Dating from around 1870, Rose Cottage is an exceptionally charming property of tremendous character, recently renovated and refurbished to excellent standards, in a tranquil rural location within the Buccleuch Estate and only a short distance from the stunning beauty spot of Eckford Loch, and approximately six miles from Kelso. The accommodation is well presented and spacious, decorated throughout in pleasant neutral tones, and sympathetically extended to the rear, proving to be a particularly successful combination of traditional and contemporary styles.

LOCATION
Wester Wooden is a tiny hamlet within a short walk of Eckford which is a small village with a population of approximately 45 nestling in the foothills of the Cheviots, lying midway between Kelso and Jedburgh, both towns about 6 miles distant. The nearby village of Morebattle has a primary school, general store, butchers, post office, hotel/pub and The Teviot Water Gardens and Smokery is nearby. Kelso, one of the most attractive and unspoiled towns in the Borders offers good educational and sporting facilities and many quality shops. Activities available locally include hill walking, fishing and golf at the championship standard course at The Roxburghe. An excellent location for walking and quiet country pursuits with wooded hills behind and the nearby Bowmont Forest providing ample scope for woodland walks.

DIRECTIONS
Eckford lies off the A698 Kelso to Hawick road and is easily accessed from Edinburgh by the A68. From the Kelso direction turn left opposite the Teviot Smokery (signposted Morbattle), after a short distance take a right turn sign signposted Eckford with Wester Wooden on the outskirts of the village down a tree lined avenue, Rose Cottage is the third cottage in the first row on the right.

ENTRANCE
The cottage is set well back from the access road, with front area pebbled to provide private parking and with narrow herbaceous border to the rear.

HALL
A timber door with glazing to the top opens to the Hall, with the carpeted staircase to the rear and a large, walk-in understair storage cupboard. Fitted carpet. Power point.

LOUNGE 3.56m x 4.59m (12'1" x 15'0")
This is a well proportioned room, with a deeply recessed window to the front of the cottage taking advantage of the superb rural outlook and incorporating a window seat with storage space below. An excellent focal point is provided by an open working fireplace with brickwork surround and natural stonework which has been exposed to great effect. Fitted carpet. Storage heater. TV point. Four double power points. Pendant light fitting.

KITCHEN/FAMILY DINING ROOM 6.39m x 3.33m (20'11" x 10'11")
Opening from the rear of the lounge, this is a very well designed room, falling naturally into two areas, the kitchen being L-shaped and with a stainless steel sink and drainer below a rather quirky deeply recessed window overlooking the garden. It has recently been fitted with an extensive range of most attractive solid oak wall and base units, fully integrated to incorporate a "Zanussi" dishwasher, fridge, four ring ceramic hob and "Zanussi" eye level built-in oven. Breakfast bar, ceramic tiled splashback and ceramic floor tiles. Ample power points.

The dining area boasts an original cast iron fireplace with the insignia 'BQ', reflecting the cottage's connections with the Buccleuch & Queensberry Estate. There is ample space for a dining table and chairs and the timber flooring has been sanded and varnished. Electric heater. Two halogen spotlights. Six double power points and appliance points.

GARDEN ROOM 3.30m x 3.15m (10'9" x 10'4")
A door opens from the family room to this absolutely delightful garden room, glazed on three sides with double doors giving direct access to the patio, enjoying a really lovely outlook across the garden, and again the original stonework to the rear wall combining well with the large ceramic floor tiles. Pendant light fitting and two wall light fitting. Two radiators. Four double power points.

UPSTAIRS ACCOMMODATION
The carpeted staircase leads to a carpeted landing with hatch giving access to the loft.

BEDROOM ONE 4.58m x 4.04m (15'0" x 13'3")
This is a particularly large double bedroom with part combed ceiling and with a Velux window to one side and deeply recessed window to the front taking in the views. Fitted carpet. "Dimplex" heater. Three double power points. Recessed fairy lights.

BEDROOM TWO 3.30m x 3.16m (10'9" x 10'4" )
A second generously sized double bedroom again with part combed ceilings and a Velux window looking across the fields towards the Waterloo Monument. Recessed ceiling light. Fitted carpet. "Dimplex paneled heater. Two double power points.

SINGLE BEDROOM/DRESSING RM 2.33m x 1.73m (7'7" x 5'8")
This is a bright single room opening from Bedroom One, and ideal for use as a nursery or home office, with part combed ceiling and a Velux window again taking advantage of the superb views. Fitted carpet. Built-in shelved cupboard. Two double power points.

SHOWER ROOM 3.03m x 1.25m (9'11" x 4'1")
A bright and airy shower room with a white painted timber lined ceiling with Velux window maximising the light levels. It is fitted with a modern three piece suite comprising washbasin, wc and shower cubicle with "Mira" sport shower and with extensive contemporary ceramic tiling. Fitted carpet. Recessed ceiling light. Built-in shelved cupboard. Heated towel rail.

EXTERNAL
In addition to the parking area to the front, there is a fully enclosed rear garden, enjoying a high degree of privacy and screened on all sides by mature hedging and shrubs. There is a large paved barbecue/patio area, the remainder being laid mainly to lawn with a herbaceous border. Side gate. External tap.

ADDITIONAL INFORMATION
The fitted carpets, floor coverings and appliances as mentioned are included in the price.

SERVICES
Mains water, electricity. Private drainage.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
Offers over £169,000 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.