The Garden House is a substantial five bedroom detached property constructed in 1996 and situated in an enviable rural location with well tended gardens extending to some three and a half acres. Created within the former walled garden of Allanbank House, the property benefits from a great deal of shelter and privacy with the attractive and established garden incorporating a wildlife pond, paddock, summer house, hot tub and ample parking.

LOCATION
Duns has good educational and recreational facilities including primary and secondary schools, swimming pool, tennis courts, 18 hole golf course, library, various speciality shops and walks and nature reserve within the grounds of Duns Castle and is home to the classical Edwardian Mansion at Manderston. Berwick upon Tweed some 15 miles distant.

DIRECTIONS
From the B6460 Berwick to Greenlaw road, take the B6437 to Allanton. Turn sharp left at the far end of the village onto the unclassified road heading to Duns and continue for a further one mile. Turn left at the sign for Allanbank Courtyard then immediately right to The Garden House.

ACCOMMODATION
Entrance Vestibule, Cloakroom, Dining Hall, Lounge, Breakfasting Kitchen, Utility, Sitting Room, Conservatory, Ground Floor Double Bedroom with Disabled Access, Shower Room, Master Bedroom with Balcony and En Suite Bathroom, Two Further Double Bedrooms, Study/5th Bedroom, Luxury Steam/Shower Room, Extensive Floored Attic. Detached Double Garage. Ample Parking. Summer House, Hot Tub, Large Heated Greenhouse & Gazebo. Gardens & Paddock extending to Three & Half Acres with Ornamental & Wildlife Ponds.

ENTRANCE
A lengthy tarmac drive provides access to an extensive parking area to the front of the property with steps leading up to a substantial lawned garden surrounded by low retaining wall. A large heated lean-to greenhouse lies against the high brick wall with the original glazed gazebo situated alongside creating a charming place to sit. An extensive paved patio lies in front with steps leading down to the drive. Detached double garage to side. External light.

ENTRANCE VESTIBULE 2.14m x 1.51m (7'1" x 4'11")
Panelled entrance door with stained glass transom over. Pendant light. High level meter cupboard. Ceramic tiled floor. Inner door to Dining Hall and additional door to:-

CLOAKROOM 1.78m x 1.50m (5'10" x 4'11")
Comprising WC and pedestal washhand basin. Tiling to dado height. Window to front with vertical blinds. Ceiling light. Radiator. Ceramic tiled floor.

DINING HALL 5.12m x 4.00m (16'8" x 13'0")
Bright welcoming Hallway with ample space to accommodate a well sized dining table. French doors open onto a suntrap paved patio to the rear commanding fine views over the delightful private gardens. Carpeted stairs with spindled balustrade lead off with additional sash and case window on the stairwell. Deep walk-in under stair cupboard with internal light. Double radiator. Fitted carpet. Smoke detector. Double doors lead into:-

LIVING ROOM 5.44m x 4.49m (18'3" x 14'9")
Bright welcoming room featuring dual aspect windows to front and rear commanding pleasant views over the surrounding gardens. Open fire with carved pitch pine mantle, brick inlay and quarry tiled hearth. Wall lighting. Two double radiators. Fitted carpet. Door to:-

GUEST ANNEXE
Inner hall with ceiling light and doors off to:-

BEDROOM FOUR 3.75m x 3.27m (12'3" x 10'10")
Attractive double bedroom featuring French doors to side providing easy disabled access and with additional low silled windows to rear. Below sill double radiator. Built-in shelved cupboard providing useful storage. Ceiling light. Fitted carpet.

BATHROOM 2.47m x 2.12m (8'1" x 6'11")
Freshly presented comprising panelled bath tiled around with fixed head chrome shower over and folding glass screen to side, WC and pedestal washhand basin with tiled splashback, display ledge and shaver light over. Window to front with fitted blind. Ceiling light. Extractor fan. Radiator. Ceramic tiled floor.

BREAKFASTING KITCHEN 5.61m x 3.93m (18'5" X 12'11")
Situated to the left of the Dining Hall and fitted with a superb range of solid maple wall and base units with attractive Corian work surfaces and tiled splashbacks. 'Stanley' range cooker providing heating, hot water and cooking facilities. Additional professional 'Britannia' range incorporating double oven and seven ring gas burner set into central island unit comprising built-in butcher block and breakfast bar and with bespoke Batterie de Cuisine over. Large American style fridge/freezer with water and ice dispenser set into bespoke larder unit with wine rack over and additional matching dresser unit incorporating glazed and open shelving. Double bowl Belfast sink with central mixer tap below window to front with integral dishwasher alongside and additional French doors opening out onto the attractive stone patio at the rear. Halogen spotlighting. Double radiator. Chinese slate floor. Connecting door through to:-

UTILITY ROOM 4.08m x 1.95m (13'5" x 6'4")
Fitted with an additional range of wall and base units with solid slate work surfaces and tiled splashbacks. Large Belfast sink situated below window to front. 'Zanussi Aquacycle' washing machine. Ample coat hanging, towel storage and clothes pulley. Built-in airing cupboard housing the 'Heatrae Sadia Megaflo' tank with central heating control panel. Halogen spotlighting. Radiator. Chinese slate floor. Glazed door to:-

CONSERVATORY 5.49m x 4.81m (18'0" x 15'11")
Superbly proportioned and situated on the gable end of the property featuring polycarbonate roof with fitted rattan blinds, wrap around windows commanding fine views over the paddock and two pairs of French doors opening out to the front and side with steps leading down to two ornamental garden ponds. Austrian blinds are fitted to all windows with timber sills and attractive panelling below. Two double radiators. Central ceiling light/fan with additional uplighters. Chinese slate floor. Inner glazed French doors connect through to:-

SITTING ROOM 4.03m x 3.58m (13'3" x 11'9")
A cosy room connecting the Kitchen to the Conservatory, featuring double sash and case windows to rear with matching timber panelled walls to sill height. Attractive open fireplace with cast iron canopy, tiled inset, timber surround and polished granite hearth. Ceiling light. Double radiator. Glazed door to kitchen. Chinese slate floor.

UPPER LANDING
Carpeted stairs lead up to a bright upper landing with spindled balustrade. Two sash and case windows to front with the additional rear window on the stairwell ensuring good natural light. Four ceiling lights. Two smoke detectors. Radiator. Fitted carpet.

MASTER BEDROOM 5.43m x 3.92m (17'9" x 12'9")
Well proportioned bright room featuring window to front and French doors to rear opening out onto an attractive balcony commanding excellent views over the garden and surrounding countryside. A superb range of built-in wardrobes are fitted to either side providing excellent storage. Two ceiling lights. Double radiator. Neutral fitted carpet.

EN-SUITE BATHROOM 3.84m x 3.08m (12'7" x 10'2")
Generously proportioned and freshly presented comprising corner Jacuzzi bath with shower over, WC and pedestal washhand basin with attractive tiling to dado height. Sash and case window to gable with additional Velux window to rear each with fitted blinds. Built-in shelved storage cupboard. Antique style double radiator with fitted towel rail. Ceramic tiled floor. Two ceiling lights. Smoke detector.

BEDROOM TWO 3.26m x 3.00m (11'5" x 9'10")
Welcoming sunny room situated to the rear commanding fine views. Two built-in double wardrobes with sliding timber doors providing ample hanging and shelved storage. Ceiling light. Radiator. Fitted carpet.

BEDROOM THREE 4.45m x 3.12m (14'7" x 10'2")
Well proportioned double room again situated to the rear and comprising a superb range of built-in storage incorporating wardrobes, over bed storage and matching dressing table. Window to rear. Ceiling light. Radiator. Neutral fitted carpet. Connecting door to:-

STUDY/5TH BEDROOM 4.22m x 3.27m (13'10" x 10'9")
Well proportioned versatile room fitted with a good range of built-in storage units and comprising window to gable and additional Velux window to rear with fitted blind. Contemporary spotlighting on tension wires. Radiator. Neutral fitted carpet.

SHOWER ROOM 2.71m x 2.26m (8'11" x 7'5")
Smartly presented comprising generous two person steam shower cubicle with multi jet shower, internal lighting and integral seating, WC and vanity unit with solid black granite work surfaces and mirrored cabinet above. Fully tiled in contemporary monochrome style with matching Karndean floor. Window to front with fitted blind. Large ladder style heated towel rail. Downlighting. Extractor fan.

ATTIC
Generously sized extending the entire length of the property and easily accessed via pull-down ladder Fitted with light and power and providing ample scope to extend the property further if desired subject to the necessary consents.

DOUBLE GARAGE
Generous detached double garage featuring two up and over doors to front and with additional pedestrian door to side. Lengthy work bench fitted to the rear. Light and power.

EXTERNAL
The generous walled gardens extend to some three and a half acres and have been imaginatively designed to create a variety of 'rooms' commanding fine rural views. Steps lead up beyond the garage to an elevated decked terrace featuring a large detached Summer House and on to a sizeable Hot Tub with timber canopy over. Steps lead down to a large wildlife pond surrounded by a wide variety of mature shrubs designed to attract an abundance of birds and wildlife. A pleasant suntrap patio lies to the rear of the property with steps up onto a neat lawned garden surrounded by mature hedging and featuring a generous vegetable garden discreetly situated beyond with paths leading on to a variety of greenhouses, garden sheds, fruit cages and composting area. Extending down the side of The Garden House is a generous paddock area planted with a selection of young trees and open to the generous tarmac driveway. Two ornamental ponds have been created off the Conservatory connected via an attractive waterfall feature and are surrounded by mature shrubs and hedging creating good shelter. External lighting. Water tap. Oil tank and additional LPG cylinders.

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

SERVICES
Mains electricity and water. Drainage to shared septic tank. Double Glazing. Oil fired central heating and LPG gas cooker.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE and MARKETING POLICY
Offers Over £595,000 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.