12 Station Brae is a particularly attractive Fjord Hus completed in early September 2008, and presented in absolutely immaculate decorative order. It offers well proportioned and particularly spacious, flexible accommodation over two levels, finished to exceptionally high standards with many highly stylish contemporary fittings combining well with additional touches such as beautiful stone flooring throughout at the ground floor level with under floor heating. The property benefits from off-road parking for 3 vehicles, with an easily managed, south facing garden to the rear which enjoys complete privacy, laid mainly to lawn with an area of decking, screened and sheltered on all sides by fencing and mature beech hedging. There is a detached single garage, which mirrors the house design, and with extensive attic storage above. The house benefits from an eco-friendly and economical heat recovery system which can be used to provide air conditioning in the summer and there is also an up-to-the-minute central vacuum system. CAT 5 computer network in hall and all bedrooms.

LOCATION
There are excellent educational and recreational facilities in Earlston, (with the High School being held in very high regard), and the surrounding area including golf, fishing, walking and horse riding. Ideally located for commuting to Edinburgh with the imminent opening of the Dalkeith bypass reducing the journey to the City Bypass to approximately 30 minutes. Also very well located in the Borders itself, having the towns of Kelso and Galashiels within a 10 mile radius and only 5 miles from Melrose.

DIRECTIONS
Turn into Earlston from the A68 and take the first right hand turn into Station Road. Travel for another ¼ mile, passing the Co-Op on the left. Station Brae is a turning on the right, just before the bridge.

ACCOMMODATION
Entrance Hall, Very Spacious Lounge of an open plan design , open through to the Dining Room which is situated adjacent to the Kitchen,. Utility Room and Shower Room, Three Double Bedrooms, Superb Bathroom.

ENTRANCE
A path leads from a pebbled parking area to an area of decking with covered entrance and halogen lighting.

RECEPTION HALL 4.30m x 2.55m (14'0" x 8'3")
A part glazed door opens to this warm and welcoming reception hall, which features beautiful stone flooring which continues through into the main living area. Window to the front. Recessed halogen lighting. Double power point. Telephone point.

LIVING ROOM and DINING ROOM
9.00m x 4.12m (29'6" x 13'5")
A part glazed door opens from the hall to the living room area, which is of a very generous size and with excellent levels of natural light provided by twin floor to ceiling windows which are south facing, overlooking the decking and barbecue area. A super focal point is provided by an HWAM free standing contemporary log burning stove, the pipe extending into the upstairs accommodation. The dining area of the room is situated at the far end adjacent to glazed French doors again giving direct access to the garden and decking. Recessed halogen lighting and contemporary downlighters. Four double power points. Telephone and television points.

BREAKFASTING KITCHEN 4.17m x 3.86m (13'5" x 12'6")
The kitchen is open plan from the dining room, forming a L-shape, and it would be a simple matter to create a partition if one wished to separate the living accommodation. It is fitted with a particularly attractive range of wall and base units which provide excellent storage space and work surfaces, featuring two glazed back lit display cabinets, and with a modern brushed steel Belfast style sink and drainer below a window enjoying good outlook to the front, with swan neck mixer tap attachment and shower rinser tap. The four ring "AEG Electrolux" touch pad ceramic hob with pop-up extractor fan adjacent is housed within an island unit matching the wall and base units, providing extra storage space and work surfaces and a useful breakfast/dining area. The additional integral appliances include a wine fridge, "Smeg" dishwasher, "AEG" microwave and "AEG" fan assisted oven. Recessed halogen lighting. Concealed fluorescent lighting. Four double power points and appliance points, along with dedicated socket for American fridge freezer.

SHOWER ROOM 2.20m x 1.75m (7'2" x 5'7")
This is a very good sized bright and airy shower room with beautiful travertine flooring, and fitted with a highly stylish three piece suite comprising washbasin, wc and shower cubicle with marble tiled surround and "Mira Sport Max" shower. Modesty window providing light and ventilation and wall mounted chrome heated towel rail.

UTILITY ROOM 2.65m x 2.30m (8'6" x 7'5")
A good sized utility room accessed from the hall, fitted with an extensive range of storage units to one side, one housing the "Alpha" central heating boiler and central vacuum cylinder, another housing the wiring for the TV with space to conceal the dvd and video. Pull-out larder storage unit, and with additional storage units to the other side with stainless steel sink and drainer and space and plumbing for washing machine and fridge/freezer. Stone flooring continuing from the hall and a part glazed door opening to the side of the house. Recessed halogen lighting and connection points for Sky box. Three double power points and appliance points.

UPSTAIRS ACCOMMODATION
An attractive open tread pine staircase leads to the carpeted landing, with a very large walk-in cupboard with additional eaves storage accessed by a further door towards the end and coat hooks. Fitted carpet. Recessed halogen lighting.

BEDROOM ONE 5.00m x 3.35m (16'4" x 10'9")
This is a very large double bedroom with three south facing Velux windows enjoying a delightful outlook to the surrounding countryside and allowing for excellent levels of lighting. Fitted wardrobes included. Part coombed ceiling. Fitted carpet. Recessed halogen lighting. Radiator. Four double power points. TV point and socket for a wall mounted TV.

BEDROOM TWO 3.90m x 3.35m (12'7" 10'9")
Another large double bedroom, again with Velux windows (two) taking advantage of the lovely outlook to the rear and with part coombed ceiling and a fitted carpet. Radiator. Recessed halogen lighting. Five double power points. TV and telephone points. Radiator.

BEDROOM THREE 3.65m x 3.35m (11'9" x 10'9")
The third bedroom, also a large double is situated to the front of the house again with two Velux windows and part coombed ceiling. Small door giving access to eaves, similar to that in Bedroom Two. Hatch giving access to the attic space. Fitted carpet. Radiator. Recessed halogen lighting. Two double power points. "Office Panel" with tv and telephone points and four power points.

LUXURY BATHROOM 3.30m x 2.85m (11'9" x 9'3")
This is a simply stunning bathroom of a very generous size. Fitted with a four piece suite comprising freestanding bath, washbasin, wc and large walk-in shower cubicle with mains pressure shower along with fixed large head waterfall style shower and clear sliding doors. There are two Velux windows to the front, this room again having a part coombed ceiling, and there is extensive particularly attractive high quality travertine tiling to the walls and floor. Under floor heating. Wall mounted heated chrome towel rail. Recessed halogen lighting.

EXTERNAL
There is ample off-road parking for three vehicles, with a low maintenance flower bed to the front of the property, a pebbled path leading round the side of the house to a largely low maintenance, south facing garden which is fully enclosed and sheltered by mature hedging and fencing, to provide a secure environment for children and pets, enjoying an unusually high degree of privacy, and with a raised area of decking designed to make the most of the sun throughout the day and well into the evening for alfresco dining in the summer months. External recessed halogen downlighters.

GARAGE
The detached timber garage under a pitched roof has an electric up and over door with an additional door to the side to allow for pedestrian access, and this too features recessed external halogen downlighters. It is constructed in a style to match the house under a pitched tiled roof, thereby making it a decorative addition, with a window in the attic area where there is excellent storage facilities. Security light, external socket and external tap.

ADDITIONAL INFORMATION
The fitted carpets, floor coverings, wardrobes in Bedroom One and appliances as mentioned are included in the sale. The wall mounted wide flat screen tv is available by separate negotiation.

COUNCIL TAX
Band D

SERVICES
Mains water, drainage, gas and electricity. Under floor central heating on the ground floor and in the upstairs bathroom. Environmentally friendly heat exchange system converting to air conditioning if required. Cabling is already installed for an integrated home audio/video system.

HOME REPORT
The surveyor's mortgage valuation dated 18th May 2009 is £250,000. 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 £249,950 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.