Property Details & Description

Accommodation Comprises

Ground Floor

Entrance Vestibule, Entrance Hall, Sitting room, Home Office, WC, Kitchen/Dining Room, Boot Room/ Utility Area.

First Floor

Landing, Principal bedroom with bathroom and walk in wardrobe, Double bedroom with shared ensuite bathroom.

Second Floor

Two double bedrooms.

Outside

Off-street parking, Landscaped Garden, Outstanding Views

Mileage

Edinburgh 39 miles. Galashiels 4 miles. Galashiels Railway Station 3 miles. Melrose 2 miles.

Situation

Abbotscroft occupies a wonderful South-facing position within the heart of the pretty village of Gattonside with spectacular views out to the Eildon Hills.

Nearby Melrose boasts a variety of specialist shops, a supermarket, hotels, cafés, bars and restaurants can be reached within a few minutes’ drive or via the footbridge over the River Tweed. Excellent amenities in nearby Galashiels include a cinema, large supermarkets and well-known high-street retailers. Local tourist attractions include Melrose Abbey; Harmony House; Priorwood Gardens; The Greenyards, home of Melrose RFC and Rugby Sevens; and Abbotsford House, the former home of Sir Walter Scott. There are a variety of outdoor pursuits in the area include fishing on the River Tweed, rough and syndicated shooting, horse riding, golf and a selection of walks including the Southern Upland way.

Local schooling includes Melrose Grammar primary school and the highly regarded St Marys preparatory school, as well as being within the catchment area Earlston High School which was one of only two schools in Scotland to feature in Tatler’s Top 20 State Secondary Schools 2018.

The Borders General Hospital lies just outside Melrose and nearby Tweedbank, minutes to the west of Gattonside, has a station on the Borders Railway providing a service into central Edinburgh with approximately an hour’s journey time. Berwick Upon Tweed (approx. 40 miles) provides a major rail link for travel to the south and for the frequent flier, airports can be found in Edinburgh, Glasgow or Newcastle.

Description

Built in the 1870s, Abbotscroft is an impressive 3-storey family home offering well proportioned, spacious accommodation, with an abundance of period features including: a tessellated tile floor, ornate plaster cornicing, bay windows, timber panelled doors, original fireplaces and timber sash and case windows to name a few.

The property is accessed through the timber panelled front door into the welcoming entrance vestibule with attractive tessellated tile flooring. From here the carpeted hallway which gives access into the majority of the ground floor accommodation is reached. To the left is the sitting room featuring beautiful ornate plaster coving, a bay window with sash and case windows and an open fireplace with an attractive slate surround. To the rear of the hall, a well-equipped home office and the WC can be found. Following the hallway to the right is the Kitchen/Dining Room featuring a generous number of cream wall and base units with ceramic worktops, a rangemaster cooker, an integrated dishwasher and a large cupboard that could serve as a pantry. A door to one side of the kitchen gives access out onto the decked platform area of the garden. A boot/utility room is linked to the rear of the kitchen with cloak hanging, shoe storage and is home to the boiler. Both of the front facing rooms (Kitchen and Sitting room) enjoy far reaching south facing views over Gattonside, Melrose, The Eildon Hills and beyond.

Taking the sweeping staircase to the first floor, a large landing leads off to two spacious double bedrooms one with an ensuite and the spacious family bathroom. The first double bedroom which is accessed just off the top of the staircase benefits from direct access into the family bathroom. Completing this level is the impressive principal bedroom featuring, ornate plaster coving, a bay window offering spectacular views a walk-in wardrobe with ample storage and an immaculate ensuite bathroom.

Following the staircase to the second floor, two further bedrooms each with storage cupboards can be accessed, both again with outstanding views to the front, period fireplaces and an abundance of natural light from the sky lit velux windows.

Garden Grounds

Externally, the property and its grounds sit in a generous plot of around 0.26 acres and has the benefit of off-road parking to either side of the property.

To the front of the property is the expansive South facing landscaped garden, set over 2 levels it is mostly laid to lawn surrounded by mature trees and shrubs adding colour and interest, a gravelled seating area perfect for al fresco dining and a decked platform.

Agents Note

Please note we are aware that full planning permission was granted in 2011 for alterations and extensions to dwellinghouse and erection of garden walls, we have been informed by the owners that a material start was made - More details can be found on the Scottish Borders Council website REF – 11/01606/FUL

GENERAL REMARKS

Satellite Navigation

For those with the use of Satellite Navigation the postcode for this property is TD6 9NJ.

What3words

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

Viewing

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

Tenure

Freehold

Fixtures and Fittings

Only items specifically mentioned in the particulars of sale are included in the sale price.

Listing and Conservation

Please be aware, Abbotscroft is not listed, but is in a conservation area.

Services

Gas fired central heating.

Mains water, electricity and drainage.

Council Tax

Band F

Energy Efficiency Rating

Band F

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

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.