Ladyrig House is a substantial mid Eighteenth Century Farmhouse providing an idyllic rural lifestyle with generous grounds including Paddock, Lodge, Barn and an extensive range of Outbuildings. Presented in excellent order throughout, the property is delightfully located on the outskirts of Kelso commanding a fine southerly aspect up the Tweed Valley.

LOCATION
Kelso is perhaps the most attractive town in The Borders with its 12th century abbey, cobbled square and bustling Town Centre offering a good variety of shops and restaurants. The Town draws many visitors throughout the year and has excellent facilities both in the town and the surrounding countryside, including golf, fishing, swimming, curling, walking, horse riding and National Hunt Racing.

ACCOMMODATION
Ladyrig House: Vestibule, Reception Hall, Study, Drawing Room, Dining Room, Kitchen & Breakfast Area, Sun Room, Two Cloakrooms, Larder, Boot Room, Utility, Master Bedroom with En-Suite, Five Further Double Bedrooms, Three Bathrooms, Box Room. Outbuildings: Enclosed Rear Courtyard with Boiler Room, Oil Store, Wine Store, Workshop, Bin & Log Store, General Store. Substantial Barn. Tack Room. Double Garage.
Mature gardens and grounds extending to over three acres.
Lodge: Hall, Kitchen, Living Room, Dining Room/3rd Bedroom, Two Double Bedrooms and Bathroom.

ENTRANCE
Stone pillared gateway leading onto sweeping gravelled drive providing ample parking with lawn and paddock beyond.

ENTRANCE VESTIBULE 5.22m x 2.13m (16'2" x 7'0")
Sturdy timber entrance door with glazed transom and original mosaic tiled floor.

STUDY 4.47m x 2.65m (14'7" x 8'9")
Pleasant bright room featuring marble open fireplace, panelled window to front, shelved alcove, shelved press cupboard and exposed timber floor.

RECEPTION HALL 3.61m x 3.61m (11'9" x 11'9")
Welcoming hallway with attractive staircase, under stair storage cupboard and original mosaic tiled floor.

CLOAKROOM 3.53m x 2.16m (11'10" x 7'1")
Comprising WC and wall mounted washhand basin with tiled splashback. Recessed window to side. Coat hanging.

DINING ROOM 6.73m x 4.85m (22'1" x 15'11")
Traditional room featuring dual aspect panelled windows to front and garden, with working shutters. Marbled open fireplace with slate hearth. Two shelved press cupboards. Brass picture rails. Exposed timber floor.

DRAWING ROOM 7.50m x 4.75m (25'6" x 15'7")
Attractive curved bay window with working shutters. Open fire with marble surround and slate hearth. Bespoke hardwood book shelving. Exposed timber floor. Connecting glazed door to Conservatory.

KITCHEN 4.86m x 4.53m (15'11" x 14'9")
Presented in traditional farmhouse style comprising a good range of cream painted timber wall and base units with beech work surfaces, tiled splashbacks and central island unit incorporating breakfast bar. Four oven oil-fired 'Aga'. Integral 'Neff' electric oven with four ring ceramic hob and concealed illuminated cooker hood over, dishwasher and fridge/freezer. Belfast sink below recessed window to front. Marmoleum floor. Connecting door to rear hall and open to:-

BREAKFASTING AREA 7.73m x 3.03m (25'4" x 9'11")
Ample space for large table and chairs. Shelved alcove. Marmoleum floor. Connecting door to Rear Hall and French doors to:-

SUN ROOM 7.75m x 4.06m (25'4" x 13'4")
Delightful addition featuring low silled windows to two sides commanding a south westerly aspect and French doors opening out onto an extensive stone patio. Cast iron multi fuel stove. Timber lined ceiling with central cupola.

CLOAKROOM 3.00m x 1.30m (9'11" x 4'3")
WC and pedestal wash hand basin. Window to side.

REAR HALL
Split level hallway with coat hanging, external door to courtyard and rear staircase.

LARDER 3.17m x 2.86m (11'4" x 9'4")
Rear window. Flagstone floor. High level storage cupboards and shelving. Internal window to Hall.

BOOT ROOM 4.33m x 3.30m (14'3" x 10'9")
Ideally suited for dogs and fitted with an excellent range of built-in storage cupboards to two walls. Coat hanging. Window to rear. Vinyl floor.

UTILITY 3.41m x 3.39m (11'2" x 11'1")
Deep Belfast sink below window to front. Range of wall units and plumbing for washing machine. Clothes pulley. Under stair storage.

UPPER ACCOMMODATION
Curved timber stairs with cast iron spindles lead up to a bright upper landing with the attractive stained glass window on the stairwell casting good light.

MASTER BEDROOM 5.90m x 6.49m (21'1" x 21'1")
Triple sash and case windows to front and side with working shutters. Good range of built-in wardrobes. Neutral fitted carpet. Door to:-

EN-SUITE BATHROOM 4.27m x 3.66m (13'11" X 12'0")
Presented in contemporary style featuring centrally mounted double ended bath on raised plinth, WC, ceramic wash bowl and recessed shower cubicle. Shelved alcove. Window to side with working shutters. Wood effect floor.

BEDROOM TWO 6.75m x 5.48m (22'1" x 18'0")
Double panelled windows to front with working shutters. Ornate cornicing. Built-in storage cupboard. Neutral fitted carpet.

BATHROOM ONE 3.61m x 1.95m (11'10" x 6'5")
Conveniently situated for bedroom two comprising panelled bath with antique style shower attachment, shower cubicle, pedestal wash hand basin and WC. Wood effect floor.

An L-shaped split level corridor leads off the central upper landing with window to side and providing access to:-

BATHROOM TWO 3.28m x 2.73m (10'9" x 8'11")
Panelled bath with mixer tap and shower attachment , WC and pedestal wash hand basin. Window to rear with window seat. High ceiling. Fitted carpet.

BEDROOM THREE 4.34m x 3.55m (14'3" x 12'8")
Window to rear with working shutters. High ceiling with moulded cornicing and picture rail. Fitted carpet.

BEDROOM FOUR 5.20m x 4.52m (17'0" x 14'9")
Window to front with working shutters. Walk-in shelved storage cupboard. Neutral fitted carpet. Door to:-

REAR HALL
Deep shelved linen cupboard. Rear stairs.

BEDROOM FIVE 4.61m x 2.97m (15'1" x 12'9")
High ceilings. Window to rear with working shutters. Neutral fitted carpet.

BATHROOM THREE 3.09m x 2.32m (11'1" x 7'7")
Panelled bath with shower attachment, recessed WC, wall mounted wash hand basin and large recessed shower cubicle. Window to front.

ATTIC FLOOR
Carpeted stairs with skylight over lead to a small top floor landing with access to:-

BEDROOM SIX 4.46m x 3.95m (14'7" x 12'11")
Low coombed ceiling with twin Velux windows to front. Neutral fitted carpet. Hatch through to useful attic store.

BOX ROOM
Generous store room with combed ceiling and fitted carpet.

REAR COURTYARD
Enclosed courtyard with a variety of useful store rooms leading off comprising Wine Store, Workshop, Boiler Room, Oil Store, Log & Coal Stores and General Store with double timber doors providing vehicular access.

BARN Approx 14m x 6m
A superb facility ideal for a number of uses featuring high ceiling open to the rafters, rough painted walls, a good number of windows ensuring excellent sunlight with French doors opening out onto paved patio. Raised stage to one end making this ideal for games and entertainment. Wood effect floor. Additional external door to rear and connecting door to:-

STORE ROOM Approx 6m x 6m
Again with high ceiling exposed to the rafters. Window to front and additional external door to side.

OUTBUILDINGS
An additional range of outbuildings lie to the rear of the property off the back courtyard including Double Garage and Tack Room.

GARDEN AND GROUNDS
Leading off the generous driveway is a lawn, with pony paddock extending to just over two acres. To the west, the lawn leads into a sheltered, partly walled garden with a large paved terrace by the Sun Room with greenhouse.

LODGE
Situated to the rear entrance of Ladyrig House providing spacious accommodation comprising:-

ENTRANCE VESTIBULE
With coat hanging and inner glazed door.

CENTRAL HALL
T-shaped with carpeted stairs.

BREAKFASTING KITCHEN 3.44m x 2.61m (11'2" x 10'5")
Good range of wall and base units, stainless steel sink, cooker, cooker hood, dishwasher and washing machine. Dual aspect windows. Wood effect floor.

BATHROOM 2.06m x 2.02m (6'9" x 6'7")
Panelled bath, WC and wash hand basin. Window to rear. Wood effect floor.

LIVING ROOM 5.44m x 4.18m (17'10" x 13'9")
Triple window to side and French doors providing a south easterly aspect. Multi fuel stove set on stone hearth. Deep understair cupboard. Fitted carpet.

DINING ROOM/3RD BEDROOM 4.29m x 3.11m (14'1" x 10'2")
Attractive cast iron open fire. Window to rear. Fitted carpet.

UPPER ACOCMMODATION
Carpeted stairs lead up to an L-shaped upper landing with glazed skylight to attic.

BEDROOM ONE 3.84m x 3.21m (12'8" x 10'6")
Window to rear commanding fine views over the Tweed Valley to Floors Castle. Built in wardrobe. Fitted carpet.

EN-SUITE
Comprising pedestal washhand basin and WC.

BEDROOM TWO 3.72m x 3.08m (13'0" x 10'0")
Again with window to rear. Fitted carpet.

ADDITIONAL INFORMATION
All carpets, floor coverings, blinds, lights and light fittings together with any appliances mentioned are included in the sale.

SERVICES
Mains water and electric. Private drainage. Oil 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 £695,000 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.