Kirklee is a most attractive detached former Manse enjoying a quiet location within the popular Borders village of Eccles and with good connections to Edinburgh and the South. This traditional sandstone property dating from the mid-Nineteenth Century provides spacious family accommodation incorporating a useful Annexe to the rear. Original features include high ceilings, cornicing, stone staircase, high skirtings and sash and case windows with working shutters throughout the main house. This delightful property enjoys a south facing aspect with mature gardens, ample private parking and pleasant outlooks over the surrounding paddocks to the Cheviot Hills.

LOCATION
Eccles is a small Borders village situated six miles equidistant between Kelso and Coldstream with a church, primary school, sub post office and village hall. A wider range of shopping and educational facilities are available at the neighbouring towns with various sporting opportunities including tennis courts, swimming pool, two 18 hole golf courses and the nearby Hirsel Estate. Conveniently situated close to the A697, within an hour's drive of Edinburgh and Newcastle by car, with the main East coast rail line at Berwick upon-Tweed some 18 miles distant.

DIRECTIONS
Situated within the centre of the village on the connecting road to Birgham.

ACCOMMODATION
Sun Lounge, Reception Hall, Drawing Room, Dining Room, Dining Kitchen, Utility, Pantry, Inner Hall, Study/5th Bedroom, Shower Room, Rear Hall, Four Double Bedrooms, Bathroom, Separate WC. Annexe incorporating Double Garage, Hall, Family/Games Room, Studio. Gardens to Front and Rear. Ample Parking. Part Double Glazed. Gas Central Heating.

ENTRANCE
Kirklee enters off a quiet road set well back from the main street in Eccles with stone pillared gated entrance to the pebbled drive and car parking with ample space in front of the house providing a most welcoming and attractive entrance with the south facing lawn, deep mature borders and wide paths leading round the side of the house to the garage at the back. High hedged surrounds create a good degree of privacy with a pleasant south facing suntrap patio by the main entrance.

SUN LOUNGE 4.03m x 2.68m (13'2" x 8'9")
A most welcoming entrance to the property featuring sturdy pitch pine entrance door with wrap around astragalled low silled windows to three sides, timber lined walls and vaulted ceiling. Exposed stone wall. Italian ceramic tiled floor. Ceiling light. Radiator. Power point. Imposing pillared entrance with etched glazed entrance door and glazed transom over leads into:-

RECEPTION HALL 5.20m x 2.06m (17.0" x 6'9")
High ceilings with moulded cornicing, picture rail, ceiling light and solid wood parquet floor. Sweeping carpeted stone staircase with attractive barley twist cast iron spindles and timber handrail lead up to the rear enjoying good light from the deep set stairwell window. Stripped pitch pine doors lead off to either side with part glazed door leading through into rear hall. Double power point. Telephone point.

DRAWING ROOM 4.85m x 4.38m (15'11" x 14'2")
Bright comfortable room enjoying a pleasant dual aspect with recessed shuttered windows to front and side incorporating a built-in window seat with storage cupboard below, commanding a pleasant aspect over the front garden. Magnificent polished stone fireplace with matching hearth and gas coal effect fire. Stepped cornicing. Picture rail. Wall lighting. Two radiators. Quality neutral fitted carpet. TV point. One single and four double chrome sockets.

DINING ROOM 4.42m x 3.96m (14'6" x 13'1")
Well proportioned bright room again featuring shuttered sash and case window to front with below sill double radiator. Stepped cornicing. Picture rail. Traditional fireplace featuring gas coal effect fire set within carved marble surround. Brass ceiling light. Stripped timber floor. Four double brass sockets.

DINING KITCHEN 6.15m x 3.79m (20'2" x 12'5")
Well fitted with a good range of solid beech fronted wall and base units wrapping around the room comprising tiled splashbacks, ample slate effect work surfaces, under unit lighting, open ended display units, integral wine rack and incorporating a central island unit providing ample dining space for six. Large dresser style unit with central illuminated glazed display cabinet and recessed book shelving providing superb storage. One and a half bowl 'Caron Phoenix' sink incorporating waste disposal and swan neck mixer tap below double glazed window to rear with timber blinds with additional sash and case window to side. Integral appliances include twin 'Candy' electric double ovens with four ring gas hob and integral illuminated cooker hood, concealed fridge and dishwasher and additional fridge/freezer set within housing unit. Halogen spotlighting and ceiling fan. Spanish ceramic tiled floor. Large double radiator and 'Dimplex' under unit fan heater. Two single and nine double power points plus TV and telephone points.

UTILITY 3.72m x 2.42m (12'4" x 7'11")
Conveniently situated beyond the kitchen and fitted with a good range of melamine wall and base units with ample granite effect work surfaces and tiled splashbacks. Stainless steel sink situated below double glazed window to rear with fitted timber blind. Plumbing and space for washing machine and tumble drier. 'Ideal Mexico' floor mounted central heating boiler. Halogen spotlighting. High vaulted ceiling with clothes pulley. Double radiator. A continuation of the Spanish ceramic tiled floor. Three double power points. Sliding door through to useful shelved pantry with modesty window to side and internal light.

INNER HALL
Dual access both from the main reception hall and from the kitchen with ceramic tiled floor. Built-in shelved laundry cupboard with double louvred doors. Understair wine store with internal light. Double radiator. Ceiling light. Power point.

STUDY/5TH BEDROOM 4.48m x 2.35m (14'8" x 7'8")
A most useful versatile room featuring splayed shuttered window to rear with useful built-in storage below. Good range of fitted wall units providing superb storage with downlighting. High ceiling with moulded cornicing. Ceiling light. Double radiator. Fitted carpet.

SHOWER ROOM 2.88m x 1.50m (9'5" x 4'11")
Smartly presented comprising ceramic wash bowl with stainless steel mixer tap and useful storage cupboards below, WC and large fully tiled recessed power shower/steam cubicle with folding seat, recessed lighting and bi-fold door. Heated towel rail. Mirrored bathroom cabinet. Ceiling light. Ceramic tiled floor.

REAR HALL 4.51m x 1.43m (14'9" x 4'8")
Dome style roof light commanding good natural light. External rear door with glazed panel to side providing access from the drive with a matching door opposite leading into the fully enclosed rear garden. Part glazed stable door through to the annexe. Built-in Monk's bench providing useful cloaks and shoe storage. Ceramic tiled floor. Two ceiling lights. Radiator.

CENTRAL UPPER HALL 4.33m x 2.33m (14'2" x 7'10")
Bright and spacious commanding good natural light from the deep silled tall sash and case shuttered window to rear commanding a pleasant aspect over the rear garden. Ceiling light. Moulded cornicing. Picture rail. Power point.

MASTER BEDROOM 3.96m x 3.77m (13'0" x 12'4")
Delightful sunny double room featuring recessed panelled window to front with fitted window seat and useful storage below commanding a magnificent aspect over the front garden to Eccles Kirk and the Cheviot Hills. An attractive range of fitted wardrobes extend along one wall providing ample hanging, shelved and drawer storage with central glazed display, matching built-in dressing table and bedside units providing further storage. Stepped cornicing. Ceiling light. Double radiator. Fitted carpet. Four double power points plus TV and telephone points.

BEDROOM TWO 3.98m x 3.97m (13'1" x 13'0")
Further double room again featuring recessed shuttered window to front with traditional cast iron radiator. An extensive range of built-in wardrobes have been fitted to one wall incorporating a shelved TV recess with double louvred doors. Stepped cornicing. Ceiling light. Neutral fitted carpet. Three double power points plus TV point.

BEDROOM THREE 4.14m x 3.24m (13'6" x 10'5")
Pleasant double room featuring recessed shuttered window to rear with traditional cast iron radiator. Stepped cornicing. Ceiling light. Neutral fitted carpet. Three double power points plus TV point.

BEDROOM FOUR 3.35m x 3.26m (11'0" x 10'8")
Freshly presented double room featuring shuttered sash and case window to rear with traditional cast iron radiator. Original fireplace currently blocked off with painted timber mantle. Stepped cornicing. Ceiling light. Fitted carpet. Two double power points.

CLOAKROOM 2.20m x 1.06m (7'2" x 3'6")
Useful additional facility, freshly presented comprising traditional WC and pedestal washhand basin with attractive tiled splashbacks to dado height with tiled border detail and deep silled splayed window to rear. Hatch to attic. Ceiling light. Wall mounted mirror with glass display shelf. Chrome accessories. Wood effect floor. Shaver socket.

FAMILY BATHROOM 3.20m x 2.09m (10'6" x 6'10")
Bright smartly presented contemporary bathroom comprising Jacuzzi bath with attractive tiled splashbacks and 'Mira Event' mains shower over with glass screen to side, WC and vanity sink with monobloc tap and useful storage cabinets below. Large wall mounted mirror with downlighting. Bathroom cabinet. Traditional chrome heated towel rail. Wide shuttered window to front with lower modesty glazing and built-in window seat incorporating built-in 'Dimplex' fan heater. Recessed lighting. Attractive glass and chrome wall mounted display shelving. Polished marble floor.

ANNEXE
Connected to the main house and accessed from the rear hall comprising double garage, hall, games room and studio.

HALLWAY 4.96m x 2.38m (16'4" x 7'9")
Spacious hallway with ceramic tiled floor and carpeted stairs leading up with useful understair storage area with internal light. Double glazed window to side providing a pleasant aspect over the rear garden. Downlighting. Double radiator. Coat hanging. Fuse board. Two double power points.

GAMES/FAMILY ROOM 4.38m x 4.30m (14'4" x 14'1")
A most versatile spacious first floor room created over the Garage and presently used as a Family/TV Room featuring deep silled Velux window to front commanding an extremely pleasant aspect over Eccles Kirk and the neighbouring paddock. Dimmer controller downlighting. Double radiator. Built-in shelved storage cupboard. Fitted carpet. Four double power points plus TV point. Glazed door leads through to:-

STUDIO 3.21m x 2.22m (10'6" x 7'3")
Charming versatile room, presently used as an Artist's Studio enjoying good natural light from the dual aspect windows to front and side. Deep shelved storage cupboard with double louvred doors. Velux window to front and quirky deep set window to side with timber display ledges and additional built-in storage below. Downlighting. Double radiator. Fitted carpet. Two double power points plus telephone point.

DOUBLE GARAGE
Wide up and over door to front with internal door to Hall and providing ample storage space with light and power.

EXTERNAL
A gravelled drive extends down the left of the property to the double garage with gated access onto a gravelled path extending down the far side, incorporating an external built-in Belfast sink providing a useful garden facility. An attractive stone paved patio extends across the rear of the property with garden laid predominantly to lawn and flanked by well stocked deep borders. A meandering paved path leads down to a sheltered patio area at the far end with the high walled and hedged surrounds providing superb privacy to this completely enclosed, dog-friendly rear garden. Large serviced greenhouse. Garden and Tool Shed. Timber Wendy House. Rotary drier.

NEIGHBOURING PADDOCK AVAILABLE TO RENT
A two acre paddock with stable block comprising three loose boxes, tack room and barn is conveniently situated immediately opposite Kirklee and may be available to rent if desired.

ADDITIONAL INFORMATION
All carpets, floor coverings, blinds, lights and light fittings, any appliances mentioned together with the Greenhouse and Wendy House are included in the sale.

SERVICES
Mains gas, electric and water. Part double glazed. Gas central heating.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
Offers over £495,000 should be submitted to the Selling Agents Messrs Hastings & Co, The Property Shop, 28 The Square, Kelso, TD5 7HH, 01573 225 999, Fax 01573 229888. 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.