KIRKWALL 1 HOUNDSLOW ROAD WESTRUTHER

Kirkwall 1 Houndslow Road Westruther Scottish Borders TD3 6NS

Kirkwall is an exceptionally well finished contemporary detached country home, well presented and in “turn-key” condition, with versatile accommodation arranged over three floors and set in beautifully landscaped level gardens in a tranquil rural position on the edge of the popular village of Westruther, with outstanding panoramic rural views and easily commutable to and the major Border towns.

Accommodation Comprises: Ground Floor: Entrance Vestibule, Hallway, Sitting Room, Family/Games Room, Cloak Room with WC off, Rear Hall with Utility Room and Boiler Room off, Large Dining Kitchen. First Floor: Galleried Upper Hall with Balcony, Master Suite with Dressing Room and En-Suite Bathroom, Four Double Bedrooms (two with En-Suite Shower Room and Dressing Rooms), Family Bathroom. Second Floor: Bedroom 6/Study/Home Office with potential to create another room at opposite gable. External: Gated entrance, substantial driveway, parking for several vehicles, detached double garage/workshop with first floor general purpose room (potential to create Annexe accommodation subject to relevant planning), landscaped gardens, decking, childrens’ playhouse, views.

Edinburgh 34 miles Lauder 8 miles Berwick-upon-Tweed 26 miles (All distances are approximate)

Situation: Kirkwall is a most impressive contemporary detached country home located in a tranquil position, on the periphery of the pretty village of Westruther. This well designed, generously proportioned and extremely bright home offers exceptional family living accommodation and wonderful panoramic rural views over the surrounding countryside.

With its village pub and primary school, Westruther is located in the heart of the undulating countryside and only few miles from the A697 which is a main route between Newcastle upon Tyne and Edinburgh. Considered a commutable distance from Edinburgh the region offers stunning countryside and a more relaxed and peaceful lifestyle for buyers who are looking for the best of both worlds. In addition to the road links throughout the region there is also access to Berwick which benefits from the A1 trunk road as well as a main line rail station which links to Edinburgh city centre and Newcastle upon Tyne within around 45 minutes and London in about 3 ½ hours.

Berwickshire is a pretty county with miles of generous space falling naturally into two areas, unspoilt countryside and coastline with areas of fitted to an excellent standard with a good range outstanding natural beauty and historic interest. of quality high gloss floor/wall units with solid The dramatic landscapes have made the region oak worksurfaces/breakfast bar, attractive tiled a popular rural retreat for walkers and those that feature splashback and tiled flooring. Integrated enjoy country pursuits and sports. There are appliances including “Electrolux” microwave also a number of championship standard golf and dishwasher, stainless steel extractor and courses within the Borders and Lothians. The freestanding range type cooker. Ambient plinth nearest market towns are Lauder and Duns both and under cabinet lighting is a nice finishing offering a good range of local shops, banks and feature in the Kitchen area. French doors lead businesses as well as schooling. Private schooling to the large decked area at the rear, and there is is available at Longridge Towers near Berwick or ample space for a large dining table. throughout Edinburgh and East Lothian. The bespoke timber staircase with open treads Description: from the Hallway leads to the first floor Galleried Kirkwall offers the best of modern living with Hallway, which is a simply stunning, bright generously proportioned versatile accommodation and airy space with glazed vaulted ceiling, oak in this marvellous rural village setting, and is flooring, and French doors to a lovely decked/ approached though double wrought iron gates wrought iron balcony area. Guest Suite 1 with substantial chipped driveway boasting comprises a bright double Bedroom finished in parking for several vehicles. neutral tones with oak flooring and well fitted Dressing Room off in turn leading to a well Decked steps lead to the double entrance door appointed En-Suite Shower Room. Bedroom and the stunning Entrance Vestibule features an 2 is a generous room finished with oak flooring internal glazed panel with a cleverly designed and double fitted wardrobes, and Bedroom 3 seating area with hidden copious storage facility is adjacent which is another good sized room beneath. Double doors lead into the magnificent with oak flooring and double fitted wardrobes. extremely bright and spacious full three storey The Family Bathroom has been fitted to a good height Hallway with impressive glazed vaulted standard and comprises a three piece suite in feature, finished with attractive oak flooring and white ware with feature painted timber panelling. ambient low-level lighting and ceiling downlights, Guest Suite 2 comprises a generous double with ample space for seating area and impressive Bedroom finished with oak flooring, Dressing bespoke open tread timber staircase to upper Area and well fitted En-Suite Shower Room. levels. The beautifully presented double aspect The Principal Suite comprises a lovely bright and Sitting Room has French doors to the front garden, spacious double aspect Bedroom with French and the focal point is the stunning fireplace with doors to a “Juliette” balcony, and is finished with multi-fuel stove set atop a granite hearth with oak flooring and display recesses. A well fitted a bespoke “Bury Elm” mantle, attractive oak Dressing Room incorporating wardrobe, storage flooring, and recessed display areas. The versatile and dressing table space leads to a stunning Family/Games Room is fitted with full length En-Suite Bathroom featuring a contemporary media storage and oak flooring. A useful Cloak freestanding bath, shower enclosure, wash hand Room with storage leads to a well appointed basin and WC. WC comprising two piece contemporary suite finished with solid marble tiles. The Rear Hall The timber staircase continues to the second affords access to the rear garden and has a well floor, with Bedroom 6 being a versatile and fitted Utility Room adjacent with a good range generously proportioned space, currently used of cream coloured high gloss units and space as Home Office. A door leads to generous eaves for white goods, and the Boiler Room is off the storage with a further “room” at the opposite Rear Hall. The Kitchen/Dining Room is the heart gable, which could be easily converted to further of this home and is an extremely bright and accommodation.

Outside: The property has a good sized private driveway leading to a detached double garage/workshop with remote control up & over door, separate pedestrian access door to Garden/Bike Store fitted with floor units and double sink and leads to another space which has the potential to create a Shower Room. The garage itself is fitted with light and power, shelving/workbench and concrete flooring. A staircase leads to the upper floor which is a triple aspect room. There is huge potential to create the garage/workshop to additional annexe accommodation subject to the relevant planning permissions. The gardens have been well landscaped with a range of shrubs and plants in the front garden, together with private patio area. Mainly laid to lawn at the rear with shrubbed borders and lovely decked areas for al-fresco entertaining, together with a substantial childrens’ timber playhouse a lovely feature.

Directions: Head south from Edinburgh on the A68 at the Carfeamill roundabout turn left onto the A697. Go past the turning to Kelso and turn left to Westruther and follow into the village, go right opposite The Old Thistle Inn and the property is to be found on the left hand-side.

Satellite Navigation: For those with the use of Satellite Navigation the postcode for this property is TD3 6NS.

GENERAL REMARKS:

Fixtures and Fittings: Only items specifically mentioned in the particulars of sale are included in the sale price.

Services: Mains electric, mains water, mains drainage, LPG gas central heating with underfloor heating to ground and first floor accommodation.

EPC: D

Local Authority: Scottish Borders Council, Council Headquarters, Newtown St Boswells, Melrose TD6 0SA Tel: 01835 824 000.

Outgoings: Council Tax Band G.

Solicitors: TBC

Internet Web Site: This property and other properties offered by Rettie & Co can be viewed on our website at www.rettie. co.uk as well as our affiliated websites at www.rightmove.co.uk www.zoopla.com www.primelocation. com www.s1homes.com and www.thelondonoffice.co.uk

Servitude Rights, Burdens & Wayleaves: The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether

© Crown Copyright Licence Number 100012322 contained in the title deeds or informally constituted and whether or not referred to above. Important Notice: Rettie & Co, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice. 3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.

Particulars prepared February 2014.

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