34 Springfield Terrace is a very spacious upper flatted property situated on the outskirts of the popular conservation village of St Boswells, and set well back from the road within a quiet cul-de-sac, with fine westerly views towards the Eildon Hills. Upgraded and modernised, it offers bright and well proportioned accommodation decorated in contemporary tones and with the benefit of a fully enclosed low maintenance garden with an area of most attractive decking and a large timber shed.

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, cafe and a garage. The village falls within the catchment area for the highly regarded newly completed rebuilt Secondary School at Earlston. 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.

DIRECTIONS
Travelling into St Boswells from the A68, take the first right hand turn signposted Springfield Terrace. No.34 is on the right hand side about half way into the horseshoe crescent.

ENTRANCE
A paved path leads to steps to the front door. External security light.

VESTIBULE
Part glazed timber panelled front door opens to the entrance vestibule with coat hooks to one side and ample space for shoe storage.

HALL 4.00m x 1.25m (13'1" x 4'0")
A carpeted staircase leads to the hall with the carpeting continuing and hatch giving access to the part floored attic. Large shelved cupboard with space and plumbing for washing machine and a further large walk-in cupboard with coat hooks to one side, a window to the front and the "Ariston" central heating boiler. Fitted carpet.

LOUNGE 4.40m x 3.90m (14'4" x 12'7")
A spacious, well proportioned room with a double window to the front of the property, and an excellent focal point provided by a stylish contemporary pebble effect gas fire with attractive timber surround and an illuminated shelved display recess to one side. Fitted carpet. Radiator. TV and telephone point. One single, one double and one triple power points.

BREAKFASTING KITCHEN 3.30m x 3.15m (10'8" x 10'3")
A fifteen pane glazed door opens from the lounge to the generously sized kitchen which is fitted with an extensive range of modern wall and base units incorporating two glazed display cupboards and a pull-out illuminated extractor fan. A white sink and drainer sits below a window to the rear which takes in the view across the cricket pitch and towards the Eildon Hills, and dining space is provided by a contemporary breakfast bar. Space and plumbing for dishwasher, and fridge/freezer. "Zanussi Electrolux" cooker. White tiled ceramic splash back. Tile effect flooring. Radiator. Ceiling spotlight fitting. One single and three double power points and appliance points.

BEDROOM ONE 3.50m x 3.15m 11'4" x 10'3")
A large double bedroom with excellent views to the rear, and a very useful deep shelved storage cupboard with clothes hanging rail. Fitted carpet. Radiator. Pendant light fitting. Telephone point. Two double power points.

BEDROOM TWO 3.75m x 2.85m (12'3" x 9'4")
Another good sized double bedroom situated to the front of the property and also with a deep, shelved storage cupboard. Fitted carpet. Pendant light fitting. Radiator. Two double power points.

BATHROOM 2.00m x 2.00m (6'6" x 6'6")
A bright and airy bathroom with modesty window providing light and ventilation, fitted with a white three piece suite comprising timber panelled bath with mains pressure shower above and extensive white ceramic tiling, pedestal washbasin and wc. Mosaic effect floor covering. Radiator. Pendant light fitting. Halogen light/extractor fan.

EXTERNAL
There is a small area of garden ground to the front of the property, and a charming garden to the rear. This is sheltered and enclosed by hedging and fencing to provide a secure environment for children and pets, a raised area of decking giving a pleasant external dining area in the summer months. The main section is laid to lawn with a vegetable bed towards one end, a paved path giving access to a timber gate at the far end. Large timber shed.

ADDITIONAL INFORMATION
The fitted carpets, floor coverings, cooker and curtains and shed are included in the sale.

COUNCIL TAX
Council Tax Band A.

SERVICES
Mains water, drainage, gas and electricity. Gas central heating. Double glazing.

HOME REPORT
The surveyor's mortgage valuation dated 1st April 2009 is £100,000. The full Home Report can be accessed at: www.onesurvey.org

VIEWING
To be arranged strictly through the Selling Agents.

PRICE and MARKETING POLICY
Asking Price £98,000 Offers 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.