4 West Mains Cottage is a delightful, semi-detached, traditional cottage in a beautiful rural location yet only about 1 mile from Lauder. It offers spacious accommodation which benefits from the addition of a bright conservatory to the rear with its own log burning stove, and is presented in good order throughout, with an easily maintained garden to the rear.

ACCOMMODATION
Entrance Hall, Large Lounge, Conservatory with Multi-fuel Stove, Fitted Kitchen, Utility Room, Two Double Bedrooms (one with en-suite toilet). Bathroom, Excellent Storage Space, Delightful enclosed Rear Garden with Pergola and Large Timber Shed. Solid Fuel Central Heating. Double Glazing

LOCATION
The Cottage lies approximately one mile from Lauder, an attractive Border town within easy commuting of Edinburgh some 22 miles to the north and lies on the Leader Water in the old county of Berwickshire. The town has a distinctive tollhouse at the centre and many local attractions including Thirlestane Castle. Modern day Lauder serves as a gateway to the Borders and has an increasing number of up market shops and businesses serving local needs. In addition, Lauder falls into the catchment area for the highly regarded High School at Earlston.

HALL
A partially glazed front door opens to an L-shaped Hall with additional window to the front and under stair storage cupboard along with additional built-in double cupboard.

LOUNGE 4.93m x 3.22m (15'8" x 10'6")
An attractive lounge with exposed original beams adding to the country feel of the property, and a good focal point provided by an open fire with slate hearth and stone surround. Airing cupboard. Laminate flooring.

CONSERVATORY 3.66m x 2.54m (12'5" x 8'3")
A partially glazed stable door opens to the conservatory which enjoys excellent levels of natural light being glazed to two sides, with a window to the kitchen, a door opening to the garden and with attractive wood lined interior walls. Morso multi fuel stove which provides a useful, independent heating source.

KITCHEN 3.46m x 2.13m (10'10" x 7'1")
A glazed door opens from the lounge to the kitchen which is fitted with a good range of wall and base 'Shaker' style units with an electric hob fitted into a solid granite worktop and a Belfast style sink, with ceramic tiled splashback. Electric cooker. Extractor fan. Halogen lighting.

UTILITY ROOM
A fifteen pane glazed door opens from the kitchen to this useful utility room with window to the rear, automatic washing machine, tumble drier and fridge/freezer.

BATHROOM
A good sized bathroom with a three piece white suite, bath with fully tiled surround and Mira shower above. Deep silled modesty window to the rear and ceramic tiled floor.

UPSTAIRS ACCOMMODATION
The staircase leads to a landing with window to the side and two large built-in storage cupboards.

BEDROOM ONE 5.01m x 2.64m (15'11" x 8'7")
A large double bedroom with attractive natural stripped and varnished timber flooring and windows to the front and rear. Partially combed ceiling. Built-in cupboard.

EN-SUITE
WC. Fitted with white toilet and washbasin.

BEDROOM TWO 3.03m x 2.55m (10'4" x 8'4")
A second good sized double bedroom enjoying a pleasant outlook to the front of the property.

OUTSIDE
A timber gate to the side of the house gives access to the rear garden which is generally low maintenance, with a paved patio/barbecue area and attractive pergola. Large timber shed which is fully lined and ideal for storage purposes.

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

SERVICES
Mains water and electricity. Private drainage. 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 £155,000. 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 Tel: 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.