This is an exceptionally attractive property in a slightly elevated position taking in superb views to the south. It offers exceptionally well presented, beautifully modernised and spacious accommodation with excellent levels of natural light. The renovations have been done most sympathetically, with a whole host of original period features retained such as panelled windows, panelled doors, high skirtings etc which combine to very much add to its intrinsic charm and character, a highly successful combination of traditional and contemporary styles. The house also benefits from a lovely suntrap patio at the front and good sized, sheltered gardens to the rear, along with off-street, covered parking.

LOCATION
The town of Galashiels is one of the larger Border towns and as such offers a wide range of shopping and other facilities including a multi-screen cinema, a wide variety of restaurants and a swimming pool. There are also schools at both primary and secondary levels. For the active there is fantastic fishing on the River Tweed and Glentress Forest Mountain Biking Centre only 15 miles away. The town is well situated to take advantage of excellent road links to both Newcastle and Edinburgh, the latter being approximately 28 miles via the A7. It is worth noting that the reinstatement of the rail link with Edinburgh is under discussion with a view to the possibility of the work commencing in the near future.

ACCOMMODATION
Entrance Vestibule, Reception Hall, Lounge with Open Working Fire, Large Family Room/Dining Room with Multi-fuel Stove, Beautifully Fitted Dining Kitchen, Downstairs WC, Three Double Bedrooms, Large Dressing Room - Potential for the Creation of Bedroom four or En-suite Bathroom if required, Stunning Contemporary Bathroom.

ENTRANCE
Steps from the covered off-street parking area leads to a large paved patio adjacent to the front door.

VESTIBULE 2.18m x 1.67m (7'2" x 5'4")
An original paneled timber door with glazed transom above opens to the spacious vestibule, with decorative original period floor tiles and attractive cornice work. Cupboard housing the fuse box.

RECEPTION HALL 6.74m x 2.31m (23'0" x 7'6")
A partly glazed door flanked by matching glazed panels opens to the reception hall, which is very generously sized with decorative cornice work matching that in the vestibule and fitted carpet. Radiator. Telephone point. Two double power points. Pendant light fitting.

LOUNGE 5.18m x 4.54m (17'0" x 14'8")
This is a lovely, bright and beautifully proportioned room with a deep panelled bay window commanding delightful views over the town to the front. An excellent focal point is provided by a decorative, open working fire with pewter surround and slate hearth, with a recessed display alcove to one side and two wall light fittings above. Original cornice work. Pendant light fitting. Fitted carpet. Two radiators. TV and telephone points. Three double power points.

FAMILY/DINING ROOM 6.00m x 4.00m (19'6" x 13'0")
This is another very generously sized public room, again with a deep bay window to the side, and with a multi fuel stove set into inglenook fireplace. Shelved press, also with original paneled door. Decorative cornicing and picture rail. Radiator. TV point. Three double power points.

DINING KITCHEN 4.60m x 3.50m (15'1" x 11'5")
Large kitchen with plenty of space for family dining table and chairs, with twin windows to the rear of the property. It has recently been fitted with an excellent range of stylish modern wall and base units providing ample storage space and work surfaces with contemporary ceramic tiling continuing to dado level throughout, and with concealed lighting. "Neff" four ring gas hob. "Neff" grill and oven below. Contemporary brushed steel illuminated chimney style extractor hood above. Stainless steel sink and drainer and space and plumbing for washing machine, tumble drier, dishwasher, fridge and freezer. Large slate effect ceramic floor tiles. Recessed halogen lighting. Radiator. One single, four double power points and appliance points.

REAR PORCH 1.87m x 1.40m (6'0" x 4'6")
Opening from the rear of the kitchen, this is a useful porch with built-in cupboards and shelving, ideal for bin storage etc and with a window to the side and panelled door giving access to the garden.

DOWNSTAIRS WC
Fitted with a white suite comprising corner washhand basin and wc, with ceramic floor tiles and extractor fan. Recessed halogen light.

UPSTAIRS ACCOMMODATION
A carpeted staircase with decorative turned banister leads to a split level landing, the larger section a very good size with ample room for use as a computer space if required. Fitted carpet. Radiator. Decorative cornice. Two double power points. Pendant light fitting.

BEDROOM ONE 4.70m x 4.00m (15'4" x 13'0")
Beautifully proportioned double bedroom with twin recessed windows enjoying panoramic views across Galashiels and to the surrounding countryside. Built-in press with panelled door. Attractive cornicing. Fitted carpet. Radiator. Four double power points. Pendant light fitting.

BEDROOM TWO 4.57m x 3.60m (14'10" x 11'8")
Additional double bedroom with recessed window to side with built-in window seat and storage below. Large fitted wardrobe with sliding doors. Attractive cornice and picture rail. Fitted carpet. TV and telephone points. Three double power points. Radiator. Pendant light fitting.

BEDROOM THREE 3.20m x 2.80m (10'6" x 9'0")
Again situated to the front of the house with a lovely outlook and with original cornice. Fitted carpet. Radiator. Two double power points.

BATHROOM 2.65m x 2.55m (8'6" x 8'4")
This is a particularly spacious and highly stylish bathroom fitted with a contemporary suite comprising bath, wc, pedestal washbasin and separate tiled shower cubicle with mains pressure shower. Attractive modern ceramic floor tiles continuing also to dado level, heated chrome towel rail and illuminated mirrored cabinets. Radiator. Recessed halogen lighting.

DRESSING ROOM 3.50m x 1.92m (11'4" x 6'2")
This is a useful room with a skylight to the side and part coombed ceiling, opening from the bathroom and ideal for use as a dressing room, also offering potential for the provision of an additional bedroom or en-suite facility for bedroom two, subject to the necessary consents, with scope for the provision of an alternatively placed door. Fitted carpet. Radiator. Pendant light fitting.

OUTHOUSES
There are two useful outhouses at the back of the house within easy reach of the back door, both ideal for the storage of bikes, gardening equipment etc and coal bunker.

GARDEN
There are extensive mature gardens both front and back, sheltered by hedging, with a good variety of fruit trees, and shrubs, a lawned area and superb views to the south. Greenhouse.

ADDITIONAL INFORMATION
The fitted carpets, floor coverings and built-in appliances as mentioned are included in the sale. The light fitting in the Family/Dining Room is not included.

SERVICES
Mains water, drainage, gas and electricity. New central heating system. Part secondary glazed.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE and MARKETING POLICY
Offers Over £235,000 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.