Property Details & Description

Accommodation Comprises

Ground Floor

Entrance porch, sitting room, dining room, open plan kitchen/diner, utility room, family room, WC, understairs wine cellar.

First Floor

Landing, principal bedroom with ensuite, four double bedrooms (one ensuite), family bathroom.

Externally

Driveway parking, front & rear garden, double garage.

Mileage

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

(All distances are approximate)

Situation

13 Allanbank Gardens sits on a generous plot within the prestigious residential development located on the boundary of the bustling Market Town of Lauder. Within walking distance of the town centre, there are an abundance of amenities on your doorstep.

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.

General Description

13 Allanbank Gardens is offered for sale in turnkey condition, being neutrally decorated to a high standard, it offers stylish flexible family accomodation over two levels with any improvements being a matter of personal taste.

Entrance through the front door into the vestibule provides access throughout the ground floor. Comprised on the ground floor is a large sitting room with central fireplace, a formal dining room, a downstairs WC, utility room, and a double bedroom ideal for generational living or hosting guests. Completing the accomodation on this level is the spacious kitchen/diner, expertly equipped with a selection of cream wall and base units, an integrated double oven, gas hob, dishwasher and a fridge freezer. To the rear of the kitchen is an informal dining space/family room with patio doors allowing a flow of indoor and out.

A unique feature to no.13 is the fantastic bespoke understairs wine cellar, with glass windows showcasing the collection. Following the staircase to the first floor provides access to the large landing with office/study space, four double bedrooms all with built in storage and one with an ensuite and the family bathroom equipped with 3-piece suite. A large principal bedroom finishes the accomodation with another ensuite and large wardrobe for storage.

Garden & Grounds

Externally the property has well maintained front and rear gardens. To the front is a monoblock driveway providing ample parking for multiple cars, a double garage and a lawned section with planted beds offering colour and interest year-round.

Fully enclosed, the rear garden offers a secure space for children and pets to explore. Mostly laid to lawn the rear garden is easily maintained, two well placed seating areas provide a spot to enjoy the sunshine at different times of the day or to host outdoor dining with family and friends in the warmer months.

General Remarks & Information

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 6AB

What3words

///quite.riders.darts

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

Tenure

Freehold.

Entry & Possession

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

​Fixtures and Fittings

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

Listing and Conservation

13 Allanbank Gardens is not listed, nor is it in a conservation area.

​Services

Mains electric, water and drainage.

Gas fired central heating.

Council Tax

Band G

​EPC Rating

TBC

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.

​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 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.