25 Allanbank Gardens, Lauder, Scottish Borders, TD2 6AB
A beautifully presented family home, part of a highly desirable development by Cala Homes, built in 2008. This particular property occupies a lovely position and benefits from an abundance of attractive and additional features including a spacious and flexible layout, bright lounge, large dining kitchen with French doors, office/6th bedroom, utility room, downstairs WC, master bedroom with dressing area and en-suite, four further bedrooms, second en-suite & family bathroom. Externally there is a generous garden, double garage and drive. Conveniently placed for Lauder Primary School and all the excellent facilities that the town has to offer, early viewing is absolutely essential.
5 BEDROOMS
3 PUBLIC ROOMS
3 BATH/SHOWER
2,273 SQFT
211 SQM
_JPG.jpg)
Property Details & Description
Accommodation
GROUND FLOOR
Open Plan Kitchen, Utility Room, Living Room, Dining Room, WC, Double Garage.
FIRST FLOOR
Five Double Bedrooms, Two of which have ensuite’s. Large Family Bathroom.
EXTERNALLY
Driveway parking, Front & Rear Garden, Greenhouse.
MILEAGE
Edinburgh 27 miles, Galashiels 9 miles, Melrose 12 miles, Borders Railway Terminus in Stow 6 miles.
(All distances are approximate)
Situation
25 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
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.
Through a glass panelled front door the welcoming hallway provides access to the ground floor accomodation in its entirety. The dining room to the leftt, features fabulous windows looking into the front garden, The living room is to the rear of the property featuring a gas fire place – an ideal place for the family to relax after a busy day.
Following the hallway straight ahead is the stunning modern open plan kitchen / diner, there is a large selection of wall and base units, with all appliances integrated including a microwave, oven, 4 ring induction hob with extractor fan and dishwasher. The kitchen also benefits from patio doors which open up into the garden The utility room to the back of the kitchen is an excellent boot room/ laundry area plumbing for a washer and dryer and a pedestrian door to the double garage and rear garden.
Ending the ground floor accommodation is the WC.
Following the carpeted staircase to the first-floor provides access to the spacious landing, there are four double bedrooms all of which have built in wardrobes, one of these bedrooms also has an ensuite. Family bathroom with walk in shower and bath and heated towel rail. Completing the first floor accommodation is the principal bedroom suite, two double built in wardrobes and an ensuite fitted with a bath, shower, heated towel rail, WC and hand basin.
The attic can be accessed via a ladder located on the landing and is partially floored.
GARDEN GROUNDS
To the front of the property a well-maintained paved path gives access from the pavement to the entrance door, and also the double garage. Small lawned areasplanted with a selection of mature shrubs and plants add interest and colour year-round. There is ample space for 4 cars on the driveway, with visitors parking located nearby.
The rear garden provides a range of seating areas to suit the whole family, with a selections of raised flower beds and fabulous greenhouse with pond.. Fully enclosed, the garden provides privacy whilst being able to enjoy the sunshine, a paved path runs around the boundary of the lawned section.
Floorplan
Virtual Tour
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
///playroom.golden.wishes
(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
Please note.
-
All fitted carpets, vertical blinds, light fittings are included in the sale.
-
Curtains are available by separate negotiation.
-
White goods are available by separate negotiation.
Listing and Conservation
25 Allanbank Gardens is not listed, nor is it in a conservation area.
Services
Mains electric, water and drainage.
Mains gas fired central heating.
Council Tax
Band F
EPC Rating
Home Report
Band C
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.
Location
Produced by Nest Marketing
for Rettie