11 Spylaw Park is a substantial, detached bungalow forming part of a highly regarded and well established private development within a quiet cul-de-sac with no through traffic on the outskirts of town yet within easy walking distance of the town centre. It occupies a large plot, and is set well back from the road, surrounded by extensive well stocked and sheltered garden ground. The house has recently been greatly improved, completely upgraded and modernised to a high standard, to provide beautifully proportioned, particularly spacious accommodation ideally equipped to meet modern day requirements.

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

DIRECTIONS
From the centre of Kelso leave The Square travelling over the old bridge uphill to Maxwellheugh continuing round the bend out to the Jedburgh Road. Spylaw Park is the second turn on the left with Number 11 situated on the left hand side some 200 metres along.

ACCOMMODATION
Hall, Large South Facing L-Shaped Sitting Room with Dining Area, Generous Conservatory, Recently Refitted Integrated Dining Kitchen, Porch/Utility Room, Three Double Bedrooms, Family Bathroom and Shower Room. Integrated Single Garage. Driveway.

ENTRANCE
A tarmac path leads from the driveway, past the front lawn and to the entrance with external light

HALL 3.77m x 1.48m (main area)(12'4" x 4'10")
A timber front door flanked by an opaque glazed panel opens to a bright and airy hallway, with an additional long corridor leading to the right giving access to the bedrooms. It is decorated in pleasant neutral tones with an oatmeal coloured carpet, adding to the feeling of light and space, and there is a large hatch with pull-down 'Ramsay' style ladder giving access to the floored loft. Cloaks cupboard and large airing cupboard housing the hot water tank. Radiator. Two single power points. Telephone point.

LOUNGE 7.08m (max) x 5.82m (23'2" x 19'1")
This is a large and bright room, the lounge area accessed by a fifteen pane glazed door from the hall, with an additional door opening from the kitchen to the dining space. A picture window affords a very pleasant southerly aspect across the front garden, and an excellent focal point is provided by an inglenook style fireplace housing a gas coal effect cast iron stove. Fitted carpet. Two radiators. One single and four double power points. TV point.

DINING KITCHEN 6.37m x 3.29m (20'10" x 10'9")
Recently fitted, this large family dining kitchen boasts an excellent range of highly attractive, contemporary wall and base maple units with high gloss granite effect worktops and a stainless steel one and a half sink and drainer below a window overlooking the patio and the rear garden. Fully integrated, the built-in appliances include a "Belling" dishwasher, "Bosch" brushed steel four ring gas hob with illuminated "Bosch" chimney style extractor hood above, "Bosch" oven with separate grill and fridge and freezer. A wide decorative archway opens to the rear of the kitchen to a useful dining area with plenty of space for table and chairs and additional light provided by a glazed door opening to the porch, with a window to one side. Recessed halogen lighting, halogen downlighters and two stylish modern ceiling halogen light fittings. Wood effect flooring. Two single and six double power points and appliance points. Radiator.

CONSERVATORY 6.29m x 4.14m (20'7" x 13'7")
Double, glazed doors open to this unusually large conservatory, which provides a really attractive additional seating area extending along the full width of the building suitable for a variety of uses such as a dining room or play room if required. Glazed on three sides it has a lovely open aspect overlooking the garden and enjoys sun for most of the day, with a door giving access opening to the patio. Fitted carpet. Two radiators. Two wall light fittings. Spotlight fitting. Vertical blinds. Three double power points.

UTILITY/PORCH 3.03m x 1.97m (9'11" x 6'6")
Opening from the kitchen, this is a very spacious and useful rear porch presently used as a utility room with windows to three sides, a door opening to the garden, a stainless steel sink and drainer, space and plumbing for tumble drier and washing machine and with an additional work surface with extra storage space below. Vinyl flooring. Radiator. Spotlight fitting. Double power point and appliance points.

BEDROOM ONE 4.47m x 378m (14'8" x 12'5")
A very generously sized double bedroom overlooking the front garden, and with a recently fitted, attractive five door wardrobe providing excellent storage space. Fitted carpet continuing from the hall. Radiator. Window blind. Three double power points.

BEDROOM TWO 4.17m x 3.23m (13'8" x 10'7")
A second large double bedroom situated to the rear of the property, also fitted with oatmeal carpet continuing from the hallway. Window blind. Radiator. Three double power points.

BEDROOM THREE 3.83m x 3.22m (12'7" x 10'7")
A third double bedroom also situated to the rear and with fitted carpet. Halogen spotlight fitting. Radiator. Window blind. Telephone point. Two double power points.

FAMILY BATHROOM 2.78m x 2.15m (9'1" x 7'0")
A bright and airy family bathroom recently fitted with a stylish contemporary three piece white suite comprising pedestal washbasin, wc and spa bath with shower board surround, clear curved shower screen and a "Mira" power shower above. Modesty window. Window blind. Heated towel rail. Wood effect flooring. Decorative limestone effect wall tiles. Fluorescent light/shaver point.

SHOWER ROOM
Fitted with a white wc and good sized corner shower cubicle again featuring a shower board surround and with "Mira" sport shower. Modesty window. Radiator. Vinyl flooring.

GARAGE 5.61m x 3.10m (18'6" x 10'2")
There is an integral single garage, a door giving direct access to the hall, with a metal up and over door, central heating boiler, light and power and shelving.

EXTERNAL
The house is surrounded by highly attractive low maintenance mature gardens stocked with an excellent variety of slow growing evergreens, conifers and shrubs, the front garden extending to a sheltered side section with a fence and wrought iron gate opening to the rear garden which is fully enclosed providing an ideal, safe environment for young children and pets. This too is sheltered by hedging to the rear, with an interesting variety of plantings and a large paved patio area. The garden is laid mainly to lawn with a paved path running along the rear to a large, useful timber shed with bin storage area. A further timber gate then opens to an additional parking area at the front of the house.

ADDITIONAL INFORMATION
The fitted carpets, floor coverings, blinds, curtains (with the exception of those in the lounge) and appliances as mentioned are included in the sale.

SERVICES
Mains water, drainage, gas and electricity. Double glazed. Gas central heating.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
Offers over £275,000 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.