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12 The Row is a classic stone built C(S) listed country cottage offering charming and very well maintained accommodation throughout which provides a seamless blend of traditional and more modern styles with many period features having been retained including the original range with sandstone surround in the dining kitchen, working window shutters on the ground floor and original ceiling beams throughout. The gardens to the rear are delightful and very private having been landscaped whilst to the front of the property is a further secluded seating area with the River Dye running below.

LOCATION

Longformacus lies in the heart of The Lammermuirs, seven miles north of Duns, some 45 minutes drive from Edinburgh and 25 minutes to Haddington. The ascent into the Lammermuir Hills takes you into a different world with breathtaking country views and a lovely quiet drive over the hills to the cottage. Duns is a thriving County Town and includes an 18 hole golf course, swimming pool, shops and both Primary and Secondary schooling with the new secondary school having been completed in 2009. Longformacus is ideally located for those interested in country pursuits with hill walking and fishing on your doorstop.

DIRECTIONS

Upon entering the village from Duns, pass over the quaint little bridge over the Dye Water turning immediately right into The Row with number 12 situated towards the far end on the left hand side.

ENTRANCE

A traditional timber latch door opens into a small entrance with a staircase to the front leading off to the first floor.

KITCHEN 4.91m x 3.20m (16’1” X 10’4”)

A lovely traditional kitchen with ample space for a large table and chairs in front of the sash and case window with working shutters which enjoys a delightful woodland aspect to the front. The original black range to one wall with restored solid sandstone surround provides an impressive focal point with a shelved recess to the side, this in addition to the original ceiling beams ensure lots of charm and character. The kitchen area itself is fitted with an excellent range of modern wall and base units with ample wooden effect worktops with bespoke tiling above which incorporate local village scenes which are highlighted by the under-lit shelved storage over. Large window to the rear ensures good natural light and an outlook towards the rear garden. Appliances include a built-in ceramic hob with oven and grill below, built-in dishwasher and fridge/freezer. Quarry tiled flooring. Ceiling lights. Electric storage radiator. Television point and five double power points.

DOWNSTAIRS BEDROOM 3.62m x 3.42m (11’8” X 11’2”)

A charming double room with original sash and case window to the front with working shutters which enjoy a delightful woodland outlook beyond. The open fireplace to one wall presents a lovely focal point and the traditional ceiling beams and latch doors continue the cottage charm. Fitted carpet. Wall mounted lights. Electric wall panel heater. Two double power points.

REAR HALL

With a part glazed door out to the garden at the rear and excellent built-in storage provided by the large shelved cupboards. Fitted carpet. Ceiling light.

SHOWER ROOM 2.60m x 1.29m (8’5” X 4’2”)

Situated on the ground floor and very freshly presented with quality tiled flooring and a white suite comprising wc, washhand basin with display shelf to side and built-in storage below and a large shower cubicle with “Mira Sport” power shower and wet wall panelling. An arched recessed modesty window through to the adjoining utility room provides an interesting feature. Ceiling light and extractor fan. Shaver socket.

SITTING ROOM 4.91m x 4.85m (16’1” X 15’9”)

A carpeted staircase leads to the upstairs galleried sitting room which has a lovely homely feel and enjoys good natural light in addition to lovely outlooks which are provided by the double aspect Velux windows with a further pane dropped window to the front. The exposed stone wall and the timber lined ceiling ensure lots of charm in addition to the exposed polished floor boards. Ceiling light with dimmer control. Electric storage radiator. Smoke alarm. Television and telephone point plus two double power points.

UPSTAIRS BEDROOM 4.93m x 3.19m (16’1” X 10’4”)

Another double room again enjoying a delightful leafy aspect to the front provided by the Velux window with a deep sill window below in addition to the Velux window to the rear which overlooks the garden. Exposed stone wall and polished floorboards. Ceiling light. Electric wall panel heater. Three double power points.

UTILITY ROOM 2.77m x 1.85m (9’0” X 6’0”)

This is a very useful facility situated to the rear of the property and fitted with wall and base units with space and plumbing below for a washing machine, tumble drier and freezer. Arched modesty window to one wall through to the adjacent shower room. Tiled flooring. Ceiling light. Skylight window. Two double power points.

EXTERNAL

A part glazed rear door opens onto a decoratively paved patio area which allows access to the utility room. Stone steps then lead up to the delightful and highly private garden which has been landscaped with a central lawned area with wood chip and planted borders. A gravelled path then extends beyond to a further paved patio which provides a lovely seating area with planted flower beds and a variety of trees with a timber shed to the rear. The gardens are fully enclosed with a mixture of hedging and stone walls. There is also an additional area of garden to the front of the property which provides a very peaceful and secluded seating area with the river Dye which runs below adjoining a gravelled car parking area which is available by negotiation with Longformacus Estates.

ADDITIONAL INFORMATION

All carpets, floor coverings, light fittings together with any appliances mentioned will be included in the sale.

COUNCIL TAX

Band C

SERVICES

Mains water and electricity. Drainage to the main village system. Electric Heating and Partial Double Glazing.

HOME REPORT

A Home Report is available by contacting the selling agents.

VIEWING

To be arranged strictly through the Selling Agents.

PRICE and MARKETING POLICY

Offers are invited at the Fixed Price of £185,000 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 de