Property Detail & Description

Accommodation comprises

Ground Floor - Vestibule, Reception Hall, Sitting Room, Kitchen, Family Bathroom.

First Floor – 3 Double Bedrooms, Ample Storage.

Second Floor – Study Landing, Master Bedroom with En-suite Bathroom.

Outside - Private Garden, Patio, Single Garage, Ample Off-Street Parking.

Distances - Galashiels Railway Station 0.6 miles, BGH 3.8 miles, Melrose 4.5 miles, Edinburgh 32 miles. (all distances are approximate).

Situation

Balmoral Avenue is quiet residential street located within a short walk of the town centre. Galashiels is a well serviced town with an excellent range of shops, boutiques, supermarkets, amenities and leisure facilities along with a wealth of cafés, restaurants, pubs and bars. The Pavillion Cinema offers a wide choice of top films, The Mac Arts Centre and the Volunteer Hall host a wide variety of music events throughout the year. There is ample local schooling for all ages including, St Peter’s Primary, Galashiels Academy and Borders College for further education. In addition, there is a choice of doctors and dental surgeries as well as the BGH (Borders General Hospital) nearby. The Borders Railway was formally opened in September 2015 connecting the city of Edinburgh to the Scottish Borders, Balmoral Avenue is just a short walk away from the nearest station, making it an ideal location for people commuting to Edinburgh for work.

Surrounding Galashiels there are a range of popular attractions including historic castles and villages such as Melrose and Selkirk. The outstandingly beautiful Northumberland coastline, the Cheviot Hills and Holy Island are all within a short drive as are the market towns of Kelso and Peebles. Country and sporting pursuits are readily available, including hill walking, fishing, golf and mountain biking at Glentress.

Description

31 Balmoral Avenue is a terraced family home offering flexible accommodation over three principle floors. The property is in good condition throughout and benefits from a light and bright atmosphere with views over garden ground from the rear of the house. It has been double glazed throughout and is heated by gas-fired central heating system.

Accessed off Balmoral Avenue a private driveway and pedestrian path leads to the front of the house. A vestibule opens into a welcoming reception hallway which most of the accommodation is accessed off starting with the family sitting room. The hallway continues to the family bathroom and kitchen which offers a range of wall and base units, free standing appliances, and access outside to the back garden. A stair from the reception hallway leads to the first-floor landing where three of the four double bedrooms are located. The stair continues up the second-floor 5 year old attic conversion attic conversation which offers a landing/reading area, a master bedroom with fitted wardrobes and a luxury en-suite bathroom.

31 Balmoral Avenue offers ample off-street parking, generous garden grounds and a large cellar which is access off the patio.

GENERAL REMARKS:

Satellite Navigation:

For those with the use of Satellite Navigation the postcode for this property is TD1 1JG.

What3words:

fulfilled.stay.built

(please download the application “what3words” for the exact location)

Fixtures and Fittings:

Only items specifically mentioned in the particulars of sale are included in the sale price.

Listing and Conservation:

Please be aware, 31 Balmoral Avenue is not listed, nor is it in a conservation area.

Services:

Mains gas, electricity, water and drainage.

Council Tax:

Band B.

Energy Efficiency Rating:

Band C (Rating 72)

Local Authority:

Scottish Borders Council

Telephone: 01835 824 000.

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.onthemarket.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 contained in the title deeds or informally constituted and whether or not referred to above.

Particulars and Plans:

These particulars and plan are believed to be correct but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law.

Misrepresentations

1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie Borders LLP, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent.

2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property.

3. Any error, omission or mis-statement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action.

Important Notice

Rettie Borders LLP, 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 Borders LLP 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.

Proof and Source of Funds/Anti Money Laundering

Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/ funding source, mortgage or confirmation from a solicitor the purchaser has the funds to conclude the transaction.

All individuals involved in the transaction are required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.