22 Lessudden Park is a very attractive end terraced house in a lovely quiet location with very pleasant outlooks to both the front and the side, situated at the end of a cul-de-sac in the popular conservation village of St. Boswells. The accommodation is particularly bright, and versatile, offered in good decorative order and the house benefits from a most attractive front garden and a large low maintenance back garden which enjoys a high degree of privacy.

LOCATION
St Boswells lies about 40 miles from Edinburgh and is a short distance from the Borders towns of Kelso, Melrose, Galashiels and Selkirk. Local facilities include a primary school, a variety of shops, a hotel and a garage. The village falls within the catchment area for the highly regarded Secondary School at Earlston, the brand new building due for completion this year. It is an exceptional centre for sporting facilities with a cricket ground, tennis courts, nine-hole golf course and fishing all available locally. The nearby River Tweed with its well-wooded banks makes St Boswells a beautiful Border setting with ample opportunities for walks within the countryside including the famous St. Cuthbert's Way which is easily accessible from the house.

DIRECTIONS
Entering St Boswells from the A68, drive up the Main Street taking a sharp right hand bend towards the end of the village. After approx 50m, where the road bears left, turn right into Thoartergate. Lessudden Park is the next right hand turning.

ENTRANCE
A wrought iron gate opens to a path leading to the entrance, a pebbled path also giving access to the side of the house.

HALL 4.00m x 1.86m (max) (13'0" x 6'0")
Part glazed door opens to the entrance hall with a useful computer area below the stairs and storage space to one side. Fitted carpet. Dimplex heater. Pendant light fitting and Velux window allowing for good levels of natural light. Telephone point. Power point.

LOUNGE 4.00m x 3.95m (13'0" x 12'9")
A fifteen pane door opens to the lounge which is well proportioned, a good focal point provided by a coal effect fire with timber surround, and a large window enjoying a very pleasant outlook to the front garden and a grassed area beyond with mature trees. Shelved cupboard with double doors. Laminate wood flooring. Ceiling light fitting. Dimplex heater. TV point. Three double power points.

DINING ROOM 2.90m x 2.26m (9'6" x 7'4")
A wide decorative archway opens from the rear of the lounge to this useful dining room with plenty of space for table and chairs, situated adjacent to the kitchen., the laminate wood flooring continuing. Dimplex heater. Ceiling light fitting. Double power point.

CONSERVATORY 3.25m x 2.45m (10'6" x 8'0")
A second wide archway opens from the dining room through to the conservatory, which allows the light to flood in, the conservatory being glazed on two sides and with double French doors opening directly to the paved patio. Laminate flooring continuing from the dining room. Two wall light fittings. Three double power points.

FAMILY KITCHEN 4.45m x 2.90m (14'6" x 9'6")
A fifteen pane door opens to this spacious kitchen with further glazed door giving access to the rear garden. It is fitted with a particularly extensive range of wall and base units which provide excellent storage space and ample work surfaces, with decorative tiled splashback and incorporating three decorative glazed units and a built-in extractor hood. The sink and drainer sits below a picture window enjoying a good outlook to the rear. Washing machine, dishwasher, tumble drier, cooker, fridge and freezer. Laminate flooring. Spotlight fitting. Telephone point. "Delonghi" heater. One single and five double power points.

BATHROOM 2.00m x 1.70m (6'6" x 5'6")
A bright and airy bathroom fitted with a modern three piece suite comprising wc, pedestal basin and paneled bath with ceramic tiled surround, "Mira" Sprint shower above and clear folding shower screen. Modesty window. New vinyl flooring. "Creda" heater. Ceiling light fitting. Useful built-in storage cupboard.

UPSTAIRS ACCOMMODATION
A carpeted staircase leads to the landing. Pendant light fitting. Power point.

BEDROOM ONE 4.00m x 2.85m (13'0" x 9'3")
A generously sized double bedroom overlooking the rear garden, with laminate wood effect flooring. Pendant light fitting. Dimplex heater. Two double power points.

BEDROOM TWO 3.90m x 2.95m (12'7" x 9'6")
A second large double bedroom, also situated to the rear of the property and again with laminate wood effect flooring. Pendant light fitting. Dimplex heater. Two double power points.

BEDROOM THREE3.42m x 2.62m (11'2" x 8'6")
A third well proportioned room with an excellent outlook to the front, also with laminate wood effect flooring. Pendant light fitting. Dimplex heater. Two double power points.

EXTERNAL
This property has an absolutely delightful front garden which is fully enclosed by timber fencing, the central area laid to lawn, with well stocked mature herbaceous borders on either side. A path leads round the side of the house to a gate giving access to the back garden, which is fully enclosed to provide a secure environment for children and pets, sheltered by fencing to the side and mature hedging to the rear, and enjoying an exceptionally high degree of privacy. It is low maintenance, with a large paved patio/barbecue area, the rear section providing a useful drying area and with two large timber sheds. Back gate giving access to the side. External tap. External light.

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

Council Tax Band B

SERVICES
Mains water, drainage and electricity. Double glazing. Electric 'Comfort Plus' heating.

HOME REPORT
The surveyor's mortgage valuation dated the 19th May 2009 is £135,000.The full Home Report is available and can be accessed at: www.onesurvey.org

VIEWING
To be arranged strictly through the Selling Agents.

PRICE and MARKETING POLICY
Offers at the Fixed Price of £135,000 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.