Tir Alainn is a delightful four bedroom detached property situated in an enviable rural location approximately one mile from the attractive Border town of Duns. Recently constructed and finished to a high specification, the property provides exceptionally spacious family accommodation enjoying superb natural light and stunning panoramic views over the surrounding countryside to Wedderburn Castle and the Lammermuir Hills.

LOCATION
Duns has good educational and recreational facilities including primary and secondary schools, with a superb new high school due for completion December 2008, swimming pool, tennis courts, 18 hole golf course, library, various speciality shops and walks and nature reserve within the grounds of Duns Castle and is home to the classical Edwardian Mansion at Manderston. Edinburgh is 45 miles away with the main east coast rail line at Berwick upon Tweed some 15 miles distant.

DIRECTIONS
Immediately upon entering Duns on the A6105 Berwick road, take the first left after the petrol station, signposted Wedderburn Castle and continue for one mile with Tir Alainn situated on the right.

ACCOMMODATION
Entrance Hall, Living Room, Family Room/4th Bedroom, Dining Kitchen, Utility, Shower Room, Master Suite incorporating Dressing Area and Luxury En Suite Bathroom, Two Further Double Bedrooms, Family Shower Room, Integral Double Garage. Ample Parking. Gardens to Front and Rear. Double Glazed. Oil Fired Central Heating.

ENTRANCE
A sweeping environmentally friendly gravelled driveway lies to the front of the property providing ample parking for a number of vehicles with a delightful mature tree and hedging surrounding the low maintenance shrubbery to front flanked by timber fencing to either side. A timber gate has been fitted to the side opening onto a gravelled path providing access to the rear.

ENTRANCE HALL 6.60m x 3.49m (max) (21'8" x 11'5")
A wide glazed archway with central timber door provides a most attractive entrance and opens into a bright spacious L-shaped hallway featuring two built-in cloaks cupboards providing superb storage and housing the in-house entertainment system and security alarm. Stained pine doors and skirtings. Stairs leading to the upper accommodation. Quality fitted carpet. Recessed lighting. Double radiator. Two double power points plus telephone point.

DINING KITCHEN 6.54m x 4.08m (21'5" x 12'9")
A most welcoming and bright room situated to the left of the entrance, again featuring an attractive arched floor length triple window to front together with double window to rear, providing a pleasant dual aspect and ensuring superb light levels. The kitchen area to the rear has been fitted with a good range of cream Shaker style wall and base units incorporating a central peninsula unit, with solid oak work surfaces, mosaic tiled splashbacks and under unit lighting. Appliances include 'Belling Kensington' range style cooker featuring double electric oven, grill and warming cupboard together with six ring gas hob, wok burner and with matching illuminated chimney style cooker hood above, integral 'Diplomat' dishwasher and fridge. One and a half bowl stainless steel sink with swan neck central mixer tap below window to rear. Complimentary tiled effect vinyl floor. A spacious dining area is situated to the front enjoying good light and commanding a fabulous aspect over the surrounding countryside. Two double radiators. Dimmer controlled recessed lighting. Integral sound system. Quality fitted carpet. Seven double power points, two telephone points plus TV point. Door leading through to:-

UTILITY ROOM 4.51m x 1.70m (14'8" x 5'7")
Well proportioned and fitted with a good range of matching cream Shaker style base units with solid oak work surfaces. One and a half bowl stainless steel sink with central mixer tap below double window to rear with fitted blinds and commanding a pleasant aspect over the rear garden to the adjoining field beyond. 'Boulter Buderus' floor mounted central heating boiler with control panel. Integral washing machine, tumble drier and freezer. External door to rear. Internal door to double garage. Two ceiling lights. Extractor fan. Security alarm panel. Radiator. Coat hanging. Tile effect vinyl floor. Three double power points plus appliance points.

LIVING ROOM 5.45m x 4.64m (17'10" x 15'3")
A most welcoming, bright room situated to the rear of the property featuring an attractive floor length triple arched window to rear with additional patio doors opening onto an extremely pleasant suntrap patio area, ideal for al fresco entertaining. A large inglenook fireplace provides an attractive focal point featuring cast iron multi fuel stove together with a large wall mounted plasma TV above. Recessed lighting. Surround sound system. Two double radiators. Quality fitted carpet. Seven double power points plus ample TV and telephone points with Sky and HD connection points.

FAMILY ROOM/ 4th BEDROOM 4.59m x 4.13m (15'0" x 13'4")
Situated to the right of the main entrance and again featuring a delightful triple arched window to front ensuring superb natural light floods into this well proportioned, versatile room, presently used as a guest bedroom. Recessed lighting. Integral sound system. Two radiators. Quality fitted carpet. Five double power points, TV point plus two telephone points.

SHOWER ROOM 2.92m x 2.00m (9'7" x 6'6")
Situated to the rear of the Hall and conveniently adjacent to the guest bedroom. Well proportioned and comprising large fully tiled corner shower cubicle with attractive mosaic tiled border and 'Mira Sport' mains shower, WC and pedestal washhand basin with matching tiled splashback and wall mounted mirror with shaver light above. Modesty window to rear with fitted blind. Recessed lighting. Radiator. Mosaic tile effect vinyl floor.

UPPER ACCOMMODATION
Carpeted stairs lead up to an L-shaped central landing enjoying good natural light from a Velux window over the stairwell. Deep shelved airing cupboard providing ample storage and housing the hot water cylinder to the rear. Radiator. Ceiling light. Double power point.

SHOWER ROOM 3.04m x 1.64m (10'0" x 5'4")
Smartly presented comprising large corner shower cubicle with chrome mains shower, recessed WC and vanity sink unit with integral mirror, display shelving, down lighting and useful storage cabinet below. Velux window to front with deep display ledge. Halogen spotlighting. Extractor fan. Wet walling throughout. Chrome heated towel rail. Mosaic effect vinyl floor.

MASTER SUITE 6.54m x 4.41m (21'5" x 14'5")
A most impressive double bedroom featuring dual aspect windows to front and rear ensuring superb natural light and commanding panoramic views. Halogen spotlighting. Double radiator. Quality fitted carpet. Five double power points, TV point and two telephone points. Open through to:-

DRESSING AREA 3.96m x 2.93m (13'0" x 9'6")
A spacious dressing area situated beyond the Master Bedroom, featuring two deep silled Velux windows to front and two built-in wardrobes providing ample hanging and shelved storage. Halogen spotlighting. Hatch to attic. Radiator. Quality fitted carpet. Two double power points.

MASTER BATHROOM 4.91m x 2.56m (16'5" x 8'5")
Adding a real touch of luxury to this delightful property comprising double Jacuzzi bath with mixer tap below modesty window to side and large walk-in shower cubicle with chrome mains shower. Recessed WC, bidet and vanity sink set within built-in beech cabinetry providing ample storage with deep display ledges and wall mounted mirror comprising integral display shelving and downlighting. Velux window to rear. Halogen and recessed spotlighting. Extractor fan. Wired for sound. Wet walling throughout. Large chrome heated towel rail. Quality fitted vinyl floor.

BEDROOM TWO 5.16m x 4.08m (16'11" x 13'5")
Delightful double room situated to the front of the property commanding a fine aspect over the surrounding countryside. Two built-in wardrobes providing hanging and shelved storage. Ceiling light. Below sill radiator. Quality fitted carpet. Four double power points plus TV and telephone points.

BEDROOM THREE 4.65m x 3.67m (15'3" x 12'6")
Further double room enjoying a fine dual aspect with rear window and deep silled Velux window to side commanding views to the Lammermuir Hills. Halogen spotlighting. Below sill radiator. Quality fitted carpet. Four double power points plus TV and telephone points.

DOUBLE GARAGE 5.73m x 4.15m (18'9" x 13'8")
Twin remote controlled up and over doors to front with internal door to Utility. Ample shelving and storage space to either side together with a work bench area providing additional storage to the rear. Two ceiling lights plus ample power points.

EXTERNAL
A pleasant lawned garden spans across the rear of the property with timber fencing to either side and post and wire fencing to rear ensuring an open aspect over the field beyond. A superb suntrap paved patio has been created off the Living Room commanding good sun throughout the day with a pebbled path providing access around the property.

ADDITIONAL INFORMATION
All carpets, floor coverings, blinds, lights and light fittings together with any appliances mentioned are included in the sale. The property features an integral sound system with ample power points and quality chrome door furniture fitted throughout

SERVICES
Mains water and electric. Drainage to eco-friendly treatment tank. Oil fired central heating.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
Offers over £385,000 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.