The Neuk is a particularly attractive end terraced former farm cottage enjoying a superb rural outlook with fantastic views particularly to the south and the east. It has recently been completely refurbished and redecorated to high standards, now offering very spacious and bright accommodation presented in beautiful decorative order, successfully combining traditional and contemporary features.

LOCATION
Sprouston is a picture postcard village with quiet country lanes, village green, white painted country church and primary school. Secondary schooling and shopping is available in the popular market town of Kelso with further facilities and the main line rail connection at Berwick some 18 miles distant. Activities available locally include fishing, horse riding, racing, swimming, cricket, tennis, an ice rink, a gym and an excellent choice of golf courses.

DIRECTIONS
Follow the Cornhill Road from Kelso, travelling through the village of Sprouston. Redden Farm Cottages are located on the left after approximately one mile.

ACCOMMODATION
Hall, Lounge (Multi Fuel Stove), Fitted Breakfasting Kitchen, Utility Room, Master Bedroom with En-suite Shower Room, Two further Double Bedrooms (One En-suite WC), Bathroom. Landscaped Private Garden with Summerhouse and Water Feature. Parking.

ENTRANCE
There is plenty of parking space to the front of the property, with a paved path leading to the front door. External light.

HALL
A part glazed front door opens to this spacious front hall with two useful storage cupboards and good light levels provided by a south facing window to the front of the property. A particularly attractive feature is the Welsh slate flooring which continues throughout much of the accommodation at this level adding to the feeling of continuity within. Radiator. One single and one double power points.

LOUNGE 4.70m x 3.61m (15'5" x 11'10")
This is a very nicely proportioned lounge with excellent levels of natural lighting, having windows to the front and recently installed glazed French doors with a window to either side opening directly to the patio and enjoying a really lovely outlook across the garden. An excellent focal point, which is also particularly attractive, is provided by a recessed inglenook style fireplace housing a "Morse" multi fuel stove. Radiator. TV point. Telephone point. Natural sanded and varnished original timber flooring.

BREAKFASTING KITCHEN 3.60 x 2.51 (11'10" x 8'3")
A bi-fold part glazed door opens to this bright and attractive kitchen with plenty of space for a dining table and chairs, fitted with a range of cream 'Shaker' style units with solid oak worktop incorporating a white Belfast sink, very much in keeping with the character of the property and with unusual, high quality tiling to the splashback. Concealed lighting, additional shelving to one side, window with an absolutely delightful outlook over the rear garden and space for range style cooker with decorative illuminated extractor hood above echoing the style of the kitchen. Halogen spotlight fitting. Slate flooring continuing from the hall. Heater. TV point.

REAR HALL
Opening from the kitchen, again featuring the slate tiling which continues through to the utility room, there is a recess to the left, a perfect size to accommodate an American style fridge/freezer, and stable double opening door to the back. Radiator.

UTILITY ROOM 2.85m x 1.50m (9'4" x 5'0")
This is situated towards the back of the rear hall, with a window to the garden ground at the back, fitted with units and cupboards matching those in the kitchen and incorporating a stainless steel one and a half sink and drainer with shelving to one side and space and plumbing for washing machine. Clothes pulley.

BATHROOM 2.78m x 1.50m (9'1" x 5'0")
This is a bright and airy bathroom situated at the foot of the staircase, fitted with a stylish white three piece "Heritage" suite comprising a pedestal washbasin, wc and panelled bath with "Mira" sport shower above and stylish black and white bevelled ceramic tiles, with clear shower screen. White painted timber paneling to dado, large modesty window and ceramic floor tiles. Halogen spotlight fitting. Downflow heater.

UPSTAIRS ACCOMMODATION
The staircase, with a window at the turn, leads to the landing with a useful computer area adjacent to a window taking advantage of the lovely southerly outlook. Radiator. Halogen spotlight fitting. Telephone point.

MASTER BEDROOM 3.84m x 3.62m (12'7" x 11'10")
This is a very generously sized master bedroom, with a triple window looking towards the east and overlooking the private garden and the surrounding countryside. Decorative cast iron fireplace. Natural sanded and varnished timber flooring. Radiator. TV point.

EN-SUITE SHOWER ROOM
Formerly cupboards, the addition of the en-suite shower room is most definitely a bonus, and it has been thoughtfully planned to incorporate a wc, pedestal washhand basin and large walk-in tiled shower cubicle with mains pressure shower and concealed halogen lighting, additional light and ventilation provided by a Velux window and extractor fan. Natural timber flooring continuing from the bedroom. Downflow heater.

BEDROOM TWO 3.55m x 2.63m (11'8" x 8'8")
A second large double bedroom with a part combed ceiling which adds to the character of the property and with a window to the rear looking towards Hume Castle. Fitted carpet. Radiator. TV point.

BEDROOM THREE 3.70m x 2.87m (12'2" x 9'5")
Another bright and airy bedroom also with a part combed ceiling and similarly looking towards the rear of the cottage over the garden ground. Fitted carpet. Radiator. TV point.

EN-SUITE WC
There is a conveniently situated wc towards the rear of the room with white toilet, pedestal washbasin and part ceramic tiled. Extractor fan and recessed halogen lighting. Timber flooring.

EXTERNAL
The cottage is surrounded by extensive shared grounds, with a very thoughtfully landscaped, good sized private garden to the side providing a lovely sheltered external seating area with a paved patio, attractive water feature, and an area of raised decking. The remainder is mainly laid to lawn with a custom built barbecue, a lavender path and a hexagonal timber summerhouse carefully positioned to take advantage of the lovely outlook and enjoying the sun for much of the day. External lighting. External tap.

GARAGE
There is a single garage to the rear with a shared car washing area adjacent.

WORKSHOP 3.00m x 1.60m
A useful brick built, rendered workshop/storage.

ADDITIONAL INFORMATION
The fitted carpets, floor coverings and window blinds and the summerhouse are included in the sale. Some appliances may be available by separate negotiation.

SERVICES
Mains water and electricity, drainage to a septic tank.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
Offers over £197,000 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.