St Mary's House is a substantial and particularly attractive property, formerly a manse, occupying a superb south facing position with fantastic views. It is in a truly idyllic, peaceful rural location yet lies approximately ten miles from Selkirk and is within only about one hour's drive from the centre of Edinburgh. The house offers beautifully laid out and highly flexible accommodation which has been thoughtfully modernised with the retention of many most attractive original features, such as panelled doors and windows, with open working fires which vey much add to its charm and character.

LOCATION
Yarrow Feus is a small hamlet in a super location surrounded by rolling hills in the largely undiscovered Yarrow valley providing some of the most glorious scenery in the Borders. Situated approximately 10 miles south of the popular former market town of Selkirk, the hamlet includes its own primary school and offers all the benefits of country life, with Selkirk itself offering a good range of recreational and educational facilities, restaurants, shops and a scenic golf course.

DIRECTIONS
Travelling through Selkirk, follow signs for Moffat on the A709 and continue for a further 10 miles. Pass the school on the left and continue over a small hump-backed bridge called Catslackburn with St Mary's House situated 50 yards further off to the left.

ACCOMMODATION
Reception Hall, Drawing Room, Sitting Room with Computer/Hobby Room to the rear, Dining Room, Family Dining Kitchen, Utility Room, Rear Hall, Downstairs Shower/Wet Room, Study, 4 Double Bedrooms (1 Ensuite Bathroom), Bathroom. Lovely sheltered Garden, ample parking and 3 Garages.

ENTRANCE
There is a large, useful parking area to the side of the house, with a path leading to the entrance with external light.

RECEPTION HALL 6.10m x 2.15m (20'0" x 7'0")
A part glazed paneled timber door with glazed transom above opens to the reception hall, with good light levels shed by an additional window at the turn of the stairs towards the rear, and a deep under stair storage cupboard. Decorative cornice. Fitted carpet. Original coat hooks. Telephone point. Double power point. Pendant light fitting. BTY wireless internet connection point.

DRAWING ROOM 5.55m x 4.00m (18'2" x 13'2")
This is a large, well proportioned room with a dual aspect having paneled windows to both the side and the front, with a lovely outlook across the garden and to the surrounding countryside. An excellent focal point is provided by an open working fire with tiled hearth and light painted surround, and there is a useful shelved display recess with storage cupboard below and original cornice work. Timber dado rail. Fitted carpet. Pendant light fitting. Two wall light fittings. Two radiators. Sky TV and telephone points. Four double power points.

SITTING ROOM/FAMILY ROOM 3.60m x 3.90m (12'7" x 11'8")
Also opening from the hall, this is another most attractive public room with a recessed paneled window again enjoying an absolutely lovely outlook to the front of the house and with a good focal point provided by an open working fireplace with attractive cast iron inset, white painted surround and slate hearth. The timber floor has been stripped and polished to great effect, and there is a deep built-in storage cupboard and decorative cornicing. Pendant light fitting. Sky TV point. Three double power points.

COMPUTER/HOBBY ROOM 3.84m x 1.85m (12'6" x 6'0")
Opening from the rear of the sitting room, this is a useful additional room suitable for a variety of uses/artistic pursuits, with a deeply recessed paneled window to the rear and original cornicing. Recently used as a small additional kitchen, it is fitted with wall and base units with space for a fridge, and circular stainless steel sink and drainer. Attractive timber flooring continuing from the sitting room. Pendant light fitting. One single and two double power points.

REAR HALL
A door leads from the reception hall to a rear entrance hall, with a part glazed door giving access to the parking area. Coat hooks. Fitted carpet. Radiator.

DINING ROOM 4.00m x 3.35m (13'2" x 10'10")
This is a bright attractive and generously sized dining room, again with a dual aspect in common with many of the rooms in the house, with windows to both sides providing excellent levels of natural light. A delightful focal point is again provided by a period cast iron decorative fire featuring a slate hearth. Fitted carpet. Radiator. Sky TV and telephone points. Pendant light fitting. Two double power points.

FAMILY DINING KITCHEN 4.15m x 3.80m (13'6" x 12'4")
This is a generously sized bright kitchen, with plenty of space for family dining table and chairs fitted with an extensive range of timber wall and base units providing excellent storage space and work surfaces, incorporating a Belfast style sink and oil fired Rayburn with decorative tiled surround. This room also enjoys good light levels with windows to either side along with a small deeply recessed window very much adding to its charm and character. Built-in pantry storage. Decorative terracotta floor tiles. Recessed halogen lighting. Pendant light fitting and two recessed swivel light fittings. Radiator. Five double power points.

UTILITY ROOM AND REAR HALLWAY 2.26m x 2.00m
(7'4" x 6'6")
There is a useful utility room opening from the rear hall, fitted with a deep Belfast style sink and with large Velux skylight, shelving, space and plumbing for washing machine and space for fridge/freezer and tumble drier. Terracotta floor tiles.

A door leads from the kitchen to the rear hall, with the decorative floor tiles continuing, and with a further part glazed door opening to a rather attractive sheltered courtyard. Radiator. Coat hooks.

SHOWER ROOM 3.00m x 1.00m (9'8" x 3'3")
Opening from the inner rear hall, this is a usefully situated downstairs shower room designed in the style of a wet room, with extensive ceramic tiling, modesty window providing light and ventilation, "Gainsborough" electric shower, white wash basin and wc. Extractor fan. Recessed lighting. Tile effect flooring. Radiator.

UPSTAIRS ACCOMMODATION
A carpeted staircase with cream painted handrail and banisters and with recessed window at the turn leads to the landing, again with fitted carpet and original cornice work.

MASTER BEDROOM 4.0m x 3.85m (13'2" x 12'6")
This is a really lovely large double bedroom with a recessed paneled window affording an absolutely superb view over the river Yarrow to the surrounding hills. Natural sanded and varnished timber flooring. Picture rail and attractive cornice work. Radiator. Pendant light fitting. One single and two double power points.

DRESSING ROOM 1.50m x 1.50m
A useful dressing room with the timber flooring continuing, clothes hanging rail, recessed halogen lighting. Single power point.

EN-SUITE BATHROOM 2.30m x 1.56m (7'6" x 5'1")
This is fitted with a white three piece suite comprising paneled bath with extensive ceramic tile surround and electric shower above with decorative etched shower screen, pedestal washbasin and wc. "Silavent" extractor fan. Halogen light fitting and fluorescent light fitting. Tile effect flooring. Heated towel rail.

BEDROOM TWO 4.00m x 2.75m (13'2" x 9'0")
Another good sized double also with a recessed paneled window and fantastic view towards the river and countryside beyond. Picture rail and original cornice. White pedestal washbasin. Fitted carpet. Radiator. Fluorescent light fitting and pendant light fitting. One single and two double power points and two wall light fittings.

STUDY 2.15m x 2.00m (7'0" x 6'6")
Believed to have originally been a maid's room, this is ideal for use as a study, again with a paneled window with a delightful view to the front of the house. Cornice. Fitted carpet. Telephone point. Single power point.

REAR CORRIDOR
A paneled timber door opens from the landing to a rear corridor with the remaining accommodation opening off, and with a window to the side of the house. Original cornicing. Fitted carpet. Radiator.

BEDROOM THREE 3.20m x 2.55m (10'5" x 8'3")
Situated at the end of the corridor this bedroom has a window to the side and extensive wall to wall fitted wardrobes with folding paneled doors and additional storage space above. Carpet. Radiator. Pendant light fitting. Two wall light fittings. Telephone point. Two double power points.

BEDROOM FOUR 2.90m x 2.70m (9'6" x 8'8")
A generously sized bedroom with a window to the side looking towards rather attractive woodland. Original cornice. Fitted carpet. Radiator. Pendant light fitting and fluorescent light fitting above a white pedestal washbasin. Two double power points.

FAMILY BATHROOM 3.00m x 1.82m (9'8" x 5'10")
A bright and airy bathroom with an original freestanding deep enamelled bath, wc and pedestal washbasin, with white ceramic tiling, part opaque glazed window to the side and tile effect flooring. Radiator. Ceiling fitting and wall light fitting.

EXTERNAL
In addition to ample parking for several vehicles, there is a row of three garages with power and lighting and featuring timber doors, providing superb storage space.

GARDEN
The garden is absolutely delightful, enjoying a good degree of privacy, fully enclosed by stone walling providing a secure environment for children and pets. A central section is laid to lawn, with lovely suntrap external seating area, screened patio and a good range of mature shrubs, evergreens and perennials. There is, in addition, a rather attractive enclosed courtyard to the side and rear of the house, which is completely private, providing a highly sheltered suntrap with gate to the side.

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

SERVICES
Mains water, drainage and electricity. Oil Fired Heating provided by the Rayburn. Part Double Glazing and part ventrolla sealed.

HOME REPORT
HOME REPORT
The surveyor's mortgage valuation dated the 27th of January 2009 is £305,000. The full Home Report is available and can be accessed at: www.packdetails.com

COUNCIL TAX
Council Tax Band F

ENTRY
By negotiation with the Selling Agents.
VIEWING
To be arranged strictly through the Selling Agents.

PRICE and MARKETING POLICY
Offers are invited at the Fixed Price of £305,000 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.