Burnfoot Cottage is a really delightful, traditional, white painted property in a peaceful location enjoying fantastic rural views. The carefully extended accommodation is presented in good order, with exposed beams adding greatly to its charming character and the cottage benefits from a fully floored loft with good head height and a generously sized garden.

LOCATION
The former County Town of Selkirk lies within the prime catchment area of the Central Borders. The town itself has retained its county charm and has a good range of recreational and educational facilities, restaurants, shops and a scenic golf course. The area is surrounded by rolling hills and lies close to the largely undiscovered Ettrick and Yarrow valleys providing some of the most glorious scenery in the Borders.

DIRECTIONS
Travelling from Selkirk, take the Ettrick Road. Continue through Ettrickbridge, passing the Tushielaw Hotel on the left. Travel for another 4 miles approximately, looking out for a right hand fork signposted 'Ettrick'. Take this turning and drive for about 2 miles. The Cottage is on the left.

ENTRANCE
A path leads from a parking area to a large paved patio, the front door lying beyond. External light.

HALL
A paneled timber door opens to this spacious L-shaped hallway with two large storage cupboards and fitted carpet. Skylight. "Dimplex" heater. Two pendant light fittings. Access to floored attic.

LOUNGE 4.51m x 4.34m
A generously sized lounge with a dual aspect, having windows to both the side and the rear both enjoying a really lovely rural outlook, the back window looking directly onto the river. A good focal point is provided by an open working fire with a tiled hearth and decorative brickwork surround. Fitted carpet. "Dimplex" heater. Ceiling light fitting. TV point (Digital)/ Telephone point. Two single and one double power point.

KITCHEN 4.38m x 2.46m (max)
A spacious galley style kitchen fitted with a good range of base units providing ample storage space and work surfaces with a ceramic tiled splashback, stainless steel sink and drainer, washing machine, "Beko" electric oven, "Proline" fridge and freezer. Most attractive exposed beams and natural timber ceiling and a deeply recessed window enjoying a good outlook to the front. High quality attractive slate effect Karndean flooring which continues through to the dining/garden room. "Dimplex" heater.

DINING/GARDEN ROOM 3.48m x 3.16m
A particularly useful, well proportioned extension with plenty of space for dining table and chairs and with picture windows on two sides taking full advantage of the lovely outlook, with a clear door to the parking area and a further opaque glazed door opening through to the kitchen. Karndean flooring continuing as mentioned. Coat hooks. Pendant light fitting and wall light fitting. "Dimplex heater". Single power point.

BEDROOM ONE 4.23m x 2.98m
A generously sized double bedroom with a large window overlooking the river and with built-in cupboard housing the hot water tank with airing space above. Fitted carpet. Pendant light fitting. Two single power points.

BEDROOM TWO 4.42m x 3.05m
This is a delightful, large double bedroom with deeply recessed paneled windows to both the front and the rear and again featuring the exposed beams and natural timber ceiling adding greatly to its character. Fitted carpet. "Dimplex" heater. Two single power points.

BEDROOM THREE 3.36m x 2.02m
A large single room with a deeply recessed paneled window to the front and also featuring the natural timber ceiling and beams. Fitted carpet. Wall panel heater. Wall light fitting. Two single power points.

BATHROOM 1.98m x 1.96m
A bright and airy bathroom fitted with a three piece white suite comprising wc, pedestal washbasin and paneled bath with tiled surround and "Mira" shower above, and clear folding shower screen. Modesty window. Fitted carpet. "Dimplex" downflow heater.

EXTERNAL
There is a large parking and turning area suitable for several vehicles, with steps leading to the garden room door, and a single garage to one side. The garden is predominantly low maintenance, laid mainly to lawn which surrounds the property and is fenced on three sides. There is an additional area of garden ground adjacent which may be available if required.

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

SERVICES
Mains electricity, private drainage to a septic tank and private water supply (ultra violet filter system in place). Double glazed.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
Offers over £135,000 should be submitted in proper Scottish legal form to the Selling Agents Messrs Hastings & Co, The Property Shop, 22 Market Place, Selkirk TD7 4BL. Tel: 01750 724160. 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.