Property Detail & Description

Accommodation Comprises

Ground Floor

Entrance Hall, a double height sitting room with impressive glazed gable, dining room, kitchen/breakfast room with pantry off, utility room, guest bedroom with en suite shower room, two further double bedrooms, contemporary family bathroom.

First floor

Landing, master suite with large dressing room leading out on to a mezzanine and a contemporary en-suite, double bedroom and storage.

Outside

Integral double garage, sweeping heated driveway, landscaped gardens and grounds extending to approximately one-third of an acre.

Mileage

Borders Railway Terminus 9 miles Edinburgh 29 miles, Lauder 1 mile, Melrose 9 miles

. (All distances are approximate)

Situation

This immaculately presented property is situated in the small hamlet of St Leonards, just south of Lauder. Surrounded by mature trees and lush countryside, the house offers a good degree of privacy and is ideal for commuting to Edinburgh via the A68 or by train from the Borders Railway station at Tweedbank, with regular services into the capital. Lauder offers all the facilities expected of a thriving small town including a Co-operative supermarket, a grocery store, a popular art gallery and coffee shop, a delicatessen, three hotels, a bank, a well subscribed kirk, a post office and a number of independent retailers contributing to the strong sense of local community. Both the primary school and the health centre have been rebuilt in recent years. Lauder lies in the catchment area for the highly regarded Earlston High School (7 miles), which enjoys a splendid new campus and consistently scores well in national league tables. In the private sector, St Mary’s School in Melrose (9 miles) includes kindergarten, pre-prep and prep classes. Close to the Lammermuir Hills, Lauder is able to take advantage of all the outdoor opportunities nearby including walking and riding, the latter either informally or with the Lauderdale Hunt. Field sports and fishing on the Leader and the Tweed are also all readily on hand

Description

Hawthorn House is an individually designed contemporary family home offering a most attractive combination of vernacular materials, including sensitive use of natural stone and slate externally and solid oak floors internally; it enjoys outstanding workmanship and cutting edge technology. It is exceptionally comfortable and remarkably energy efficient. The versatile layout, with no less than three ground floor bedrooms, has been carefully considered when the house was designed and completed over 2007-08.

The house is approached via landscaped steps of Indian stone. Double doors open to a bright hall with a useful coat cupboard off. A corridor lit by two windows accesses the two reception rooms. The first is a well-proportioned dining room with glazed hardwood doors and a back to back fireplace housing a wood-burning stove, shared between the dining room and sitting room. The superb double height sitting room beyond gives the impression of an enormous vaulted space under exposed truss beams, accentuated by the glazed gable wall open to the open rural views.

The generous kitchen breakfast room has a West facing outlook to the rear. There is ample space for informal dining, whilst a capacious range of floor cupboards are set off by highly practical Corian work surfaces. The kitchen is equipped with a double oven, ceramic hob and a dishwasher, whilst a walk-in pantry provides excellent food and utensil storage. Adjacent is a utility room with door to the rear, plumbing for laundry white goods and an oil-fired boiler.

There are three ground floor double bedrooms. One incorporates two east-facing windows to the front within the bedroom and an en suite shower room with natural light. Elsewhere at this level are two double bedrooms and a spacious contemporary family bathroom with a Karndean floor and plentiful space for both a freestanding bath and a double shower enclosure.

From the hall, an impressive stair with contemporary stainless-steel banisters and a hardwood handrail rises via a half landing to the first floor. Here, two velux windows provide plentiful natural light. The master suite is very impressive, with a generous master bedroom, contemporary en-suite bathroom and a fabulous dressing room with ample fitted wardrobes and space for seating and a study area. The dressing room leads out onto a mezzanine level above the sitting room, a perfect space to relax or have a reading nook or home office.

A fifth double bedroom off the landing with built-in storage completes the first floor accommodation.

Garden Grounds

A sweeping tarmac driveway leads up to the integral double garage and offers ample off-street parking. The drive also has a clever anti-ice heating system for the winter.

An attractive curved Indian stone terrace lies close to the house offset by well-kept lawns and mature shrubs providing year round interest, yet designed for minimal maintenance. A well- positioned timber deck with fitted bench seating makes the most of the evening sun at this corner of the garden, sheltered by a mixed beech and hawthorn hedge.

To the rear, and close to the back door, there is an external covered area and a log store. Here also are young apple and plum trees as well as a small rockery.

In total, there is approximately 2,788 sq ft of well-presented accommodation internally (277 sq m) including a practical integral double garage, whilst the garden extends to around one third of an acre.

GENERAL REMARKS

Satellite Navigation

For those with the use of Satellite Navigation the postcode for this property is TD2 6RY.

What3words

apes.albums.moon

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

Tenure

Freehold

Fixtures and Fittings

All fitted carpets, curtains and blinds are included with the sale.

Listing and Conservation

Hawthorn House is not listed, nor is it in a conservation area.

Services

Mains electricity, mains water through metered private pipe, drainage to shared septic tank.

Council Tax

Band G

Energy Efficiency Rating

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.