LOCATION
The desirable village of Clovenfords is much sought after and benefits from recently improved road links to Edinburgh and the central Borders, and lying some three miles from Galashiels. Village amenities include Post Office and Village Store, The Clovenfords Hotel and Pub and the highly respected Caddonfoot Primary School.

DIRECTIONS
Travelling into Clovenfords from Galashiels take the 3rd exit at the roundabout travelling up Bowland Road, Whytbank Row is the last left hand turn before leaving the village. Take the first Right turn and Number 36 is the second house on the right hand side.

ACCOMMODATION
Entrance Vestibule, Reception Hall, Lounge with Patio Doors, Dining Kitchen, Utility Room, Family Room/Large Home Office/Dining Room, Master Bedroom with En-suite Shower Room, Two Further Double Bedrooms, Family Bathroom. Integral Garage.

ENTRANCE
A tarmac driveway and path leads to the entrance vestibule.

ENTRANCE VESTIBULE 1.90m x 1.00m (6'2'' x 3'3'')
A useful area ideal for shoes and coats and beautifully decorated with a fitted cream carpet. Centre ceiling light. Single power point. An attractive partially glazed door leads into the L-shaped hallway:-

HALLWAY 3.60m x 1.20m/5.60m x 1.00m (11'8 x 3'9'')
Beautifully presented light and airy hallway tastefully decorated with feature wallpaper, the hallway enjoys natural light provided by the entrance vestibule and borrowed light from the glazed double doors leading into the lounge, and glazed door from kitchen. Loft access. Built-in linen cupboard housing the water tank. Wall mounted lighting. Smoke alarm. One double and one single power point. Radiator.

LOUNGE 4.70m x 5.50m
Glazed double doors lead into this generously proportioned and stylish lounge enjoying spectacular views and enjoying superb natural light provided dual aspect windows with French doors leading out to a raised patio area with steps leading to the rear garden. An attractive focal point is provided by a feature wall and working coal fire with red brick surround and chimney breast. Fitted cream carpet. Tasteful décor. Telephone and television points. Four double power points. Centre ceiling light and recessed halogen lighting.

DINING KITCHEN 5.60m x 2.90m (18'4'' x 9'5'')
A well proportioned dining kitchen falling naturally into two areas with an exceptionally well-designed kitchen fitted with an extensive range of wall and base units including an integral wine rack providing ample storage and work surface. A one and a half sink sits below a window overlooking the rear garden. Integrated appliances include Neff easy access oven and ceramic hob with extractor hood over. The other end of the room provides ample space for a dining table and chairs. Fitted carpet. Centre ceiling light. Six double power points and one single power point. Door leading through to the utility room:-

UTILITY ROOM 2.70m x 1.70m (8'8'' x 5'6'')
A useful additional space fitted with a number of wall and base units providing extra storage and work surface, with space and plumbing for a dishwasher and washing machine below. A door gives direct access to the integrated garage and a glazed door leads into the family room/home office.

DINING RM/OFFICE/LOUNGE 5.90m x 3.20m (19'3'' x 10'5'')
Added to the property approximately 10 years ago this very useful and spacious room features dual aspect windows and sliding French doors leading out onto a raised patio area with steps leading down to the rear garden. The room is currently used as a home office,but it could equally serve as a formal sitting/dining room or childrens playroom. The room is tastefully decorated with laminate flooring and enjoys fantastic views over the garden and to the surrounding hills and enjoys the afternoon and evening sun. Ample power points, television point and telephone point. Centre ceiling light. Door to side or property.

MASTER BEDROOM 4.00m x 4.00m (13'1'' x 13'1'')
A generously proportioned, bright and airy master bedroom positioned to the front of the property and enjoying views over the front garden. Tastefully decorated with a feature wall the room enjoys extensive storage by way of two large double built-in wardrobes and has the added luxury of an en-suite shower room. Quality Fitted cream carpet. Ceiling light. Telephone and television points. Ample power points.

EN-SUITE BATHROOM 1.70m x 1.70m (5'6'' x 5'6'')
A light and well appointed en-suite shower room with a three piece suite comprising wc, sink in vanity unit and corner shower cubicle with electric Mira Sport shower. The room has been fully tiled and features a vanity unit providing ample storage for cosmetics with a large mirror above with recessed halogen spotlighting. An opaque glazed window overlooking the front of the property provides a good degree of natural light. Fitted carpet. Radiator. Extractor fan. Ceiling light.

BEDROOM TWO 2.50m x 3.40m (8'2'' x 11'1'')
Good sized double bedroom situated to the front of the property and enjoying good degrees of natural light. Tastefully decorated and enjoying ample built-in storage. Laminate flooring. Centre ceiling light. Radiator. Ample power points.

BEDROOM THREE 3.00m x 3.00m (9'8'' x 9'8'')
Another beautifully presented double bedroom with views over the front garden, again enjoying extensive storage with built-in wardrobes. Fitted carpet. Radiator. Ample power points. Ceiling light.

BATHROOM 2.80m x 2.00m (9'2'' x 6'6'')
Spacious, fully tiled family bathroom with a four piece suite comprising sink, wc, large corner bath and separate corner shower cubicle with Mira Sport electric shower. An opaque glazed window overlooking the rear garden provides plenty of natural light. Fitted carpet. Radiator. Ceiling light.

GARAGE
Intergral Garage with up and over door to front, and internal door to utility. Fitted with Power and light. 'Salamander' CondensingGas Central Heating Boiler.

EXTERNAL
The property is positioned in beautifully landscaped, established gardens to the front, side and rear. The front garden is laid mainly to lawn with established shrubs and hedging providing complete privacy and interest. A tarmac driveway with parking for three cars leads to the integrated driveway, and paths lead round both sides of the property giving direct access to the rear garden. The rear garden is a fantastic feature laid mainly to lawn it is fully enclosed and private with stunning views towards the surrounding countryside. There are a number of patio areas ideal for al fresco dining with the added benefit of an attractive summerhouse and small pond. A path leads down to a gate giving direct access from the rear garden to Bowland Road. Censored lights. Outside tap and shed.

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

SERVICES
Mains gas, water, electricity and drainage. Gas Fired Central Heating.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE and MARKETING POLICY
Offers Over £245,000 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.