Property Details & Description

Accommodation Comprises

Ground floor: Entrance hall, open plan kitchen/living room, dining room, principal bedroom with ensuite shower room.

First floor: Two double bedrooms, family bathroom.

Outside: Enclosed garden, coal shed, driveway, off-road parking.

Edinburgh 37 miles Berwick-upon-Tweed 23 miles Kelso 21 miles Duns 7 miles

(All distances are approximate)

Situation:

Birkieknowe sits in a peaceful location within the pretty village of Longformacus, around seven miles north of Duns, a thriving town which includes a golf course, swimming pool and good selection of shops, as well as both primary and secondary schooling, the latter having been built circa 2009. The village itself enjoys an active community life, with activities in the village hall, and is well placed for many country pursuits, such as fishing and hill walking, with the nearby Lammermuir Hills offering some stunning walks and views. Berwick-Upon-Tweed with its main line railway station is easily reached whilst, for the commuter, Edinburgh city centre as well as East Lothian towns such as Haddington are readily accessible. There are first class road links to Edinburgh (45 mins) and Newcastle (90 mins). Airports are a convenient drive away. For the sports enthusiast there is a wealth of opportunity with fishing, shooting, golf and hill walking in this most spectacular natural environment. The Borders offer excellent riding facilities, local point to points and hunting with the Jedforest, Buccleuch and Lauderdale Hunts.

Description:

Birkieknowe sits in a quiet, rural location within the pretty village of Longformacus. Located up a short driveway and offering considerable privacy, this property provides all the benefits of rural living within a close-knit community whilst being within a commutable distance of Edinburgh.

The ground floor is composed of a spacious open plan kitchen/living area with a vaulted ceiling which gives access out onto a decked area within the south facing front garden. The kitchen features a multi-fuel stove with cooking plate, a generous number of wall and base units, an integrated fridge, freezer, washer/dryer and dishwasher, a stainless-steel sink, an induction hob, a single oven and a mixture of laminate and solid wood Iroko worktops. The living area features an open fireplace with an art deco surround and a stone pointed feature wall. Also, on this level is a spacious dining room and a useful storage cupboard to the side of the timber staircase. Completing the accommodation on this level is the principal bedroom with a recess suitable for housing wardrobes/chest of drawers and an ensuite shower room with a heated towel rail, shower, basin and toilet. There are also French doors giving access onto a small, decked area.

Upstairs on the first floor, the accommodation comprises of two double bedrooms both benefiting from scenic views and one from storage cupboards and a family bathroom with a shower over the bath, toilet, sink and heated towel rail.

Outside

Externally, to the front the low maintenance enclosed garden is well screened with a combination of trees, bushes, and hedges providing considerable privacy and is laid mainly to lawn with well stocked mature borders and gravel paths. There are also two separate decked areas, one that can be accessed from the living room and the other from the principal bedroom.

To the rear of the property is a stream.

To the side of the property is a stone-built coal shed as well as a gated gravel driveway providing the property with off-road parking for several cars.

Please note, whilst Birkieknowe owns the driveway (from the black gate up to the house), a neighbouring property and the Longformacus Estate do have a right of access up the driveway.

GENERAL REMARKS

Satellite Navigation

For those with the use of Satellite Navigation the postcode for this property is TD11 3PA.

What3words

Hobbyists.muddy.thread.

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

Tenure

Freehold

Fixtures and Fittings

All fitted carpets, blinds and light fittings are included with the sale. Some curtains may be available.

The garden sheds may be available by separate negotiation.

Listing and Conservation

Please be aware, Birkieknowe is not listed or in a conservation area.

Services

Mains electricity, water and drainage

Oil-fired central heating

Council Tax

Band D

Energy Efficiency Rating

Band E

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 misstatement 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 misstatement 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.