LOCATION
St Boswells lies approx 40 miles from Edinburgh and is a short distance from the Borders towns of Kelso, Melrose, Galashiels and Selkirk. Local facilities include a primary school, a variety of shops, a hotel and a garage. The village falls within the catchment area for the highly regarded Secondary School at Earlston. It is an exceptional centre for sporting facilities with a cricket ground, tennis courts, nine-hole golf course and fishing all available locally. The nearby River Tweed with its well-wooded banks makes St Boswells a beautiful Border setting with ample opportunities for walks within the countryside.

DIRECTIONS
Travelling into St Boswells on the A68 North turn right into the village, then take the first right into Springfield Terrace, take the next right, Aidan is a short distance down on the right hand side.

ACCOMMODATION
Entrance Vestibule, Hall, Lounge, Dining Room, Kitchen, Utility, Four Bedrooms (One En-suite), Shower Room, Conservatory, Double Garage with Study/Workshop. Ample Parking. Fully Enclosed Gardens to rear. Double Glazed. Gas Central Heating.

ENTRANCE
Double timber gates give access to the large driveway with parking for two vehicles in front of the double garage and a small front garden laid to stone chips enclosed by wrought Iron railings, a gate opens to a path leading to the front door.

HALLWAY
An exceptionally spacious L-shaped hallway with attractive, quality oak flooring and panelling to dado level. Featuring extensive built-in storage including two double cupboards and a further single cupboard. Hatch to attic. Two power points. Radiator. Recessed halogen lighting. Smoke Alarm.

LOUNGE 5.00m x 4.70m
A glazed oak door opens into the generously proportioned light and airy lounge featuring large picture window to front and quality oak flooring. The room is immaculately decorated and features attractive living flame gas fire with attractive light marble hearth and surround with decorative moulded surround. Radiator. Two double and two single power points. Two television points. Centre light fixture. Two wall mounted lights. An oak glazed door gives access to the dining room.

DINING KITCHEN 7.40m x 3.00m
An exceptionally spacious dining kitchen falling naturally into two areas with the fully fitted and integrated kitchen to one end fitted with a good range of white base and wall units with dark granite effect laminate worktop and dark high quality marble floor tiles. A one and a half stainless steel sink sits below the large window taking in the views towards the rear garden and decked area. The kitchen has been fitted with a range of integrated appliances including a five gas hob with extractor fan over, integrated double "Diplomat" oven, fridge/freezer and dishwasher. An archway leads through to the large dining area, fitted with large breakfast bar with seating for four. Double glazed doors give access through to the conservatory.

UTILITY ROOM 1.60m x 2.30m
This is a fantastic useful space fitted with a range of white base and wall units with dark granite effect laminate worktops and dark slate flooring. There is a stainless steel sink and ample storage space. Recently installed Combination Gas Central heating boiler. Partially glazed door giving access directly to the rear garden.

CONSERVATORY 4.50m x 3.00m
A superb addition to the property of partial brick construction and finished to a very high standard with travertine floor tiles and Venetian blinds. Glazed doors give direct access to the decking area and rear garden. This would make an ideal formal dining room or a informal sitting room. Two double power points. Wall mounted lighting. Radiator.

MASTER BEDROOM 4.00m x 3.00m
Pleasant double room quietly situated to the rear enjoying fine outlooks over the gardens. Two double in-built wardrobes provide a good degree of storage. One double power point. Two single power points. Telephone point. Television point. Radiator. Centre light fitting. Recently fitted carpet.

BEDROOM TWO 3.00m x 3.40m
Another well proportioned double bedroom positioned to the front of the property again enjoying a good degree of storage with double in-built wardrobes. Decorated in neutral tones with fitted carpet. Two single power points. Centre light. Radiator.

BEDROOM THREE 3.00m x 3.00m
This is a good sized double bedroom also enjoying double in-built wardrobes. Views to the front of the property. Fitted Carpet. Radiator. Two single power points. Centre light.

BEDROOM FOUR/HOME OFFICE 2.00m x 3.00m
Located in a recent extension of the property is this immaculately presented fourth bedroom or home office. This is a light and airy room enjoying views onto the rear garden with the added luxury of an en-suite shower room. Beech effect laminate flooring. Four double power points. Telephone point.

EN-SUITE SHOWER ROOM 1.50m x 2.00m
A beautifully presented and fully tiled shower room featuring a three piece white suite comprising sink, WC and corner shower cubicle with mains pressure power shower. An opaque window to the front of the property provides natural light and ventilation. Radiator. Extractor fan. Centre light fixture. Shaver Point.

BATHROOM 1.50m x 2.40m
This is a good sized family shower room with potential to install a bath if required. Comprises three piece suite incorporating wash hand basin recessed in vanity unit with storage and mirror over, WC and double shower cubicle with mains pressure "Mira" shower. The room has been tiled to dado level and a large opaque window provides natural light. Recessed halogen lighting. Extractor fan. Heated towel rail.

DOUBLE INTEGRAL GARAGES
Wide remote controlled door to front. Two ceiling strip lights. Ample power Points.

OFFICE/WORKSHOP
This recent extension to the garage provides a flexible space ideal for use as a workshop or potential home office. Power Point. Electric Heater. Linoleum Flooring. Door to side giving access to rear garden.

EXTERNAL
To the front of the property there is parking for two to three cars in front of the garage with outside censored security lighting. A path leads to a timber gate giving access to the rear of the property where there is an attractive and good sized fully enclosed garden laid mainly to turf providing a safe environment for children and pets whilst enjoying a superb degree of privacy. A fantastic decked area provides an ideal seating area for alfresco dining with a further patio area. The garden is relatively low maintenance and features a number of established trees and hedging. A timber gate leads to a pathway leading to the Village Green, providing a shortcut to local walks and shops.

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

SERVICES
Mains gas, electricity, water and drainage. Doubled glazed. Gas Central Heating. Security Alarm

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
Fixed Price £249,950 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.