LOCATION
Duns has good educational and recreational facilities including primary and secondary schools, swimming pool, tennis courts, 18 hole golf course, library, various speciality shops and walks and nature reserve within the grounds of Duns Castle and is home to the classical Edwardian Mansion at Manderston. Edinburgh is 45 miles away with the main east coast rail line at Berwick upon Tweed some 15 miles distant.

ACCOMMODATION
Entrance Vestibule, Living Room, Dining Kitchen, Family Room, Utility, Downstairs WC, Three Bedrooms, Family Bathroom, Integral Garage. Ample Off Street Parking. Generous Gardens. Greenhouse. Garden Shed. Double Glazed. Gas Central Heating.

ENTRANCE
A tarmac drive with additional gravelled parking to the side of the property provides ample off street parking for a number of vehicles with a neat lawn wrapping around the property, well screened by mature hedging.

ENTRANCE VESTIBULE
Sturdy timber entrance door with glazed panel. Window to side. Built-in double cloaks cupboard. Wood effect floor with attractive border inlay. Ceiling light. Fifteen pane glazed inner door to:-

LIVING ROOM 4.87m x 4.46m (15'7" x 15'8")
Bright, well proportioned room featuring wide double window to front ensuring good light levels. A continuation of the wood effect floor with border inlay and central fitted carpet with carpeted stairs leading up and ranch style timber handrail to side. Chunky timber mantle with marble hearth, tiled inset and electric coal effect fire. Fitted blinds. Double radiator. Two ceiling lights. Four double power points plus TV and telephone points. Archway through to:-

DINING KITCHEN 4.57m x 3.70m (15'0" x 12'2")
Stylishly presented and enjoying good light levels with French doors within the dining area opening onto a rear patio. Ample space for table and chairs. Recessed lighting. Two double power points. Further French doors lead into the Family Room with a central arch opening through to a well fitted kitchen presented in Mediterranean style, featuring a good range of oak fronted wall and base units with ample stone effect work surfaces and attractive terracotta style tiled splashbacks. An additional dresser style unit comprising glazed display cabinet with downlighting, wine rack and plate rack provides additional storage. One and a half bowl sink with central mixer tap below window to rear. Integral 'Delonghi Professional' stainless steel electric oven with four ring gas hob and illuminated cooker hood over. Recessed lighting. Karndean floor. Four double power points plus cooker and appliance points.

FAMILY ROOM 4.88m x 4.80m (16'0" x 15'10")
An extremely bright spacious room, recently added to the property, featuring dual aspect double windows to front and side with additional French doors opening onto an attractive decked terrace at the rear. Recessed lighting. Below sill double radiator. Wood effect floor. Timber curtain poles and fitted blinds. Four double power points plus TV point.

UTILITY ROOM 3.39m (max) x 2.39m (11'1" x 7'10")
Useful L-shaped room conveniently situated off the kitchen, with plumbing and space for washing machine, tumble drier, dishwasher and fridge/freezer. Ceiling light. Coat hanging. Double radiator. Timber wainscoting to dado height. Fitted carpet. Deep built-in shelved larder cupboard. Connecting door through to integral garage. Half glazed external door to rear.

DOWNSTAIRS WC
Comprising WC and pedestal washhand basin. Part tiled with modesty window to rear. Ceiling light. Vinyl floor.

UPPER LANDING 2.57m x 2.03m (8'5" x 6'8")
Carpeted stairs with timber ranch style handrail to side lead up to a central upper landing featuring modesty window to side. Built-in shelved linen cupboard. Ceiling light. Hatch to attic. Fitted carpet. Single power point.

BEDROOM ONE 4.38m x 2.53m (14'5" x 8'3")
Pleasant double room featuring wide window to front commanding an open aspect. Built-in double wardrobe with hanging rail and shelf. Ceiling light. Fitted carpet. One single and three double power points.

BEDROOM TWO 3.56m x 2.71m (11'3" x 8'10")
Further double room commanding a pleasant aspect over the enclosed rear garden. Fitted blinds. Built-in double wardrobe providing ample storage. Ceiling light. Fitted carpet. Three double power points plus telephone point.

BEDROOM THREE 3.20m x 2.21m (10'8" x 6'6")
Good sized single room situated to the front with built-in cupboard providing hanging and shelved storage. Window to front with fitted blind. Ceiling light. Fitted carpet. Two double power points.

BATHROOM 2.51m x 1.99m (8'3" x 6'6")
Smartly presented and fully tiled, this L-shaped bathroom comprises timber panelled bath with chrome 'Gainsborough' electric shower over, WC and pedestal wash hand basin. Large inset mirror. Modesty window to rear. Downlighting. Ceramic tiled floor. Attractive chrome and gilt bathroom accessories. Heated towel rail.

INTEGRAL SINGLE GARAGE
Up and over door to front and internal door to utility, providing useful storage.

EXTERNAL
Extensive lawned gardens wrap around the property, well screened by high hedging and timber fencing providing a good degree of privacy. An attractive decked terrace leads off the family room onto a paved patio ideal for alfresco entertaining with timber pergola over. Timber fencing ensures this delightful garden is family and pet friendly. Timber shed, greenhouse and rotary drier. External lighting and water tap.

ADDITIONAL INFORMATION
All carpets, floor coverings, lights and light fittings, any appliances mentioned together with the greenhouse and timber shed are included in the sale.

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

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
Fixed Price £210,000 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.