3 West Mains Farm Cottages is an attractive three bedroom semi detached whinstone cottage, understood to date back to the early Nineteen Hundreds and situated on the outer edge of the Village close to Greenknowe Tower. The property offers much charm and character with thick stone walls, deep set window sills and has been upgraded to provide a most attractive family home with the added bonus of a neat, well tended south facing rear garden, ample parking and a useful stone built outbuilding providing excellent workshop facilities.

LOCATION
Gordon village has a general store, church and pub together with an excellent small primary school with nursery which falls within the catchment area of the renowned Earlston High School. The nearby towns of Kelso and Galashiels offer a good range of shops and services with Edinburgh a very commutable 45 minutes drive away.

ENTRANCE VESTIBULE
Timber entrance door with attractive stained glass panels. Ceiling light. Quarry tiled floor. Inner glazed door to:-

HALL 3.75m x 1.56m (12'3" x 5'1")
Welcoming L-shaped Hallway, tastefully decorated with neutral fitted carpet. Staircase leading up with spindled banister and open below. Radiator with fretwork cover. Pine latch doors leading off enhancing the cottage style. Two ceiling lights. Double power point.

LIVING ROOM 4.48m x 3.76m (14'8" x 12'4")
Pleasant well proportioned room featuring deep silled window to front with Roman blinds, stylish wood burning stove set into the chimney breast with slate hearth. Radiator with fretwork cover. Oak floor. Ceiling light. Four double power points plus TV and telephone points. Connecting French doors to:-

CONSERVATORY 7.74m x 3.30m (25'4" x 10'10")
A superb addition to this charming cottage, this generously proportioned garden room incorporates a pleasant living area with floor length wrap around windows and French doors leading out onto a delightful flagstone patio commanding fine views over the garden, together with a spacious dining area to one end. Polycarbonate roof with ceiling fan and pendant light. Two additional wall lights. A most attractive feature of this superb room is the solid slate floor which was reclaimed from a former Borders Mill. Double radiator. Four double power points plus TV point.

BREAKFASTING KITCHEN 3.95m x 2.62m (11'2" x 8' 7")
Well proportioned featuring a good range of limed oak wall and base units incorporating glazed display cabinets, open shelving, ample worksurfaces and attractive tiled splashbacks. One and a half bowl sink with central mixer tap below wide window to rear commanding a pleasant aspect over the garden. Appliances include integral eye level double electric oven, four ring gas hob and with plumbing and space for dishwasher. Spotlighting. Double radiator. Ceramic tiled floor. Two double power points plus cooker and appliance points. Glazed door to:-

UTILITY 2.40m x 2.01m (7'6" x 6'6")
A most useful room providing ample space and with plumbing for washing machine, tumble drier and fridge/freezer with double wall unit over. Open shelving. Coat hanging. Wall mounted 'Halstead' central heating boiler. Ceiling light. Radiator. Quarry tiled floor. Glazed external door to garden. Two double power points.

BEDROOM THREE/STUDY 3.66m x 2.58m (12'0" x 8'5")
This bright, versatile room features deep silled dual aspect windows to front and side with shelved storage below. Built in double bed with useful storage area below, providing guest accommodation and leaving ample space for additional study area if desired. Ceiling light. Radiator. Neutral fitted carpet. One single and two double power points.

BATHROOM 2.47m x 2.30m (8'0" x 7'6")
Smartly presented comprising roll top bath tiled around with brass antique style mixer tap and shower attachment, WC and pedestal wash hand basin situated below double modesty window to rear. Ceiling light. Double radiator. Ceramic tiled floor.

UPPER ACCOMMODATION
Carpeted stairs with spindled banister lead up a small central upper landing with pine latch doors off to either side and louvred doors concealing a deep shelved storage cupboard.

BEDROOM ONE 3.91m x 3.79m (12'11" x 12'5")
Bright double room enjoying a pleasant dual aspect with wide dormer window to front incorporating built in storage cupboard below and additional Velux window to rear, each with fitted blinds. Built in wardrobe providing hanging and shelved storage. Coombed ceiling. Two uplighters. Double radiator. Solid oak floor. Two double power points plus TV point.

BEDROOM TWO 3.36m x 2.62m (11'2" x 8' 7")
Pleasant room featuring wide Velux window to rear with fitted blind and commanding a fine garden outlooks. Coombed ceilings with pendant light. Double radiator. Neutral fitted carpet. Two double power points.

EXTERNAL
Wide wrought iron gates open onto an extensive gravelled area wrapping around the side of the property providing excellent off road parking for a number of vehicles and leading onto a suntrap flagged patio. A low stone wall edges the patio with steps leading up onto a raised and neatly tended lawned garden commanding good sun throughout the day, with planted borders, vegetable patch and high fenced surrounds. In addition, the property benefits from a sizeable stone built outbuilding providing excellent workshop/storage facilities and fitted with light and power.

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

COUNCIL TAX BAND C

SERVICES
Mains electricity, water and drainage. Fully Double Glazed. LPG central heating.

HOME REPORT
A Home Report is available including survey and mortgage valuation. For information see link on our website or phone The Property Shop on 01573 225999.

VIEWING
To be arranged strictly through the Selling Agents.

PRICE and MARKETING POLICY
Offers at the Fixed Price of £160,000 are invited and 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.