Gardener's Cottage is a most attractive stone built semi-detached cottage, situated in an idyllic rural location in the heart of the Lammermuir Hills approximately half a mile out of the charming village of Longformacus. As its name implies, the property was originally built in 1902 for the Gardener of nearby Rathburne House and the spacious grounds provide ample scope to extend the property further if desired.

LOCATION
Longformacus lies in the heart of The Lammermuir Hills, seven miles north of Duns, some 45 minutes drive from Edinburgh and 25 minutes to Haddington. The ascent into the Lammermuir Hills takes you into a different world with breathtaking country views and a lovely quiet drive over the hills to the cottage. Duns is a thriving County Town and includes an 18 hole golf course, swimming pool, shops and both Primary and Secondary schooling with a £20M High School currently under construction. Longformacus is ideally located for those interested in country pursuits with hill walking or horse riding on your doorstop.

DIRECTIONS
Upon entering the village from Duns, turn left immediately before the quaint little bridge following signs for the Watch Water Reservoir and continue along the banks of the Dye Water for approximately half a mile. Turn right and continue for approximately 500 yards past Rathburne House with Gardener's Cottage on the right.

ENTRANCE
A wide pebbled driveway extends down the side of the property providing ample off-street parking with a sizeable lawned garden to front, picket fence surrounds and high stone wall running down the outer edge. A stone built potting shed lies beyond the property providing scope to create a workshop if desired with steps leading down to a lawned garden at the rear.

HALLWAY
A sturdy timber entrance door with glazed transom over opens into a carpeted hallway featuring high level deep silled window to front casting good light onto the carpeted stairwell. Coat hanging. Double radiator. Ceiling light. Fitted carpet. Power point.

LIVING/DINING ROOM 5.11m x 3.68m (16'9" x 12'1")
A welcoming bright room enjoying a pleasant dual aspect with attractive triple sash and case panelled window to front with additional deep silled window to side. Open fire with stone surround, timber mantle and quarry tiled hearth. Two radiators. Ceiling light. Fitted carpet. Central heating control panel. Smoke detector. Three double power points plus TV and telephone points. Half glazed door leads into:-

KITCHEN 2.76m x 2.76m (9'0" x 9'0")
Bright room featuring double window to rear commanding a most pleasant aspect over the valley and comprising a range of wall and base units with ample melamine work surfaces. Useful built in shelved pantry housing the utility meters and fuse board with modesty window to side. Stainless steel sink. Appliances include slot-in 'Electrolux Premier' electric oven and grill with four ring hob, 'Hotpoint' washing machine and fridge/freezer. Timber display shelf, additional pan shelving and stainless steel towel rack. Double radiator. Tile effect vinyl floor. Spotlighting. Immersion switch. Two double power points plus cooker and appliance points.

BATHROOM 2.69m x 2.30m (9'1" x 7'6")
Well proportioned and situated to the far end of the Hall with window to rear and comprising panelled bath tiled around with 'Aquatronic' electric shower over, WC and wall mounted washhand basin. Double radiator. Ceiling light. Wall mounted 'Dimplex' fan heater. Fitted carpet. Large walk-in under stair cupboard with internal light providing superb additional storage.
GALLERIED UPPER LANDING 2.6m x 2.50m (8'9" x 8'2")
Wide carpeted stairs lead up to a spacious upper landing featuring a useful shelved storage cupboard housing the hot water cylinder and cold water tank. Ceiling light. Large hatch to attic. Smoke detector. Coat hanging. Fitted carpet. Double power point.

BEDROOM ONE 5.12m x 3.51m (16'9" x 11'6")
An attractive and well proportioned double bedroom featuring high coombed ceilings with double sash and case dormer window to front. Ornate cast iron fireplace with tiled inset. Two radiators plus electric 'Dimplex' heater. Ceiling light. Fitted carpet. Two double power points.

BEDROOM TWO 2.83m x 2.39m (9'3" x 7'10")
Situated to the rear of the property featuring high part coombed ceiling with sash and case dormer window to rear commanding a delightful aspect over the surrounding countryside with below sill double radiator and additional 'Dimplex' electric heater. Ceiling light. Fitted carpet. Double power point.

EXTERNAL
The generous grounds are laid mainly to grass and enjoy a fabulous woodland edge setting with a delightful aspect over the surrounding countryside. A number of mature trees and bushes lie to the front providing colour and interest with a high stone wall extending down the side of the property ensuring superb shelter, with steps leading down to a further lawned area extending across the rear with timber fenced boundary and oil tank. Superb storage is available within a well proportioned stone built outhouse providing scope to convert into a workshop if desired.

ADDITIONAL INFORMATION
The lights, light fittings, carpets and floor coverings together with any appliances mentioned are included in the sale price.

SERVICES
Mains electricity and water. Drainage to septic tank. Oil fired central heating with additional Dimplex heaters and open fire.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
The property is offered at a guide price of £175,000. 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.. 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.