Phoenix House is a substantial detached bungalow situated on the edge of the highly sought after, picturesque village of Minto, commanding absolutely spectacular views directly onto Minto Hill and the surrounding countryside. Occupying a large plot with extensive and beautifully tended, thoughtfully landscaped garden grounds, the property has recently been comprehensively upgraded and modernised to excellent standards to provide beautifully presented, bright and spacious accommodation with the benefit of excellent storage space, a part floored attic and an integral double garage which would offer scope for the provision of additional living space should that be required.

LOCATION
Minto is a highly regarded Borders village sheltering below the Minto Hills with a superb golf course and enjoying fine views to Ruberslaw, an extinct volcano lying south of Denholm, Minto Crags and its pele tower known as Fatlips Castle. The village centres around the Parish Church, a Victorian building in the Gothic style designed by Playfair (1830) replacing a much earlier medieval building which stood a short distance to the east and dated back to c.1275.

The village of Denholm is one mile distant with its local shops, village pubs, bistro, garage and Primary School with a wide choice of Secondary Schools nearby at Hawick, Jedburgh and Melrose.

DIRECTIONS
Approximate distances - Edinburgh 48 miles, Melrose 10 miles. Galashiels 15 miles, Denholm 1 mile.

ACCOMMODATION
Vestibule, Large Hall, Lounge, Dining Room, Family Room/Dining Kitchen, Large Utility Room, Master Bedroom with Dressing Area and En-Suite Bathroom, Three further Double Bedrooms, Superb Family Bathroom and WC. Integral Double Garage with scope for conversion.

ENTRANCE
Steps from the parking area lead to the double, astragal front door. External Light.

VESTIBULE
A good sized vestibule with ceramic tiled floor and pendant ceiling light.

HALL
A glazed door flanked by a matching panel opens to the large, welcoming hall with an attractive feature archway giving access to the accommodation. Two built-in cupboards, one housing the hot water tank. Fitted carpet. Two radiators. Three pendant light fittings. Mains smoke detector and security alarm control panel.

LOUNGE 5.69m x 4.85m (including bay) (18'8" x 15'11")
A spacious and beautifully proportioned room enjoying a dual aspect, having a window to the side and a large bay window to the front of the house which is approximately south west facing, taking full advantage of the delightful outlook and enjoying sun for much of the day. A good focal point is provided by an inglenook fireplace housing a gas coal effect stove on a marble hearth with timber mantle. Fitted carpet. Radiator. Pendant light fitting.

DINING ROOM 4.80m x 2.90m (15'9" x 9'6")
Opening from the hall, this is a very generously proportioned dining room with two windows, again south west facing and enjoying fine open outlooks. Fitted carpet. Radiator. Pendant light fitting with dimmer control switch.

COMPUTER ROOM/STUDY 2.39m x 1.40m (7'10" x 4'7")
A useful room located off the hall, with a window to the front, ideal for use as a home study or computer space. Fitted carpet. Pendant light fitting.

DINING KITCHEN/FAMILY ROOM 6.63m x 4.22m (21'9" x 13'10")
This is a carefully planned room, functioning very successfully as a family room with plenty of space for dining table and chairs, falling naturally into two distinct areas, the dining area with sliding patio doors enjoying a good outlook towards Minto Hill, and with an attractive focal point provided by a multi fuel stove on a tiled hearth with timber mantle. The kitchen has been fully upgraded with the addition of an excellent range of high quality wall and base units providing ample storage space and work surfaces and incorporating a "Schott Ceram" hob over a stylish contemporary brushed steel double oven below with pull-out extractor hood above. "Carron Phoenix" one and a half sink and drainer below a window to the garden, with integral dishwasher and fridge. Ceramic tiling and concealed fluorescent lighting. Recessed spotlight fittings and halogen ceiling light fittings. Most attractive quarry tile effect vinyl flooring continues to the rooms beyond, adding greatly to the feeling of continuity and space. Radiator.

UTILITY ROOM 4.62m (max) x 2.41m (15'2" x 7'11")
A panelled timber door opens from the kitchen to this exceptionally spacious utility room, again fitted with an excellent range of modern wall and base units matching those in the kitchen, with complementary ceramic tiling and one and a half stainless steel sink and drainer below a window to the rear. Large built-in cupboard. Radiator. Partly glazed door giving direct access to the patio, and a further door opening to the garage. Fluorescent lighting. Space and plumbing for washing machine and tumble dryer. Tile effect flooring as mentioned.

WC
Conveniently situated near the back door and opening towards the rear of the utility room, a bright and airy room fitted with wc and washhand basin with modesty window to the side. Radiator. Tile effect flooring.

MASTER BEDROOM 3.91m x 3.81m (12'10" x 12'6")
A large, well proportioned, west facing double bedroom looking directly onto the patio and the countryside beyond. Two deep built-in double wardrobes. Fitted carpet. Radiator. Pendant light fitting. TV point.

DRESSING AREA
A decorative archway opens from the bedroom to this useful dressing area with a window allowing good levels of natural light. Fitted carpet continuing. Pendant light fitting.

EN-SUITE BATHROOM
A well presented bathroom, fully tiled and fitted with a white pedestal washbasin, wc and panelled bath and recently fitted "Mira" sport shower above, clear folding shower screen. Heated towel rail. Modesty window. Vinyl flooring. Fluorescent light/shaver point, bathroom cabinet and glass shelf under.

BEDROOM TWO 3.73m x 2.69m (12'3" x 8'10")
Another generously sized double bedroom, also enjoying a lovely westerly outlook and with a useful built-in wardrobe. Fitted carpet. Radiator. Pendant light fitting. TV point.

BEDROOM THREE 3.23m x 3.02m (10'7" x 9'11")
Double bedroom overlooking the garden and again with built-in double wardrobe. Fitted carpet. Radiator. Pendant light fitting. TV point.

BEDROOM FOUR 3.25m x 2.95m (10'8" x 9'8")
A fourth double bedroom also enjoying a good outlook over the garden. Fitted carpet. Radiator. Pendant light fitting. TV point.

FAMILY BATHROOM
Recently completed to a particularly high standard, this is a truly stunning and very spacious bathroom fitted with a high quality, contemporary four piece suite comprising "Bette" enamelled steel bath with highly attractive chrome mixer tap and shower attachment, large corner shower cubicle with mains pressure shower and clear curved sliding doors, and washbasin and wc set into a beautifully designed wall unit providing built-in storage space with high gloss worktop below a large square bevelled mirror with built-in halogen downlighting and unusual contemporary LED lighting in the kickboard below. Large bathroom cabinet with downlight pelmet and internal shaver point. Elegant wall tiles and large ceramic floor tiles with the benefit of under floor heating. Chrome heated towel rail. Modesty window and chrome downlighters.

GARAGE 5.84m x 5.56m (19'2" x 18'3")
An integral double garage accessed from the utility room, with two double timber doors to the front and window to the side. Central heating boiler. Light, power and TV point. Please note that the garage offers scope for conversion into extra living accommodation if required, with plenty of space within the grounds for the erection of a further garage.

EXTERNAL
Phoenix House is set in extensive enclosed garden grounds with a sweeping pebbled driveway, plenty of parking for several vehicles and a useful turning space. The garden has been beautifully landscaped and is bordered on two sides by farmland, to include a wide variety of most attractive mature shrubs, trees, hedging and herbaceous plants. There are lawns to the front and the side and a large low maintenance paved area to the rear including a patio/barbecue area, which enjoys a good level of privacy afforded by the surrounding shrubs and trees. Large timber summer house, garden shed and greenhouse, all with power. There is also a gravelled drying area, log store and two large timber storage sheds. Two attractive water features, one of which has been constructed from slate. Automatic flood lights to the side and motion activated security light adjacent to the parking area. Two external taps, one at the front and one at the back.

ADDITIONAL INFORMATION
The fitted carpets floor coverings and appliances as mentioned are included in the sale.

SERVICES
Mains electricity, water and drainage. Oil Fired Central Heating. Double Glazed. LPG operated fire in the Lounge.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
Offers over £365,000 should be submitted in proper Scottish legal form to the Selling Agents Messrs Hastings & Co, The Property Shop, 28 The Square, Kelso, TD5 7HH: 01573 225 999. 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.