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
From the A68, turn into the village, travel past the local shops, Tweed Cottage is a short distance along on the left hand side.

ACCOMMODATION

VESTIBULE
Double doors open to a useful entrance vestibule with built-in cupboards to one side housing the electricity meter and fuse box. Ceramic tiled floor.

HALL 3.26m x 1.55m (10'8" x 5'1")
A part glazed door flanked by glazed panels open to the hall with good light levels, having a window at the turn of the stair to the rear, and with a quirky original door opening to a large, useful understair storage cupboard. Fitted carpet. Radiator. Power point.

LOUNGE 4.33m x 3.87m (14'6" x 12'8")
Opening from the hall, this is a very pleasantly proportioned room with excellent levels of natural light and a dual aspect, having two windows to the front of the house and a further recessed window overlooking the rear garden. A good focal point is provided by an attractive gas coal effect fire with a marble inset, hearth and timber surround. Four wall light fittings. Fitted carpet. Radiator. Television and telephone points. Five double power points.

DINING ROOM/FAMILY ROOM 5.12m x 4.17m (16'9" x 13'6")
This second public room is also a very good size indeed with ample space for a family dining table and chairs in addition to a separate seating area, again featuring windows to the front and the rear and with a particularly pretty and original, open working fireplace with decorative tiled inset and pewter surround. Shelved wall press. Two pendant light fittings. Fitted carpet. Radiator. Four double power points.

KITCHEN 3.23m x 2.32m (11'0" x 7'7")
A fifteen pane opaque glazed door opens from the rear of the family room to this lovely, bright and airy kitchen with a window overlooking the garden and a part-glazed door giving direct access. It is fitted with a good range of stylish contemporary wall and base units providing ample storage space and work surfaces, incorporating a one and a half sink and drainer and with a Creda electric cooker and pull-out illuminated extractor fan above. Ferroli central heating boiler. Radiator. Vinyl flooring. Fluorescent lighting. A Service dishwasher and Kelvinator fridge/freezer. One single and three double power points and appliance points. Radiator.

UPSTAIRS ACCOMMODATION

A carpeted staircase with painted spindles and a timber handrail and a window at the turn overlooking the garden leads to the landing with a hatch to the attic.

MASTER BEDROOM 4.92m x 3.67m (16'0" x 12'0")
This is a very large double bedroom of pleasing proportions, with a delightful cast iron original fireplace with white painted surround and with a recess which has been fitted with contemporary wardrobe units. A most attractive linenfold cornicing and a recessed panelled window to the front. Pendant light fitting. Fitted carpet. Radiator. Three double power points.

EN SUITE SHOWER ROOM 1.84m x 1.84m (7'0" x 7'0")
An attractive en-suite shower room with a double glazed unit providing privacy to an exceptionally pretty rose window to the front of the house. It is fitted with a three piece white suite comprising shower cubicle with Mira shower and clear curved sliding doors, wc and pedestal washhand basin. Radiator. Shelving. Recessed halogen lighting. Vinyl flooring.

STUDY/DRESSING ROOM 2.54m (max) x 2.38m (8'3" x 8'0")
This is a rather quirky and very interesting room opening directly from the master bedroom, with a deeply recessed window to the rear and a further recess, presently housing the tumble drier and washing machine, rendering the space ideal for use as a utility room if required, but equally suitable for conversion to a home office or similar if preferred. Fitted carpet. Shelving unit. Pendant light fitting. Power points.

BEDROOM TWO 4.76m x 4.0m (15'7" x 13'2")
This is the second very large double bedroom, again having a recessed panelled window to the front, built-in wardrobes, original cornicing with a very pretty original fireplace with decorative ceramic tiled inset and matching hearth and white painted surround. Shelved press. Fitted carpet. Pendant light fitting. Radiator. Telephone point. Three double power points.

BATHROOM 2.27m x 2.07m (7'5" x 6'9")
This is a spacious bathroom, fitted with a three piece suite comprising wc, pedestal washhand basin, panelled bath with white ceramic tiled surround and Mira shower above and with a recessed panelled window to the front. Radiator. Tile effect vinyl flooring. Shaver point. Silavent extractor fan.

EXTERNAL
A part-glazed door opens from the kitchen to the garden, with a separate access via the vennel to the front. There is a large, useful external storage room, presently housing the freezer. The garden falls into two separate areas, the closest to the house being paved, to provide a delightful barbeque space with steps leading to a large area of lawn which is fully enclosed on all sides by a wall to the rear and mature hedging, providing a good degree of privacy and shelter.

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

SERVICES
Mains water, drainage, gas and electricity. Double glazing and part secondary glazing. Gas central heating.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE and MARKETING POLICY
Offers Over £185,000 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 and interested parties will be expected to provide the Selling Agents with advice on the source of funds with suitable confirmation of their ability to finance the purchase. Viewers should be advised that even after an acceptable written offer has been received, in the event of any unreasonable delay by the purchaser in concluding missives, the Selling Agents reserve the right to resume viewings.

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.