Proctors Smithy is a substantial detached property of considerable character, recently refurbished and upgraded to an excellent standard to provide beautifully presented, spacious accommodation which is a most successful combination of traditional and contemporary elements. It is in a pleasant location with lovely rural views taking in the Eildon Hills to the west, yet only a few minute's drive from Kelso, and benefits from a south facing garden with an area of mature woodland to one side.

LOCATION
Kelso, which lies at the meeting point of the Teviot and Tweed Rivers, is a most attractive town with its 12th century abbey and cobbled square. There are excellent educational and recreational facilities both in the town and the surrounding countryside, including golf, fishing, swimming, curling, walking, horse riding and National Hunt Racing.

DIRECTIONS
Travelling from Kelso, take the B Yetholm Road. Travel for approximately one mile, taking the left hand turn signposted for Wooller. The entrance to the house is on the right hand side.

ACCOMMODATION
Entrance Vestibule, Lounge with Large Dining Area, Fully Fitted Breakfasting Kitchen, Master Bedroom with Bathroom, Two Further Bedrooms, Luxury Bathroom. Extensive Garden with Drive and Parking.

ENTRANCE
A pathway flanked by a good sized low maintenance garden to the right leads to the entrance with external lantern style light.

VESTIBULE 2.04m x 1.60m
A partly glazed front door opens to this bright and spacious entrance vestibule with window to the front, large ceramic floor tiles, coat hooks and ceiling spotlight fitting.

LOUNGE 5.07m x 4.66m
Entered by an opaque glazed door, this is a very spacious, bright and well proportioned room with a deeply recessed window overlooking the front garden. Electric fire on slate hearth and large understairs storage cupboards with attractive custom built doors, one housing the "Aztec" Economy 10 electric central heating boiler. This room is an interesting shape, continuing round to one side where there is a good sized area ideal for use as a dining room, with a large archway open to the kitchen beyond. Fitted carpet. Two radiators. Seven double power points.

BREAKFASTING KITCHEN 4.33m x 3.44m
A most attractive, spacious kitchen with plenty of space for dining table and chairs, enjoying a lovely southerly aspect, with excellent light levels provided by glazed French doors flanked by recessed windows to either side opening to a sheltered patio beyond. It is fitted with an excellent range of stylish contemporary timber wall and base units, with integrated appliances including "Indesit" washing machine, dishwasher, "New "World" four ring halogen hob with brushed steel "New World" oven below and brushed steel and glass chimney style extractor hood above, with ceramic tiled splashback and concealed under unit lighting. Stainless steel one and a half sink and drainer. Recessed halogen downlighters. Tiled effect flooring. Radiator. One single, four double power points and appliance points.

REAR HALL
The kitchen opens to the rear to a carpeted hallway, with additional light from a further recessed window to the patio, and a timber door opening to a rear hallway, also with fitted carpet and radiator. Double power point.

BEDROOM TWO 4.15m x 4.01m
A very spacious bedroom leading from the rear hall with double windows enjoying good outlook to the front. Fitted carpet. Halogen light fitting. Radiator. Four double power points.

BEDROOM THREE 3.90m x 2.16m
Quietly situated to the rear, with a good outlook to the south. Fitted carpet. Radiator. Three double power points. Halogen light fitting.

BATHROOM 2.99m x 2.87m
Conveniently situated between these two bedrooms, an extremely spacious family bathroom, with a recessed modesty window to the rear, and fitted with a white contemporary four piece suite comprising bath with ceramic tiled surround and chrome shower mixer with tap with shower attachment, wc, bidet and washbasin set into attractive vanity unit with storage below. Large ceramic tiled floor. Chrome heated towel rail. 'Xpelair'. Ceiling spotlight fitting. Access to attic storage.

UPSTAIRS ACCOMMODATION
An attractive, carpeted staircase open to the rear of the lounge with turned timber handrail and spindles and with good light provided by two deeply recessed windows to the side, leads to a carpeted landing with a further window at the turn enjoying a lovely rural outlook. Access to the attic with 'Ramsay' style pull-down ladder, partly floored. Double power point.

MASTER BEDROOM 4.93m x 3.20m
A very generously sized master bedroom, with a lovely dual aspect having recessed windows to both the rear and the front, again taking advantage of the lovely rural view. Fitted carpet. Radiator. Four double power points.

EN-SUITE BATHROOM 2.89m x 2.87m
Opening from the landing, and serving as an en-suite shower room to the master bedroom, this too is very bright and spacious, with large modesty window to the rear, fitted with a white three piece suite comprising pedestal washbasin with tiled splashback, wc and raised large tiled shower cubicle with "Triton" shower and clear, etched, sliding doors. Attractive ceiling light fitting. Chrome heated towel rail. Tile effect flooring.

EXTERNAL
The house is enclosed on two sides by picket fencing, and sheltered to the east by a mature area of woodland, with a good sized lawn to the rear. The garden and beautifully paved patio are south facing, enjoying a good degree of privacy and providing a very shelteredsuntrap. The front garden is low maintenance, with a variety of attractive mature shrubs, a gate leading from a tarmac parking area suitable for two vehicles and opening to the front path which continues round the side of the property to a large driveway with ample additional parking and turning space. Covered car port/storage.

ADDITIONAL INFORMATION
The fitted carpets, floor coverings, light fittings, blinds, curtains and appliances as mentioned are included in the sale.

SERVICES
Mains electricity, water and private drainage to a septic tank. Double glazed. Electric central heating.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
The property is offered at a Fixed Price of £249,950. Prospective purchasers are advised that the Seller reserves the right to accept an offer at any time or in the event of competing offers to fix a closing date. All enquiries and offers to the selling Agents Messrs Hastings & Co, The Property Shop, 28 The Square, Kelso, TD5 7HH: 01573 225 999 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.