Property Details & Description

Accommodation Comprises

Ground Floor

Entrance porch, hallway, shower room, utility room, kitchen, dining room, living room.

First Floor

Landing, principal bedroom with ensuite shower room, double bedroom with an ensuite shower room, one further double bedroom, 4th bedroom/study, family bathroom, laundry room.

Outside

Integral double garage, off-street parking, garden store, front and rear gardens.

Mileage

Melrose 5 miles, Galashiels 9 miles, Berwick-upon-Tweed 33 miles, Edinburgh 39 miles.

(All distances are approximate)

Situation:

Brockies Hole is situated in a quiet sought-after residential area in the popular commuter village of St Boswells, within walking distance of all the village’s amenities and looking across the village green. This delightful village is set on the banks of the River Tweed and offers fantastic local amenities which include The Main Street Trading Company (Best Small Shop 2018, Best Bookshop (The Telegraph)), the Buccleuch Arms Hotel & Restaurant, J.C Douglas Butchers and a local convenience store to name a few. Within a short drive are the popular towns of Melrose, Kelso and Galashiels which all offer more well-known national amenities and services. Excellent schooling is also readily available with the village primary school a short walk across the Green, and Earlston high school nearby, whilst private schooling is available at St Mary’s in Melrose and Longridge Towers near Berwick-upon-Tweed and in Edinburgh beyond. St Boswells also offers bus services to Edinburgh, and is a short drive from the Borders General Hospital and Tweedbank railway station, which provides a regular train service to Edinburgh. A forty-minute drive away is the historic town of Berwick-upon-Tweed which offers further amenities and access to a mainline railway station which connects to Edinburgh and Newcastle in around forty-five minutes and London in under four hours. The village is also on the A68 giving easy access north to Edinburgh and south to Newcastle and the north of England.

Description:

Brockies Hole sits in a quiet residential area within the desirable commuter village of St Boswells and offers spacious, free flowing family accommodation over two levels.

The property is accessed off the front patio into a generous porch with ample hanging space for coats and floor space for shoes and boots. From here, a welcoming entrance hall featuring a large storage cupboard gives access to the downstairs shower room with toilet, sink with vanity unit and shower cubicle as well as a boiler cupboard. The hallway leads to the spacious dual aspect living room with French doors leading out into the rear garden, with views of the village green, open fire place and discreet study area. Also on this level is a dual aspect dining room with views over the village green and a generous size kitchen/breakfast room with wall and base units, laminate worktops, a stainless steel sink, a 5 ring gas hob, a microwave and a single oven. Completing the accommodation on this level is a utility room with sink and ample storage, which gives access to both the side of the property and to the property’s double garage.

A timber staircase (featuring a full-length window halfway up) leads to the first-floor landing. The first floor accommodation comprises a large, dual aspect principal bedroom with built-in wardrobes, and an ensuite shower room featuring a large vanity unit with a sink and toilet, and a dressing area with built-in cupboards. There is a second large double bedroom to the rear with views over the green, with built in wardrobes and an additional dressing area with further storage and an ensuite shower room. A third double room, dual aspect with views over the green, and again with ample storage, faces the family bathroom. with shower over the bath, sink with vanity unit, bidet and toilet. A fourth bedroom, again with views over the green, and built in wardrobes and storage is currently in use as a home office. The landing also gives access to a laundry/drying room, two large storage cupboards, and there is a hatch giving access to a large boarded attic

Garden Grounds:

Externally, to the front is a double garage (with light and electricity) offering additional storage space. A concrete area to the front of the garage provides off-street parking for two cars. A well-stocked border to the left side of the drive gives the front of the property an attractive appearance. To the right of the drive, a timber gate gives access onto a large, secluded patio area which provides ample space for alfresco dining.

To the side of the house is a lockable storage room, currently used for garden tools and as a wine store.

To the rear of the property, which is faced in red sandstone to fit in with the neighbouring Victorian houses, the well maintained, enclosed garden is laid mainly to lawn with patio paths, an additional sitting area facing across the green, well stocked borders, trees and a metal boundary fence with a gate giving access out onto the village green. A combination of timber fencing, beech hedging, metal rail fencing and a brick-built wall delineate the property’s boundaries.

General Remarks

Satellite Navigation:

For those with the use of Satellite Navigation the postcode for this property is TD6 0AE.

What3words:

Letters.amuse.awestruck

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

Tenure:

Freehold

Fixtures and Fittings:

All fitted carpets, curtains (except those in the sitting/dining rooms), blinds and light fittings are included with the sale.

Listing and Conservation:

Please be aware, Brockies Hole is not listed, but is in the village conservation area.

Services:

Mains gas, electricity, water and drainage.

Mains gas central heating.

Council Tax:

Band G

Energy Efficiency Rating:

Band D

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.