Swallowdene is a substantial family house in a quiet cul-de-sac location within a particularly highly regarded area of Kelso. Set well back from the road with a very pleasant outlook to the front, the property occupies a slightly elevated position taking in some delightful views to the Tweed Valley and surrounding countryside. The garden enjoys a high degree of privacy, while internally the accommodation is very bright and generously proportioned with most attractive oak finishes, ample power points, TV & phone points and good storage space

LOCATION
Kelso is perhaps the most attractive town in The Borders with its 12th century abbey, cobbled square and bustling Town Centre offering a good variety of shops and restaurants. The Town draws many visitors throughout the year and has excellent facilities both in the town and the surrounding countryside, including golf, fishing, swimming, curling, walking, horse riding and National Hunt Racing

ACCOMMODATION
Hall, Large Lounge, Conservatory, Dining Kitchen, Master Bedroom (Ensuite Shower Room), 2 Further Double and 1 Single Bedroom/Study, Bathroom, Downstairs WC and Utility Room. Double Garage with part floored attic. Summer House.

ENTRANCE
The house is set well back from the road with a large mono bloc parking area and lawn to one side, and with a large covered entrance providing a pleasant sheltered outdoor sitting space with quarry tiled floor. External light.

HALL 3.70m x 3.14m (max)
A timber front door with a glazed side panel allowing good levels of light opens to this bright, spacious entrance hall with a Velux window above allowing additional natural lighting. (Remote controlled blind). Large L-shaped under stair storage cupboard with coat hooks, light and fitted carpet.

CLOAKROOM
A useful downstairs cloakroom fitted with white wc, washhand basin and modesty window to the front. Vinyl flooring. ''Silavent' extractor fan. Radiator.

LOUNGE 7.65m x 4.60m
This is a really particularly spacious lounge with sliding patio doors allowing a very pleasant outlook to the front of the house and with double, part glazed doors opening to the conservatory at the far end. An excellent focal point is provided by a living flame gas coal effect fire with decorative marble surround and hearth, and the room features decorative coving and two pendant light fittings. Fitted carpet. Two radiators.

CONSERVATORY 3.80m x 3.40m
Double, partly glazed timber doors open to this most attractive conservatory with opaque roof, glazed on three sides taking advantage of the delightful rural outlook to the south, and with double patio doors opening to the garden. Timber effect flooring. Two wall light fittings. TV point.

DINING KITCHEN 4.84m x 3.58m
A very generously proportioned kitchen with plenty of space for a dining table and chairs, fitted with an excellent range of timber wall and base units providing ample storage space and work surfaces, incorporating a stainless steel one and a half sink and drainer below one of two windows overlooking the rear garden. The integrated appliances include a "Neff" four ring ceramic hob with extractor hood above, an "AEG" brushed steel eye level double oven, and with space and plumbing for washing machine and fridge. Attractive ceramic tiled splashback, concealed fluorescent lighting and recessed halogen ceiling lights. Tile effect "Flotex" flooring. Radiator.

HOME OFFICE/BEDROOM FOUR 2.89m x 2.72m
Opening from the hall, a useful room with window to the front, presently used as a study and equally suitable for use as a fourth bedroom if required. Two wall light fittings. Fitted carpet. Radiator.

UTILITY ROOM 3.39m x 2.06m
A generously sized utility room opening to the rear of the kitchen, with a window and a partly glazed door to the garden allowing good light levels and ventilation. It is fitted with a range of contemporary units providing good storage space and incorporating a stainless steel sink and drainer, with space and plumbing for washing machine, tumble drier and freezer. Vinyl flooring. Radiator.

UPSTAIRS ACCOMMOADTION
A carpeted staircase with very attractive, decorative timber handrail with turned spindles leads to a large L-shaped galleried landing, the Velux window ensuring excellent light levels. The storage space is particularly generous, with two very large walk-in cupboards, one housing the "Worcester" central heating boiler and water tank. Access to the attic. Fitted carpet. Pendant light fitting. Radiator.

MASTER BEDROOM 5.23m x 2.81m
A large double bedroom with a dormer window to the front enjoying a very pleasant outlook and with a good range of fitted wardrobes with additional storage space above. Fitted carpet. Radiator. Pendant light fitting.

EN-SUITE SHOWER ROOM 3.14m x 1.95m
A bright and airy shower room with a large modesty window to the rear, fitted with a three piece suite comprising pedestal washbasin, wc and shower cubicle with clear pivot door and mains pressure shower. Fitted carpet. Radiator.

BEDROOM TWO 3.93m x 3.33m
A second large double bedroom also with excellent aspect to the front and with a very large built-in wardrobe with storage cupboard above. Fitted carpet. Radiator.

BEDROOM THREE 3.51m x 3.43m
A well proportioned room overlooking the rear garden and again featuring generously sized built-in wardrobes with additional storage above. Fitted carpet. Radiator.

FAMILY BATHROOM 2.51m x 2.07m
A well presented family bathroom fitted with a contemporary three piece suite comprising pedestal washbasin, wc and paneled bath with ceramic tiled surround and with a "Showerlux" bathroom cabinet with integral lighting. Large modesty window. Vinyl flooring. Radiator.

GARAGE 5.78m x 5.18m
A double garage is situated to the side of the property with a remotely operated up and over door, a window to the rear and a side door allowing easy access from the house. It has both light and power, and has been fitted with a work bench to one side providing a very useful workshop space. A hatch with pull-down 'Ramsay' style ladder allows access to the partly floored attic storage space above.

EXTERNAL
There are two lawned areas to the front of the house, with a paved patio adjacent to the sliding doors providing a pleasant sun trap in fine weather. A timber gate to either side gives access to the large rear garden, with a paved path leading round to both the utility door and the conservatory. Laid mainly to lawn, this is a low maintenance garden with the distinct advantage of being all on one level, planted with a variety of trees and with decorative trellis fencing to the rear. There is also a large summer house with a timber veranda area again providing a very pleasant sheltered additional sitting area.

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

SERVICES
Mains water, drainage, gas and electricity. Gas central heating and double glazing.

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 £295,000. 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 225999. Fax 01573 229888. 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.