Capercaillie is an attractive three bedroom Victorian detached cottage incorporating a generous garage/workshop to the rear with outline planning consent having been granted to convert into additional living accommodation. In addition, generous gardens wrap around the property providing ample parking and scope to extend the cottage further if desired. The property sits in a countryside location on the outskirts of Westruther, well located for travel to Edinburgh and the Central Borders, enjoying open outlooks across adjoining farmlands to the front and with a separate entrance to an additional parking area at the rear.

LOCATION & DIRECTIONS
Westruther is a popular upland village situated in a most picturesque location within the Scottish Borders on the southern edge of the Lammermuir Hills. Capercaillie is situated approximately one mile out of Westruther on the B6456 with the village featuring an excellent pub/restaurant and primary school with a wider range of shopping, educational and entertainment facilities nearby with Lauder 7 miles west, Duns 10 miles east and only 37 miles from Edinburgh, making this delightful village easily within commuting distance.

ACCOMMODATION
Entrance Hall, Living Room, Dining Kitchen, Rear Hall, Family Room/3rd Bedroom, Inner Hall, Bathroom, Two Further Double Bedrooms, Cloakroom, Large Double Garage/Workshop, Generous Parking and Extensive Gardens. Double Glazing. Oil Fired Central Heating.

ENTRANCE
The property is surrounded by timber fencing with a central gate opening onto a paved pathway flanked by a well stocked low maintenance shrubbery. External lighting. Entrance door with attractive stained glass central panel opens into:--

HALLWAY
Carpeted hallway with straight staircase leading up and doors off to either side. Ceiling light. Power point.

LIVING ROOM 5.52m x 3.67m (18'1" x 12'0")
Welcoming well proportioned room featuring cast iron Morso multi fuel stove set on flagged hearth. Splayed window commanding fine views to front with wrought iron curtain pole, fitted blind and below sill double radiator. Ceiling light. Smoke detector. Fitted carpet. Connecting doors to Inner Hall and:-

DINING KITCHEN 5.97m x 3.03m (19'8" x 11'9")
This bright well proportioned room is fitted with a good range of limed oak wall and base units incorporating glazed display cabinets, ample work surfaces and attractive tiles splashbacks. One and a half bowl sink with central mixer tap below window to side. Appliances include integral stainless steel 'Kenwood' electric oven with four ring ceramic hob and concealed illuminated cooker hood, 'Hotpoint' washing machine, 'Bosch' dishwasher and 'Beko' fridge. A generous open dining area lies to the front with additional window commanding fine views over the surrounding countryside. Fitted blind and below sill double radiator. Two ceiling lights. Quality wood effect floor. Connecting door through to:-

REAR HALL
Featuring half glazed external door to side and generous built-in meter cupboard providing excellent storage with double doors. Connecting door through to Garage.

FAMILY ROOM/3RD BEDROOM 4.6m x 2.96m (14'3" x 9'8")
Situated to the right of the main entrance this pleasant versatile room again features a deep recessed window commanding fine views to the front with fitted blind and below sill radiator. An attractive Victorian style open fireplace with slate hearth creates a pleasing focal point. Ceiling light. Fitted carpet. Additional connecting door to:-

INNER HALL
Deep under stair storage cupboard fitted with internal light. Connecting door to living room. Ceiling light. Fitted carpet.

BATHROOM 3.17m x 2.60m (10'5" x 8'6")
Recently fitted and smartly presented comprising large walk-in shower tray with 'Mira Sprint' mains shower, panelled bath, WC and pedestal washhand basin. Attractively tiled with contrasting ceramic tiled floor. Two deep silled modesty windows to side. Recessed lighting. Xpelair. Radiator with fitted towel rail.

UPPER ACCOMMODATION
Straight carpeted stairs with timber handrail to side lead up to central upper landing with ceiling light, hatch to attic and part coombed ceiling.

BEDROOM ONE 5.31m x 3.84m (17'5" x 12'7")
Well proportioned bright room featuring high coombed ceilings and enjoying a pleasant dual aspect with deep set dormer window to front and large Velux window to rear, each with fitted blind. Below sill double radiator. Built-in storage cupboard and additional shelved airing cupboard. Ceiling light. Fitted carpet.

BEDROOM TWO 3.63m x 3.00m (12'0" x 9'10")
Additional double bedroom again featuring deep set dormer window to front commanding fine views and with below sill radiator. Built-in storage cupboard. High part coombed ceiling with contemporary ceiling light. Quality wood effect floor.

WC 1.84m x 1.43m (6'0" x 4'8")
Smartly presented and fully tiled comprising WC and contemporary ceramic wash bowl with monobloc tap. Large Velux window to rear with fitted blind. Radiator. Ceiling light. Shaver socket. Chrome towel ring. Ceramic tiled floor.

GARAGE/WORKSHOP 8.31m (max) x 6.94m (27'6" x 22'9")
Generously proportioned providing excellent storage and accessed via double up and over doors to side with wide window to rear and internal door to Rear Hall. Fitted with light and power and housing the central heating boiler, the Garage incorporates a generous storage area off to the side fitted with workbench plus two additional storage bays situated to the rear, ideal for coal and garden equipment. Outline planning consent has been granted to convert the Garage into additional living accommodation if desired, with the generous gardens affording ample space to create a replacement detached garage.

EXTERNAL
The house sits in generous grounds in excess of half an acre with ample off-street parking to the side of the property and a separate driveway winding round to an additional hard standing parking area to the far rear corner of the garden. Extensive lawns wrap around the property surrounded by mature hedging and planted with a variety of trees. In addition, there is a small vegetable plot on the opposite side of the road.

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

SERVICES
Mains electric, water and drainage. Double glazed. Oil fired central heating.

ENTRY
By negotiation with the Selling Agents.

VIEWING
To be arranged strictly through the Selling Agents or by contacting the vendor direct out with office hours on 07970 503 145

PRICE and MARKETING POLICY
Offersat the Fixed Price of £285,000 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.