Property Details & Description

Accommodation Comprises

Ground Floor: Reception Hallway, Drawing Room, Snug/Dining Room, Family Dining Kitchen, Utility Room, Rear Hall, Office, Bedroom, Shower Room

First Floor: Landing, Master Bedroom with Dressing Area & En-Suite Shower Room, 3 Further Double Bedrooms, Family Bathroom

Garden Grounds: Driveway, Detached Double Garage, Mature Garden Grounds, Vegetable Garden, Orchard, Polytunnel, Hen Run

In all about 1 acre

Distances:

Berwick Train Station 14 miles, Edinburgh 40 miles, Kelso 16 miles, Longridge Towers 14 miles, Melrose 22 miles. (all distances are approximate).

Situation:

Paddock House is situated in the popular town of Duns which lies in the heart the Berwickshire countryside, about 15 miles due west of Berwick upon Tweed. The area is one of the genuinely rural parts of Great Britain despite its close proximity to both Edinburgh and Newcastle. Duns is a friendly town with a thriving and strong community spirit, it has a low population and can therefore offer a quality of life that is becoming increasingly rare.

Paddock House is within walking distance of the town’s amenities which include local shops, café, restaurants, pubs and professional services as well as an attractive park. In addition, there is a swimming pool, gym, rugby club, golf driving range and the Jim Clark Motorsport Museum.

Duns also boasts both a new primary school and a new high school. Private schooling is available at St Mary’s in Melrose and Belhaven Hill in Dunbar, both a short drive from Duns, while Longridge Towers close to Berwick provides a daily bus service. Edinburgh’s many excellent private schools are just over an hour away.

The surrounding area provides further recreational activities including salmon fishing on the River Tweed & trout fishing on various other rivers and lochs. Golf courses are plentiful ranging from the local Duns course and the championship Roxburghe course near Kelso to numerous scenic Links courses on the spectacular local coastline.

The nearby towns of Kelso, Berwick upon Tweed and Dunbar provide further facilities, the latter two both being on the East Course mainline with fast connections to Edinburgh and London (under 4 hours from Berwick). Access is also easy to Edinburgh and Newcastle airports, both with regular flights to London and a wide range of domestic and international destinations.

Description

Paddock House is an attractive bespoke modern property, built circa 13 years ago and extending to circa 345 sq m. The property provides large and practical family living accommodation over two floors and skilfully combines traditional and modern styling throughout. The property is beautifully presented internally and benefits from particularly lovely garden grounds which offer excellent amenity.

Accessed off Station Road, via a hedge lined gravelled driveway, there is ample parking to the front and side of the house. An open porch leads to the front door which gives way to the impressive and welcoming reception hallway, which has a staircase to the first floor, an attractive and practical Slate tiled floor and doors leading off. The property has two generous public rooms. Both the Drawing Room and Snug/Dining Room have lovely dual aspects over the gardens, Oak flooring and the Drawing Room benefits from an attractive stone fireplace housing a multi fuel stove.

The kitchen is the heart of the home and offers a comfortable space for informal dining. A good range of wall and base units are positioned around the electric four oven AGA and there is a large shelved pantry. There are numerous windows allowing for ample natural light and French doors lead out to the rear garden. There is a continuation of the Oak flooring, a stone fireplace housing a multi fuel stove and access through to the large and practical utility room, which offers additional storage and laundry facilities including a traditional drying pulley and ample space for white goods. A rear hall gives access to a large office/playroom, a generous double bedroom and a well equipped shower room.

From the reception hallway on the ground floor a sweeping staircase ascends to the first floor landing, almost a room in itself, which is an impressive space with a Juliet Balcony offering superb views over the rear garden and countryside beyond. At one end of the landing is the master bedroom with separate dressing area and en-suite bathroom, whilst at the other end are three further double bedrooms and a family bathroom.

Paddock House is a wonderful family home in particularly stunning garden grounds. The accommodation within is versatile, and flexible depending on needs, and offers a purchaser a lifestyle that is becoming increasingly sought after.

Outside:

Paddock House is positioned within circa 1 acre of mature garden grounds. The boundary is completely fenced and enclosed by mature hedging and is safe and secure for animals. The garden is extremely family friendly and predominately laid to lawn, with a raised decked area ideal for al-fresco dining. The garden also offers an orchard, fruit cage, vegetable garden with raised beds, Polytunnel and hen run.

The gravelled driveway offers ample vehicle hard standing and there is a detached double garage with light and power.

GENERAL REMARKS:

Services:

- Mains electricity, water and drainage.

- Electric AGA.

- Ground Source central heating system.

- Broadband services are available.

Local Authority:

Scottish Borders Council

Tel: 01835 824000.

Council Tax:

Band tbc

Energy Efficiency Rating:

Band tbc (Rating tbc).

Satellite Navigation:

For the benefit of those with satellite navigation the property’s postcode is TD11 3BS.

What3words:

Harmony.slave.trickster

(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, Paddock House is not listed, nor in a conservation area.

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 Border 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.