THE DYKES, LEITHEN ROAD INNERLEITHEN SCOTTISH BORDERS

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1 THE DYKES, LEITHEN ROAD INNERLEITHEN SCOTTISH BORDERS

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3 The Dykes, Leithen Road Innerleithen. Scottish Borders EH44 6NH Enjoying a secluded setting in an exclusive locale, this substantial bungalow is built around a delightful walled garden. Designed to give great flexibility and sympathetically extended to form additional living space with scope for Granny accommodation, the rooms are generous in proportion throughout and extremely well suited to those with a family. Accommodation Comprises: Vestibule, Reception Hall, Cloakroom/WC, Hallway, Centrally situated open Plan Living/Games Room, Sitting Room, Dining Room/Bedroom 5, extension providing a large readily adaptable open plan Living/Dining space, Kitchen, Utility Room, 4 Double Bedrooms 3 of which are En-Suite, Jacuzzi Room Outside: Electric Gates to monoblocked driveway providing parking for several vehicles. Double Garage with adjoining single Garage. Large beautifully kept walled gardens including apple and damson trees as well as several feature areas, not least of which is the red phone box, as well as well stocked mature beds and borders. Energy Efficiency Rating is Band C Peebles 8 miles Edinburgh 30 miles Galashiels 13 miles (All distances are approximate) Situation: Innerleithen is very well placed for travel to many of the principal towns and villages within the region, Peebles for example is just a few miles away, and it is also becoming increasingly popular with the commuter due to its proximity to Edinburgh city centre which can be reached within under a one hour s drive. Set in the heart of the spectacular Tweed Valley, surrounded by magnificent countryside, Innerleithen offers numerous activities for those with an interest in sporting and/or country pursuits, including for example fishing and hill walking. There are good local amenities, both shopping and recreational, and a primary school in the town, with secondary in Peebles. Description: Designed to take best advantage of light and sun, this impressive detached bungalow sits within quite delightful walled garden grounds, which are extremely private, with the electric gates controlling access and providing security. The interior offers an excellent well planned layout, with the bedroom accommodation to one side and large flexible living areas to the other, the piece de résistance of which is the centrally situated open plan room, currently housing a full sized snooker table. You enter the house into a spacious Vestibule, which has tiled flooring for easy upkeep and a glazed wall giving borrowed light as well as access into the Reception Hall. The first section includes a spacious internal Cloak Room/WC and has arches to either side, with the bedrooms to the right and living areas to the left.

4 Turning to the left takes you directly into the open plan central Lounge, which is of a size to be used for a variety of purposes and has picture windows running along one wall. On the right hand side lies the formal Dining Room, which features a glazed wall to the hall and French doors opening out to the garden. This room could be deemed suitable for use as a fifth bedroom if required. The well proportioned Kitchen sits next to the dining room, and is amply large enough to accommodate a table for casual dining. Fitted out with oak units, which form an L-Shape and include a dual fuel Leisure range along with integrated dishwasher, with part tiled walls, attractive mosaic floor tiles and large picture window enjoying lovely garden aspects. The adjoining Utility Room gives access to the garden and it too is a good size; housing a fridge, chest freezer and washing machine, and fitted with a white sink complete with stylish pull out rinsing tap. A door from the open plan area leads to a rear hall, closing off the sitting room and the extension, giving this entire area a sense of seclusion from the main body of the house; lending it well for use as a Granny Annexe. The Sitting Room features French Doors opening out to a patio, creating a glazed wall effect, and a most unusual and aesthetically pleasing ceramic stove gives a delightful focal point to the room. Perfect for parties and currently adopted for use as a sitting room cum dining room, the multi-purpose extension is reached by two steps down and runs the entire width of the property. Wrap round windows and French Doors create a sun room feel, as well as giving pleasing garden aspects and superb light, whilst the fresh white décor and beautiful wooden flooring enhance the overall appeal. The area housing the bedrooms forms an S-shape, with wooden flooring and panelled doors leading to the four bedrooms as well as the Jacuzzi Room, which creates an indulgent haven complete with sunken bath. The Master Bedroom suite is an excellent size with generous fitted storage and corner windows to front and side giving a lovely light. The fully tiled En-Suite is also very well proportioned and includes a large shower cubicle with multi jet shower fittings. The ceiling has downlighters whilst a modesty window offers natural light. Bedrooms two and three both enjoy outlooks to the walled gardens and are ample doubles which include well appointed internal shower rooms. Bedroom four, also a double, is located to the front and fitted with extensive mirrored wardrobes. Outside: Historically forming the walled gardens belonging to the Manse House, the grounds are a particularly appealing aspect of the house. Enjoying excellent privacy and security they give a delightful safe environment ideal for children and have been very well planned and cultivated by the current owners to include several areas of interest, with an original red telephone box at the rear giving a quirky feature. The front is attractively monoblocked, with colourful borders along the perimeters, extending to create a delightful patio to one side. Parking is extremely well catered for, with ample space to accommodate a number of cars in addition to the garaging, which comprises a large double garage, entered by electric doors, next to which sits a good sized single. Directions: Travelling along Leithen Road, take the sharp turning in on the left, immediately after the cemetery. Follow the pretty tree lined drive to the left, driving past the manse house and then the stables cottage. The Dykes sits on the left behind the electric gates. Satellite Navigation: For those with the use of Satellite Navigation the postcode for this property is EH44 6NH GENERAL REMARKS: Fixtures and Fittings: The sale shall include the Leisure Range dual fuel stove, the dishwasher and the bathroom fittings and mirrors. Some, but not all, garden ornaments will be included. Light fittings are to be included except for the snooker table light and bedroom one light.

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7 Services: Mains drains, water electricity and gas. Gas central heating fired from combination boiler housed within a cupboard in the master en-suite. Double Glazing. Local Authority: Scottish Borders Council, Council Headquarters, Newtown St Boswells, Melrose TD6 0SA Tel: Outgoings: Council Tax Band G. Solicitors: McNabs. 10 Barossa Place. Perth. Perthshire. PH1 5JX Tel: Internet Web Site: This property and other properties being marketed by Rettie & Co can be viewed on our website at as well as our affiliated websites at co.uk and 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 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 August 2014

8 1 Abbey Street, Melrose TD6 9PX Tel: Edinburgh Glasgow Glasgow West End Melrose Berwick Upon Tweed Bearsden London