LOCATION
There are excellent educational and recreational facilities in Earlston, (with the High School being held in very high regard), and the surrounding area including golf, fishing, walking and horse riding. Ideally located for commuting to Edinburgh with the imminent opening of the Dalkeith bypass reducing the journey to the City Bypass to approximately 30 minutes. Also very well located in the Borders itself, having the towns of Kelso and Galashiels within a 10 mile radius and only 5 miles from Melrose.

DIRECTIONS
The property is situated on the left hand side on leaving the town travelling south towards Melrose on the A68. Parking is available at the rear, and it is advisable to drive behind the property onto Kidgate, park behind the house, and walk round to enter via the front door.

ACCOMMODATION
Spacious Reception Hall, Sitting Room, Drawing Room. Dining Room, Fitted Kitchen, Four Bedrooms, Downstairs WC and Extensive Basement which has been damp-proofed, tanked and painted, ready for development. Area of Garden Ground at the side of the house.

ENTRANCE
A wrought iron gate opens to a path with compact low maintenance front garden to either side.

HALL 2.57m x 3.48m (8'0" x 11'5")
A paneled door with decorative double glazed oval and glazed transom above opens to this bright, welcoming hall with most attractive coloured stained glass window on the stair towards the rear. Linenfold cornice and painted dado rail. Parquet style flooring. Radiator. Coat hooks. Doors to Sitting Room, Dining Room, Kitchen, Basement and WC.

SITTING ROOM 4.71m x 4.57m (16'2" x 15'0")
This is a beautifully proportioned, spacious room with a dual aspect having windows to both the front and the rear, with white painted working paneled shutters. Other original features include high skirtings, highly decorative Acanthus Leaf cornice work and ceiling rose. White painted dado rail. An excellent focal point is provided by a fireplace with white painted surround housing an electric stove effect fire, with recessed display alcove to the side. Fitted carpet. Radiator. TV and telephone points.

KITCHEN 3.39m x 2.57m (11'6" x 8'6")
This is fitted with a range of wall and base units which provide good storage space and work surfaces with an illuminated canopy above. Ceramic tiled splashback and stainless steel double sink and drainer below a paneled window to the rear. Space and plumbing for a dishwasher. Gas cooker included. Wood effect flooring. Radiator.

DINING ROOM 4.74m x 2.45m (16'0" x 8'0")
This is a very generously sized dining room with a paneled window to the front, also with working shutters and original cornice work. It is situated adjacent to the kitchen with a serving hatch linking the two, offering enormous potential to create an absolutely superb family dining kitchen if required. Radiator. Wood effect flooring.

WC 1.54m x 1.37m (5'0" x 4'6")
Opening from the hall, this is a very useful downstairs toilet fitted with white wc and washhand basin, with light and ventilation provided by a large window to the rear. Radiator. Wood effect flooring.

FIRST FLOOR ACCOMMODATION
A grand, curving staircase with ornate cast iron spindles with a large stained glass window at the turn leads to the carpeted landing on the first floor level with radiator and original cornice.

DRAWING ROOM 4.87m x 4.56m (16'5" x 15'0")
This is an absolutely superb room, with triple aspect and elegant proportions. It is particularly bright having recessed panelled and shuttered windows on three sides thereby enjoying the sunshine for the majority of the day in the Summer months. A particularly attractive focal point is a large gray marble working fireplace with cast iron inset and recessed display alcove to one side. Beautiful plasterwork includes a highly ornate ceiling rose and egg and dart cornice work. Original door and deep skirtings. Fitted carpet. Three radiators.

BEDROOM ONE 3.79m x 3.15m (12'4" x 10'4")
A very spacious double bedroom with a good outlook to the front. Fitted carpet. Radiator.

BEDROOM TWO 5.47m x 2.13m (18'0" x 7'0")
Situated to the rear of the house, this is a narrow room, ideal for use as a children's bedroom with plenty of space for a single bed to one end and additional bedroom furniture. Fitted carpet. Radiator.

BATHROOM 3.62m x 1.89m (12'0" x 6'0")
This is a particularly bright and spacious bathroom with a large window to the front, fitted with a white three piece suite comprising washbasin, wc and bath with ceramic tiled surround and shower above. Radiator.

SECOND FLOOR
Staircase continues to the accommodation on the top floor with a large walk-in storage cupboard off. Radiator.

BEDROOM THREE 4.62m x 3.52m (15'2" x 11'7")
This is a really charming, further double bedroom, with a dormer window affording a lovely outlook to the front, and part coombed ceiling greatly adding to its character. Fitted carpet. Radiator. Recessed halogen lighting.

BEDROOM FOUR 3.71m x 3.69m (12'2" x 12'0")
A well proportioned double room presently used as a nursery, also with part coombed ceiling and dormer window making the most of the good outlook to the front. Fitted carpet. Radiator.

BASEMENT
This basement has recently been upgraded to great effect, fully tanked and lined and serviced by the gas central heating system. It is accessed via a staircase leading from the hall, but also has the advantage of its own separate rear entrance. There are two principal rooms (4.8m x 5.0m (15'9" x 14'10") and (4.9m x 3.70m (16'2" x 12'2"). Both have windows to the front, and offer tremendous potential for a wide variety of uses, such as workshop, home office, music room etc. At present one of these rooms is being used as a large utility, with space and plumbing for washing machine, tumble drier, freezer etc. Additionally there are two large storage cupboards with light and power.

EXTERNAL
There is an area of garden ground located to the side of the house, which is a very good size, again offering potential for further development.

ADDITIONAL INFORMATION
The fitted carpets, floor coverings, blinds light fittings and cooker are included in the sale.

SERVICES
Mains water, drainage, gas and electricity. Satellite dish and wired for 'Sky'. Broadband connection. Part double glazed. Gas central heating.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE
The property is offered at a fixed price of £182,000. Prospective purchasers are advised that the Seller reserves the right to accept an offer at any time or in the event of competing offers to fix a closing date. All enquiries and offers to the selling Agents Messrs Hastings & Co, The Property Shop, 28 The Square, Kelso, TD5 7HH, 01573 225999. Fax 01573 229888. 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.