PINNACLEHILL STABLES KELSO,

PINNACLEHILL STABLES, SPROUSTON ROAD, KELSO SCOTTISH BORDERS

Excellent family home in peaceful, yet accessible location.

Tweedbank/Borders Railway 17 miles ■ Berwick Upon Tweed 25 miles ■ 45 miles

■ 3 Public Rooms, Conservatory, 4 Bedrooms, 3 Bath/Shower rooms.

■ Kelso in one of the sought after towns in the Scottish Borders.

■ Versatile family sized accommodation.

■ Great home for entertaining.

■ Provides the opportunity for home working– if desired.

■ Gas fired central heating. Wood burning stove. Double glazing

■ Attractive garden with off road car parking.

Kelso 01573 224 244 [email protected]

SITUATION Pinnaclehill Stables enjoys a peaceful, yet accessible location The attractive courtyard garden around the conservatory is child/dog within easy reach of Kelso’s town centre. safe, enjoys good privacy and includes gravel and patio.

Considered by many to be the most attractive of the Borders towns The back garden includes a lawn and a narrow gravelled driveway Kelso is noted for its fine market square and the remains of one of from Pinnaclehill Farm. Two timber garden sheds. the great Border Abbeys. The town provides a good shopping centre together with an excellent range of social, sporting and DIRECTIONS recreational facilities including golf, bowls, tennis, swimming, From the town centre head along Bridge Street, cross Kelso Bridge curling, fishing and national hunt racing. An impressive new High and continue up hill towards the bypass and Sainsburys School has recently been built on the northern edge of the town supermarket. Go straight ahead at the Maxwellheugh mini along with a new primary school at Broomlands. roundabout before turning left into Sprouston Road. Continue along Sprouston Road, which vears right, taking the third left turn into Kelso sits at the confluence of the and the River Pinnaclehill Farm. As you enter Pinnaclehill Farm there is a gate in Teviot and the surrounding countryside is noted for its scenic front of you and you should continue through this opening and round beauty. The town has good road links with the other principal towns the right hand side of Pinnaclehill Farmhouse, continuing round to in the Scottish Borders and there are railway stations at both the front of Pinnaclehill Stables and a car parking area. Tweedbank and Berwick Upon Tweed. VIEWINGS DESCRIPTION

Pinnaclehill Stables is a traditional stable conversion which Strictly by appointment with the selling agents. provides versatile family sized accommodation.

POST CODE The property (which is excellent for home entertaining) affords the TD5 8ES opportunity for home working—if desired—and benefits from gas fired central heating, wood burning stove and double glazing. FIXTURES AND FITTINGS

No items are included unless specifically mentioned in these The attractive conservatory overlooks a courtyard garden and Particulars enjoys good privacy.

ACCOMMODATION

Ground Floor: SOLICITORS Entrance hall, sitting room with separate bar area, conservatory, Shepherd & Wedderburn, Edinburgh Quay, 133 Fountainbridge, Edinburgh EH3 9AG dining room, breakfasting kitchen, large utility room, study/potential ground floor bedroom and shower room (with shower, basin and WC). A separate section of the ground floor accommodation, only accessible from the principal first floor bedroom, includes a dressing area (with cupboard and wardrobe) and en suite bathroom (with bath with shower attached, basin, WC and bidet). SERVICES, COUNCIL TAX AND ENERGY PERFORMANCE CERTIFICATE(S)

First Floor: Landing, principal bedroom (with stairs down to the dressing area and en suite bathroom) , 3 further bedrooms and family bathroom Water Electricity Drainage Heating Council EPC Tax (with WC, basin and bath with shower attached) . GARDEN AND GROUNDS Mains Mains Mains Gas Band E D65 Pinnaclehill Stables has attractive areas of garden ground to its central front, side and rear. The main area of garden ground is to the front heating and includes good gravelled car parking space, lawn, borders, patio and some mature trees.

2017 ANTI MONEY LAUNDERING REGULATIONS Please note that under the 2017 AML regulations we are legally required to carry out money laundering checks against purchasers. To enable us to complete these checks purchasers will need to provide, along with their offer, either: (a) Originals of primary (e.g. a passport) and secondary (e.g. current council tax or utility bill) ID, or: (b) Copies of such primary and secondary ID certified and dated by the purchasers’ Solicitors as true copies along with written confirmation from the purchasers’ Solicitors that they accept that we will be relying on this copy ID for AML purposes. Failure to provide this information may result in an offer not being considered.

IMPORTANT NOTES 1. These particulars are intended to give a fair and overall description of the property. If any points are relevant to your interest, please ask for further information, prior to viewing. Prospective purchasers are advised to seek their own professional advice. 2. Areas, measurements and distances are given as a guide. Photographs depict only certain parts of the property. Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor the working order of services and appliances. 3. These particulars shall not be binding on our clients whether acted on or otherwise, unless the same is incorporated within a written document, signed by our clients or on their behalf, satisfying the requirements of Section 3 of The Requirements of Writing () Act 1995. 4. Closing Date A closing date may be fixed. Prospective purchasers who have notified their interest through lawyers to Galbraith, in writing, will be advised of a closing date, unless the property has been sold previously. The Seller will not be obliged to accept the highest, or indeed any offer and has the right to accept an offer at any time or withdraw the property from the market. The Seller will not be liable for any costs incurred by interested parties. 5. Offers Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to 21 Woodmarket, Kelso, TD5 7AT. 6. Third Party Rights and Servitudes The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereof. 7. Photographs taken in September 2020.

Bathroom