PRE-SALE NOTICE These particulars are in draft form and will vary from the final version which will be published here shortly. To receive the printed version when it is published contact us.

LOCATION
The Berwickshire village of Birgham is situated midway between Kelso and Coldstream, some five miles distant and is a thriving community on the banks of the River Tweed benefiting from a village pub and Bistro with educational and sporting facilities and quality shops available nearby. Birgham has good links with Edinburgh and Newcastle an hour by car and the main east coast rail connection at Berwick-upon-Tweed some eighteen miles distant.

DINING KITCHEN 5.11m x 4.15m (14'10" x 13'7")
Half glazed entrance door opens directly into this spacious and welcoming room, stylishly presented in contemporary style and fitted with a good range of cream Shaker style wall and base units comprising glazed and open ended display cabinets, under unit lighting and peninsula breakfast bar with solid oak work surfaces and attractive tiled splashbacks. Belfast sink with chrome mixer tap. Integral stainless steel 'Belling' electric oven with four ring ceramic hob, stainless steel splashback and chimney style hood over. Plumbing and space for washing machine, dryer and fridge/freezer. Ample space for table and chairs in front of deep silled splayed window to front with fitted blind. Ceiling light and halogen spotlighting. Night store heater. Dark wood effect floor. Five double power points plus cooker and appliance points. TV and telephone points. Fifteen pane glazed door leads through to:-

LIVING ROOM 5.38m x 3.00m (17'8" x 11'0")
Three steps with spindled balustrade lead up from the Kitchen into this most stylish room, created from the former stable, featuring high beamed ceiling and with glazed door opening out into the delightful rear garden. Shelved display alcove with additional storage cupboard. Recessed lighting and additional wall lighting. Night store heater. Wood effect floor. Six double power points plus TV and telephone point.

UPPER ACCOMMODATION
Timber stairs lead directly up from the Dining Kitchen with a useful understair utility cupboard, coat hanging and meter cupboard at the foot of the stairs and leading up to a small upper landing with Velux window to rear, built-in shelved cupboard below, ceiling light and smoke detector.

DOUBLE BEDROOM 4.83m x 3.70m (15'10" x 12'1")
Well proportioned double room, attractively presented in contemporary style, featuring low silled recessed window to front with timber blinds and additional Velux window to rear. Two double built-in wardrobes provide superb storage with louvered doors. Additional built-in over stair storage cupboard and book shelving. Ceiling light. Hatch to attic void. Night store heater. Quality fitted carpet adding a luxurious touch. Four double power points plus TV point.

SHOWER ROOM 3.17m x 0.98m (10'5" x 3'2")
Smartly presented in contemporary style and fully tiled with attractive slate border detail. Large shower cubicle with 'Triton' shower, recessed light and bi-fold glass door, WC and pedestal wash hand basin with mixer tap, backlit mirror over and twin bathroom cabinets. Heated towel rail. Blue LED up lighting set within tiled display ledge. Slate effect ceramic tiled floor. Ceiling light.

EXTERNAL
Accessed via a glazed door within the Living Room, this most attractive courtyard style garden lies to the rear of the property and incorporates a sheltered pea shingle patio with low retaining walls and steps leading up to an additional patio area with well stocked planted borders and an attractive slate bubble water feature providing a delightful focal point. High timber fenced surrounds provide good privacy with the upper level of the garden commanding fine open views over the surrounding countryside towards the Cheviot Hills. Sizeable garden shed. External lighting.

ADDITIONAL INFORMATION
The carpets, blinds, lights and light fittings, any appliances mentioned together with the garden shed are included in the sale.

SERVICES
Mains electricity, water and drainage. Double Glazing. Oil fired central heating.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
Offers over £130,000 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.