LOCATION
St Boswells lies about 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 including the famous St. Cuthbert's Way which is easily accessible from the house.

HALL
A timber panelled door with glazed transom above opens to the hallway with stairs to the left and very large understair storage cupboard. Particularly attractive large ceramic floor tiles which lead through to the kitchen beyond. Radiator. Pendant ceiling light. Power point.

KITCHEN 3.57 x 2.96m
Recently re-fitted with a good range of highly stylish, contemporary white wall and base units with ample work surfaces and incorporating a stainless steel sink and drainer, this is a spacious, bright and airy kitchen with two large picture windows enjoying a good outlook to the rear. "Elba" brushed stainless steel range with six gas burners and double oven below, with white ceramic tiled splashback and matching "Ariston" chimney style extractor hood above. "Hotpoint Aquarius" dishwasher, space for fridge and freezer and space and plumbing for washing machine. Halogen spotlight fitting and a row of five halogen downlighters above a useful breakfast bar which neatly divides the kitchen from the lounge. Large ceramic floor tiles continuing from the hall. One single and two double power points. Telephone point.

LOUNGE 6.07m x 4.34m
A spacious room, semi-open plan to the kitchen but divided by the breakfast bar as mentioned, with a large recessed window allowing a good outlook to the front of the property and good light levels provided by double, astragal doors opening to the garden room beyond. Wood effect flooring. Four contemporary display recesses. Radiator. TV point. Four double power points. Two pendant light fittings

GARDEN ROOM 4.41m x 2.89m
A really delightful room, situated to the rear of the lounge with loads of natural light, being partly glazed on three sides and with part glazed doors giving access to the garden at either side. Wood effect flooring. Radiator. Two double power points.

DOWNSTAIRS WC
Opening from a small rear vestibule, a useful downstairs toilet, the ceramic floor tiling continuing. White wc and washhand basin with "Red Ring" instant hot water supply. "Silavent" extractor fan. Pendant light fitting. Radiator.

UPSTAIRS ACCOMMODATION
A carpeted staircase leading to a carpeted, galleried, L-shaped landing with very good levels of lighting provided by a large sash and case recessed window to the front of the property with a good open outlook. Access to attic with 'Ramsay' style pull-down ladder. Double power point. Pendant light fitting.

BEDROOM ONE 5.34m x 2.84m
A really spacious double bedroom with recessed windows to the rear, the front and the side, again allowing good open outlooks and overlooking the patio. Double built-in wardrobe housing the "Alpha" central heating boiler. Radiator. Fitted carpet. Two double power points. Pendant light fitting.

BEDROOM TWO 3.11m x 3.00m
A second spacious double bedroom also enjoying a lovely outlook to the rear of the house and with deep double built-in wardrobe. Fitted carpet continuing from the landing. Radiator. Double power point.

BATHROOM 2.62m x 1.54m
An attractively presented bathroom fitted with a white three piece suite comprising panelled bath with mains pressure "Mira" shower above, wc and stylish contemporary washbasin, with white ceramic wall tiles and large ceramic floor tiles matching those downstairs. Recessed halogen lighting. Radiator.

ATTIC
The attic offers tremendous scope for further development, having been fully floored, lined, decorated and with the addition of two Velux windows to the rear which take advantage of the lovely outlook to the Eildon Hills. Recessed spotlight. Four double power points.

ROOM ONE 4.10 (max) x 3.90m

ROOM TWO 4.10(max) x 2.67m

EXTERNAL
There is a charming low maintenance, paved garden to the rear of the property enclosed by fencing enjoying a high degree of privacy, providing a delightful suntrap, enjoying sun for much of the day in the Summer months. Accessed from either door in the sun room, there is a low maintenance area laid to gravel providing clothes drying space, and with a paved section to one side of the house suitable for bin storage etc, with steps leading to the raised patio garden.

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

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

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
A fixed price of £175,000 should be submitted in proper Scottish legal form to the Selling Agents Messrs Hastings & Co, The Property Shop, 28 The Square, Kelso, TD5 7HH, 01573 225 999. 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.