Rosemount is a most attractive and deceptively spacious four bedroom detached converted bungalow constructed in traditional style by the present owners some forty years ago. The attic was successfully converted some twenty years ago to provide a superb guest suite. Occupying an enviable location within the popular village of Birgham commanding exceptional panoramic views over the River Tweed to the Cheviot Hills, the accommodation is generously proportioned and features immaculately kept lawned gardens enjoying good privacy and stunning views.

LOCATION
The Berwickshire village of Birgham is situated midway between Kelso and Coldstream, some five miles distant and is a thriving community on the banks of the River Tweed benefiting from a village pub with educational and sporting facilities and quality shops available nearby. Birgham has good links with Edinburgh and Newcastle an hour by car and the main east coast rail connection at Berwick-upon-Tweed some eighteen miles distant.

DIRECTIONS
Situated on the south side of the village opposite the turning to Eccles and set well back from the road in a quiet cul-de-sac overlooking the River Tweed.

ACCOMMODATION
Entrance Vestibule, Reception Hall, Kitchen, Dining Room, Lounge, Sun Room, Shower Room, Three Ground Floor Bedrooms, Master Bedroom and Large Family Bathroom. Adjoining Double Garage. Ample Parking. Gardens to Front and Rear. Double Glazing. Oil Fired Central Heating with LPG Fire.

ENTRANCE
A lengthy lawned garden extends across the front of the property with mature hedging and vehicular access onto a generous block paved driveway providing ample off-road parking in front of the integral garage. A superbly managed lawn lies immediately to the front with central flower bed, well stocked borders providing a splash of colour and the mature pampas grass creating shelter to a pleasant seating area. Steps lead up to the main entrance with external light.

ENTRANCE VESTIBULE 3.68m x 1.51m (12'1" x 4'11")
A spacious entrance featuring solid wood floor, ceiling light, radiator, coat hanging and with additional built-in shelved storage cupboard housing the fuse board and utility meters with internal light. Glazed inner door to Reception Hall and door off to the right into:-

KITCHEN 3.67m x 3.06m (12'1" x 10'0")
Enjoying a pleasant outlook over the front garden and fitted with a good range of maple fronted wall and base units with marble effect work surfaces and tiled splashbacks. Integral appliances include 'Bosch' dishwasher and washing machine, 'Philips Whirlpool' fridge/freezer, slot-in 'Stoves' double electric oven with four ring halogen hob and concealed illuminated cooker hood above. One and a half bowl stainless steel sink with central mixer tap below wide triple window to front. Two triple halogen spotlights. Flotex carpet. Wall mounted fan heater. Airing cupboard housing the hot water cylinder. Central heating control panel. Connecting door through to :-

DINING ROOM 3.66m x 3.15m (12'0" x 10'1")
Pleasant well proportioned room conveniently situated alongside the kitchen featuring triple window to side with below sill radiator. Ceiling light. Fitted carpet. Glazed connecting door through to:-

LOUNGE 6.14m x 4.41m (20'1" x 15'10")
This generously proportioned bright room commands superb views over the surrounding countryside to the River Tweed featuring wide triple sliding patio doors opening out onto a delightful rear patio commanding the best of the views and with additional triple window to side, each with fitted vertical blinds. Two large radiators. LPG living flame coal effect fire set on attractive tiled hearth with inset displays and timber mantle. Ceiling light. Fitted carpet. Door to:-

RECEPTION HALL 4.26m x 2.97m (13'11" x 9'9")
Spacious L-shaped central hallway featuring polished timber open tread staircase with spindled balustrade. Double radiator with display ledge over. Two ceiling lights. Central heating thermostat. Neutral fitted carpet. Glazed door with additional side panel leading through to :-

SUN ROOM 4.48m x 2.75m (14'8" x 9'0")
A most welcome addition to the property, created to the rear enjoying a superb dual aspect with triple sliding patio doors to side opening out onto the patio and additional low silled triple window to rear. Below sill radiator. Timber lined ceiling with central light and additional wall lighting. Exposed stone wall creating a pleasing feature. Neutral fitted carpet.

MASTER BEDROOM 4.86m x 4.34m (15'11" x 14'2")
Magnificent ground floor double bedroom featuring wide triple window commanding stunning views over the delightful rear garden and surrounding countryside. A good range of built-in wardrobes have been fitted to one wall incorporating mirrored panels reflecting good light and maximising the delightful view. Vanity unit with wash hand basin and mirror and light over. Neutral fitted carpet.

BEDROOM TWO 3.78m x 3.13m (12'5" x 10'3")
Pleasant double bedroom featuring triple window to front with fitted blind and below sill radiator. Two built-in double wardrobes with additional storage units above. Ceiling light. Fitted carpet.

BEDROOM THREE 3.76m x 2.90m (12'4" x 9'6")
Additional ground floor double bedroom currently presented as a spacious single, again featuring a superb range of built-in wardrobes providing ample hanging and shelved storage. A matching range of bedroom furniture is available by separate negotiation. Wide window to side with fitted vertical blinds. Ceiling light. Double radiator. Neutral fitted carpet.

SHOWER ROOM 3.71m x 1.27m (12'1" x 4'2")
Smartly presented and fully tiled featuring large recessed shower cubicle with 'Mira Advance' shower, internal folding seat and sliding glass door, WC and pedestal wash hand basin with contemporary mirrored bathroom cabinet above incorporating recessed downlighting. Recessed glazed display shelving with downlighting. Modesty window to front with fitted blind. Chrome heated towel rail and additional radiator. Large inset mirrored panel. Recessed lighting. Neutral fitted carpet.

UPPER ACOMMODATION
Polished timber stairs lead up to a central upper landing with ceiling light, doors off to either side and access into:-

WALK IN CLOSET 5.97m x 1.03m (19'7" x 3'4")
Tucked in under the eaves, this large walk-in cupboard is fitted with internal light, power, fitted carpet and ample shelving providing excellent storage. An additional door lies to the far end of the cupboard leading into:-

FLOORED ATTIC STORE
An easily accessible store room, fully floored and with internal light, providing excellent storage

BEDROOM FOUR 4.81m x 4.02m (15'9" x 13'2")
Delightful bright double room, ideal for guests with the large bathroom conveniently situated across the landing, featuring two large Velux windows commanding unrivalled rear views with fitted blackout blinds and large double radiator below. Stylishly presented in neutral tones and featuring triple mirrored built-in wardrobe providing hanging and shelved storage, with internal double doors opening into the attic room beyond. Ceiling light with additional bedside wall lighting. Fitted carpet.

FAMILY BATHROOM 3.71m x 3.15m (12'2" x 11'0")
Generously proportioned and superbly presented comprising corner shower cubicle, panelled bath, pedestal wash hand basin with wall mounted mirror and shaver light above, WC and matching bidet. Tiled to dado height with wide display ledge over and two Velux windows to front. Double built-in shelved airing cupboard with sliding louvred doors. Double radiator. Xpelair. Ceiling light with additional wall lighting. Fitted carpet.

DOUBLE GARAGE
Wide attached garage featuring remote controlled up and over door and window to rear. Housing the central heating boiler and fitted with generator, power, light, ample shelving and work bench providing useful storage.

EXTERNAL
A most delightful lawned garden spans across the rear of the property, immaculately kept with planted borders providing a good splash of colour throughout the year with open fields immediately beyond. Neatly clipped mature hedging lies to either side ensuring good privacy and shelter with the oil tank and calor gas bottles neatly tucked to the rear of the garage alongside timber shed, garden store and drying area.

ADDITIONAL INFORMATION
The carpets, blinds, lights and light fittings, any appliances mentioned together with the garden shed and store, are included in the sale.

SERVICES
Mains electricity, water and drainage. Double Glazing. Oil fired central heating with LPG fire.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE and MARKETING POLICY
Offers Over £330,000 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.