Gamekeeper's Cottage, as its name implies, was formerly the Gamekeeper's Cottage to the Rathburne Estate. Built in 1902, this charming stone built cottage has been extended over the years to provide spacious family accommodation which whilst in need of a degree of cosmetic upgrading, is situated in a most idyllic rural location enjoying panoramic views over the stunning Borders countryside set in the heart of the Lammermuir Hills.

LOCATION
Longformacus lies in the heart of The Lammermuir Hills, seven miles north of Duns, some 45 minutes drive from Edinburgh and 25 minutes to Haddington. The ascent into the Lammermuir Hills takes you into a different world with breathtaking country views and a lovely quiet drive over the hills to the cottage. Duns is a thriving County Town and includes an 18 hole golf course, swimming pool, shops and both Primary and Secondary schooling with a £20M High School currently under construction. Longformacus is ideally located for those interested in country pursuits with hill walking or horse riding on your doorstop.

DIRECTIONS
Upon entering the village from Duns, turn left immediately before the quaint little bridge following signs for the Watch Water Reservoir and continue along the banks of the Dye Water for approximately half a mile. Turn right and continue for approximately 500 yards past Rathburne House turning right to Gamekeeper's Cottage at the end of the drive.

ACCOMMODATION
Entrance Porch, Hall, Living Room, Dining Room, Breakfasting Kitchen, Conservatory, Study, Three Double Bedrooms, Bathroom, Shower Room. Generous Gardens. Off-Road Parking. Part Double Glazing. Oil Fired Central Heating.

ENTRANCE
A generous grassed area to the front of the cottage provides ample private parking and scope to erect a garage with a delightful archway within the mature beech hedge opening onto a meandering path leading across neat lawned gardens. Mature well stocked borders have been planted with an array of attractive cottage style flowering plants and shrubs with high trellised surrounds and clematis creating a most attractive entrance.

ENTRANCE PORCH 2.34m x 1.48m (7'8" x 4'10")
Useful storm porch with French doors, double glazed windows to two sides, quarry tiled floor and exposed stone walls. Sturdy timber inner door opens into:-

HALLWAY 7.44m x 1.75m (24'5" x 5'8")
Lengthy hallway extending down the centre of the property with doors off to all ground floor accommodation. Two ceiling lights. Smoke detector. Coat hanging. Double radiator. High level meter cupboard. Power point. Telephone point.

LIVING ROOM 7.14m x 3.81m (23'5" x 12'6")
Generously proportioned room featuring a pleasant dual aspect with wide recessed sash and case window to front and internal splayed window to rear opening into the adjoining conservatory. Attractive open fire with decorative cast iron surround and tiled hearth. Shelved alcove. Open timber stairs lead to the upper floor from the far end of the living room. Two double radiators. Two ceiling lights. Central heating control panel. TV point. Five double power points.

BEDROOM ONE 3.47m x 3.40m (11'5" x 11'1")
Situated to the left of the main entrance this well proportioned double room features matching wide recessed sash and case windows to front commanding a delightful private aspect over the front garden. Built-in storage cupboard with hanging rail and shelf. Ceiling light. Double radiator. Fitted carpet. TV point. Two double power points.

BATHROOM 3.39m x 1.54m (11'1" x 5'0")
Centrally situated with part modesty splayed window to side and deep tiled display sill. Timber panelled bath tiled around with shower over. WC and vanity sink with useful storage below. Tiled display ledge. Double radiator. Shaver socket. Ceiling light. Fitted carpet.

DINING ROOM 4.07m x 3.60m (13'4" x 11'10")
Pleasant welcoming room decorated in convivial tones and featuring two sash and case windows to side ensuring good natural light. Recessed alcove. Large double radiator. Triple ceiling light. Fitted carpet. Three double power points. Connecting door to :-

BREAKFASTING KITCHEN 5.95m x 2.79m (20'1" x 9'2")
A later addition to the property and fitted with a range of oak fronted base units with green marble effect work surfaces. One and a half bowl stainless steel sink with central mixer tap. Slot-in stainless steel 'Indesit' gas cooker with four ring hob and glass lid. Triple windows provide a pleasant dual aspect to side and rear with fitted blinds and timber curtain poles. Ample space for table and chairs. Below sill double radiator. Timber lined walls with matching ceiling. Halogen spotlighting. Terracotta tiled floor. Steps lead down to a useful utility area at the far end of the kitchen with plumbing and space for washing machine, dishwasher and fridge/freezer, wall units and external door to rear. One single and five double power points plus cooker and appliance points.

STUDY 3.19m x 2.28m (10'5" x 7'6")
A useful room situated to the far end of the hall with internal window and part glazed door connecting through to the adjoining conservatory. Two ceiling lights. Double radiator. Fitted carpet. Power point.

CONSERVATORY 4.26m x 3.39m (1410" x 11'1")
A most pleasant addition to the property commanding a superb aspect over the surrounding countryside with the fabulous array of mature trees providing delightful colour and interest. Floor length windows to two walls with French doors opening out onto the garden. Polycarbonate roof. Internal sash and case window and connecting part glazed door to study. Double radiator. Fitted carpet.

UPPER ACCOMMODATION 3.13m x 1.78m (10'3" x 5'10)
Timber stairs lead up from the living room to a bright upper landing with low coombed ceilings and large Velux window to front with fitted blind. Ceiling light. Smoke detector. Neutral fitted carpet. Double power point.

BEDROOM TWO 3.82m x 3.51m (12'9" x 11'6")
Well proportioned double room again featuring coombed ceilings with recessed lighting and large Velux window to front with fitted blind. Double radiator. Neutral fitted carpet. Three double power points.

BEDROOM THREE 5.84m x 2.96m (19'2" x 9'9")
An attractive L-shaped cottage style double bedroom featuring coombed ceilings. Large Velux window to rear commanding superb views with a most attractive splayed deep set sash and case window to front. Recessed lighting. Double radiator. Neutral fitted carpet. TV point. Three double power points.

SHOWER ROOM 2.02m x 1.81m (6'7" x 5'11")
Centrally situated and comprising corner shower cubicle with wet walling and 'Opal Triton' shower, WC and pedestal washhand basin. Coombed ceiling. Recessed lighting. Extractor fan. Fitted carpet.

EXTERNAL
A most attractive cottage style garden wraps around the property, predominantly laid to grass with well stocked borders and high beech hedging to front creating a welcoming entrance. Timber fencing extends down the side of the property with well screened oil tank. An extensive additional area of garden lies to the front providing ample scope to erect a large garage if desired with ample parking and turning area.

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

SERVICES
Mains electricity and water. Drainage to septic tank. Oil fired central heating with additional open fire.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
Offers over £235,000 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.