiator. Part coombed ceiling with twin fitted wardrobes featuring central dressing table with Velux window over and additional units to side incorporating vanity sink. TV and telephone points plus three double power points.

BEDROOM THREE 4.21m x 3.73m (13'10" x 12'2")
Further double room with the large window to rear providing excellent natural light. Ample fitted wardrobes extend along one wall with additional drawer units to side incorporating vanity sink. Part coombed ceiling. Below sill radiator. Three double power points.

BEDROOM FOUR 5.10m x 3.74m (max) (16'8" x 12'3")
Ideal L-shaped guest room featuring window to side with below sill radiator and again mirrored wardrobes fitted to one wall. Part coombed ceiling. Three double power points. Door to:-

EN-SUITE SHOWER ROOM 2.02m x 1.16m (6'7" x 3'9")
Comprising corner shower cubicle with panelled walls and 'Mira 415' power shower, WC and pedestal wash hand basin with tiled splashback. Velux window to front. Heated towel rail. Vinyl floor. Extractor fan. Wall mounted mirror and shaver light.

FAMILY BATHROOM 2.67m x 1.96m (8'9" x 6'5")
Tiled to two walls comprising panelled Jacuzzi bath with mixer tap and shower attachment, recessed WC and vanity sink set into a good range of storage cabinets with display ledge over. Wood effect floor. Double radiator. Mirrored bathroom cabinet. Extractor fan. Shaver socket.

DETACHED DOUBLE GARAGE
Wide, remote controlled up and over door to front with additional door to side. Light, power and shelved storage.

EXTERNAL
Neat, low maintenance gardens wrap around the property featuring a suntrap timber decked patio extending down the side incorporating a delightful brick built dining area with large revolving circular table and patio lighting, sheltered by mature beech hedging with raised shrubbery and tarmac path extending along the rear of the property. Security lighting and outside tap.

COTTAGE
Delightful stone built detached two bedroom cottage situated at the entrance to St James Park, with private garden and parking to front, making this an ideal Granny Annexe or Holiday Cottage with letting potential.

ENTRANCE VESTIBULE
Half glazed entrance door allowing good natural light with beamed ceiling, coathanging and fitted carpet. Double power point. Telephone point. Inner glazed door to:-

HALL 3.91m x 1.03m (15'6" x 3'4")
Extending down the side of the cottage featuring beamed ceiling and useful shelved utility cupboard. Double Radiator. Wood effect floor. Double power point.

LIVING/DINING ROOM 3.63m x 3.41m (11'11" x 11'2")
Situated to the rear featuring two low silled windows to side allowing excellent natural light to flood into this delightful open plan room. Useful below sill storage. Beamed ceiling. Wood effect floor. Double radiator. Two double power points. Open to:-

KITCHEN 3.34m x 1.82m (10'11" x 6'0")
Situated to the far end of the Living Room and well fitted with a range of pine fronted wall and base units with ample worksurfaces and stylish tiled splashbacks. Integral 'Homark Lectron' electric oven with four ring gas hob and cooker hood with light above. Stainless steel sink with central mixer tap. Plumbing and space for washing machine and fridge. Central peninsular breakfast bar creating a division between the two areas. Beamed ceiling. Terracotta tiled floor. TV point. Four double power points plus cooker and appliance points.

BEDROOM ONE 3.38m x 3.37m (11'1" x 11'0")
Double bedroom featuring low silled window to side and additional window to front with metal curtain poles, beamed ceiling and double fitted wardrobe with hanging rail and additional storage over. Fitted carpet. Double radiator. Two double power points.

BEDROOM TWO 3.55m x 1.68m (11'8" x 5'6")
Bright, single bedroom again with low silled window to side commanding pleasant views over the fields beyond. Built in wardrobe with hanging rail and shelf. Beamed ceiling. Double radiator. Fitted carpet. Two double power points.

BATHROOM 2.37m x 1.53m (7'9" x 5'0")
Situated to the rear of the cottage featuring window to side, fully tiled walls with border tiling, timber panelled bath featuring antique style brass shower nozzle, WC and wall mounted wash hand basin with mirror and shaver light above. Radiator. Fitted carpet. Hatch to attic. Extractor. Airing cupboard housing 'Biasi' combi boiler with useful slatted shelved.

EXTERNAL
Mature suntrap gardens enjoying superb privacy lie to the rear of this charming cottage, accessed via a flight of circular stone steps leading up from the parking area.

ADDITIONAL INFORMATION
All carpets, floor coverings, lights and light fittings and any appliances mentioned are included in the sale.

SERVICES
Mains gas, electricity and water. Drainage to septic tank. Double glazed. Gas central heating.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
Offers over £345,000 should be submitted in proper Scottish legal form to the Selling Agents Messrs Hastings & Co, The Property Shop, 28 The Square, Kelso TD5 7HH Tel: 01573 225999. The seller reserves the right to sell at any time but should a closing date be fixed only those who formally requested the selling agents to note their interest will be informed.

All measurements are approximate and are taken at the widest point. Whilst these particulars have been carefully prepared, no guarantee is given as to their accuracy and they shall not form part of any contract to follow hereon.