Property Details & Description

Accommodation Comprises

Ground Floor

Entrance Porch, Reception Hallway, Dining Room, Kitchen, Utility Room, Sitting Room, Conservatory, WC, Office/Snug.

First Floor

Principal Bedroom with Ensuite, 3 Double Bedrooms, Family Bathroom.

Outside

Front and rear gardens, Driveway Parking, Single Garage.

Mileage

Edinburgh 27 miles, Galashiels 9 miles, Borders Railway Terminus in Stow 6 miles, Melrose 12 miles

(All distances are approximate)

Situation

21 Lauderdale Drive is set within a highly regarded residential development in the ancient Border’s town of Lauder.

Lauder offers all the facilities expected of a thriving small town including a Co-operative supermarket, a popular art gallery and coffee shop, a delicatessen, three hotels, an artisan baker, an award-winning butcher, a greengrocer, a petrol station, a pharmacy, 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 (10 miles) includes kindergarten, pre-prep and prep classes. Being both close to the Lammermuir Hills and at the start of the Southern Upland Way, Lauder is able to take advantage of all the outdoor opportunities nearby including walking and riding, the latter either informally or during the week of the Common Riding. Field sports and fishing on the Leader and the Tweed are also all readily on hand. There is also a community run Leisure centre and gym as well as a football club with youth and amateur teams.

Easily commutable to Edinburgh by car (40-minutes) and by bus, this property is well positioned for those looking for a more peaceful way of life while still being commutable to the capital. There are regular bus services throughout the Borders connecting Lauder to the principal Borders towns and the Borders railway at Edinburgh can be joined at both Tweedbank, Galashiels and Stow just a 6-mile drive away which provides a direct rail link into Edinburgh with a journey time of around 45 minutes.

Description

21 Lauderdale Drive offers flexible family accomodation over two levels, with charming views over the countryside, the property sits in an excellent school catchment with an array of local amenities within walking distance.

Internally a welcoming entrance porch with shoe storage allows access to the reception hallway which in turn flows through the ground floor accomodation. Comprised on the ground is a spacious dining room, a home office/snug excellent for a hybrid worker, a homely sitting room with central gas fire, a bright and airy conservatory, a WC and lastly the kitchen with added utility room. Fitted to a good standard the kitchen has an abundance of wall and base units, an integrated double oven, a dishwasher, fridge freezer and ample space for a breakfasting table/ informal dining area – the separate utility room provides an area for laundry and extra storage with direct access into the garage.

Following a staircase to the first floor provides access to the entirety of this level. The principal bedroom homes a shower room ensuite and a helpful built in wardrobe. Three further double rooms can be found on the first floor with an additional family bathroom, fitted with a shower over bath, WC and hand basin.

Garden Grounds

Externally, the property has an attractive outside space, including a charming, enclosed garden to the rear with a generous lawn, planted borders and a large patio area which can be accessed directly from the conservatory, allowing an excellent space for al fresco dining in the warmer months. To the front is a beautifully maintained flower bed, plus a monobloc driveway offering private off-street parking for at least two cars alongside the integral garage, another added bonus.

An outdoor water supply can be found to the rear of the property, useful for gardening and cleaning etc.

There is a large modern Solar Panel system connected to the rear side of the property, both reducing electricity costs and also attracting a fixed Feed in Tariff.

GENERAL REMARKS

Viewing

Viewing is strictly by appointment with the selling agents Rettie & Co, 1 Abbey Street, Melrose, TD6 9PX; Tel: 01896 824 070

Satellite Navigation

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

What3words

///logic.became.blueberry

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

Tenure

Freehold

Fixtures and Fittings

Please note.

 All carpets, blinds and light fittings are included in the sale.

Listing and Conservation

21 Lauderdale Drive is not listed, nor is it within the conservation area.

Entry & Possession

Entry and vacant possession will be by mutual agreement and arrangement.

Services

Mains electricity, water and drainage. Gas-fired central heating.

Council Tax

Band F

Energy Efficiency Rating

Band B

Local Authority

Scottish Borders Council - Telephone: 01835 824 000.

Home Report

A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is made for electronic copies; a paper copy can also be made available from our offices or by post, at a charge of £20 to cover reproduction and administrative costs.

Offers

Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co, 1 Abbey Street, Melrose, TD6 9PX; Tel: 01896 824 070

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.

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.

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.