House For Sale £370,000
Full description
Unique and beautifully presented property in tucked away location, comprising rennovated stable conversion full of character with a self contained granny flat.
Firknowe’ is a traditional stone built Victorian property dating from around 1850, set back off the High Street within the popular Borders town of Lauder. Originally a house and stables, the accommodation includes four bedrooms with the combination of house and converted two storey stables providing adaptable accommodation in a quiet yet central location. An ideal property for extended family with scope to prove separate letting rooms or bed and breakfast.
Location - Located within a conservation area and an ideal location set back off the main street within easy walking of all village facilities with ample public parking nearby. Lauder is some 22 miles south of Edinburgh and is a historic Borders town with a distinctive tollhouse at the centre and many local attractions including the nearby Thirlestane Castle. A Royal Burgh (1502), modern day Lauder has a thriving community with an increasing number of up-market shops, restaurants and businesses serving local needs. The primary school is newly completed and Lauder falls into the catchment area for the highly regarded and newly built High School at Earlston. The town is also well located for the new Borders Rail station at Stow providing direct access to central Edinburgh.
Directions - ‘Firknowe’ lies in the one-way section of Crofts Road and is best entered from Mill Wynd with access from “Mid Row” which runs behind the mid steeple. Take the road to the right after the old parish church grounds.
Accommodation Summary - Stable Conversion includes Entrance Vestibule & Dining Hall, leading to Breakfasting Kitchen, Central Hall and Cloakroom, with upstairs Sitting Room and a Master Bedroom with En-Suite. The “Granny Flat” comprises Open Plan Kitchen & Sitting Room with a Double Bedroom and Adjacent Bathroom, with Separate External Entrance to Courtyard. The original house, adjoining the Stables, comprises of a second Sitting Room, Large Utility and Cloakroom, with Two Further Upstairs Double Bedrooms, Family Bathroom and Separate WC.
The unique layout of Firknowe would allow for a host of living options. With the main house, steading conversion and original property all located together, possibilities could include; bed and breakfast, self-catering holiday rental, home offices, independent living for elderly relatives or separate accommodation for older children.
Entrance - Quietly located in a tucked away position off Crofts Road, the property benefits from excellent levels of privacy provided by traditional stone wall surrounds and a gated entrance opening to the driveway. A retained stone archway lends itself as a most attractive garden store, housing the central heating boiler with double barn style door. A raised patio area leads to the main door to the property, opening into a spacious vestibule interlinking the original house and the conversion.
Stables - Glazed double doors open from the patio to an attractive dining entrance hall, located next to the kitchen and providing a link between the converted stables and the original house. This spacious vestibule enjoys lovely outlooks and is currently used as a dining area. The kitchen is accessed from here and provides a good sized breakfasting space with a range of timber units, ample worktop and twin windows with fine outlooks across the garden. Appliances include a range country-style cooker; with further allocated space for fridge/freezer and built-in microwave and adequate space for breakfasting table and chairs.
A further hall leads off the kitchen and provides access to the upper accommodation; with an attractive carpeted staircase ascending to the landing and benefiting from two conservation velux windows over the stairs, with complimenting windows within the master bedroom. The master is generously proportioned and beautifully decorated in contemporary style, with exposed original wooden floors and a range of built-in wardrobes. Original deep sill windows provide lovely outlooks over the town and the room benefits from an en-suite facility, including spa bath with tiled surround and Mira electric power and hosting a useful cloakroom facility, freshly decorated and fitted with W/C and pedestal sink. A fantastic upstairs sitting room provides a lovely “snug” style space and includes a drop window providing further pleasant outlooks over the grounds and towards the hills above the town. Two further deep sill windows to the side provide an attractive feature to the room and allows wonderful natural light. The room also features exposed wood floors and has the retained character in keeping with the integrity of the original building, with good head height and plenty space for a sitting area and study table and chairs.
Granny Flat - A further door from the ground floor hall off the kitchen opens to the Granny flat; a multi-functional space ideal as a teenage hangout, workspace, guest room or would also lend itself well as a self catering accommodation. The space opens into a well appointed sitting room and fully fitted kitchen, both tastefully decorated, with window to the front and separate external entrance door to courtyard. A double bedroom is situated to the front with ample room for free standing furnishings and a fresh and bright bathroom, incorporating washhand basin, W/C and bath with shower over.
Original House - The original house, on the far side of the dining hall entrance, provides great flexibility with two further bedrooms and versatile living space. Easily adapted to provide letting accommodation with a downstairs sitting room, the original kitchen currently provides a useful washroom/utility with retained units. The downstairs cloakroom lies off the hall and carpeted stairs with window to the rear leads to the landing with two generous double bedrooms. The larger of the two bedrooms boasts retained Victorian fireplace with mantel and surround, built-in wardrobes and window to the front. The second bedroom is also a double with window to front and fine outlooks to the hills beyond. Between the bedrooms lies a bathroom with pedestal sink and separate WC
External - Outside space comprises of large Patio, lawn to the side and good sized, enclosed lawn to the rear. Garden Store and Double Gated Entrance to Secure Parking.
A cobbled pathway to the side of the drive extends to the raised patio, with further paving leading round the side of the property to a private lawn area with lovely outlooks, round the to the rear lawn with drying green. The gardens are easily maintained and well enclosed, with the high boundary wall providing excellent levels of privacy, whilst still enjoying fantastic levels of sunlight.
MEASUREMENTSKitchen 4.65m x 3.46m (15’3 x 11’4)Dining Area 4.65m x 2.90m (15’3 x 9’6)Master Bedroom 4.65m x 3.30m (15’3 x 10’10)En Suite 2.43m x 3.45m (8’0 x 11’4)Upper Lounge 4.65m x 6.44m (15’3 x 21’2)
Utility Room - 2.92m x 4.70m - Sitting Room 3.57m x 4.70m (11’9 x 15’5)Bathroom 1.73m x 3.26m (9’3 x 10’8)Bedroom 2 2.96m x 4.22m (9’9 x 13’10)Bedroom 3 2.40m x 4.80m (7’10 x 15’9)
Granny Flat - Living Kitchen 4.65m x 3.18m (15’3 x 10’5)Bedroom 2.82m x 3.26m (9’3 x 10’8)
Additional Information - All floor and wall coverings and integral appliances are included in the sale.
Services - Gas, electricity, water and drainage. Double glazing. Gas central heating.
Council Tax - Band C
Viewing And Home Report - To arrange a viewing contact the selling agents, Hastings Property on 01573-225999-lines open until 10pm 7 days a week. The Home Report dated 27 August 2015 can be downloaded online at www.onesurvey.org
PRICE and MARKETING POLICY - Fixed Price £370,000 are invited and should be submitted to the Selling Agents, Hastings Property Shop, 28 The Square, Kelso, TD5 7HH, 01573 225999, Fax 01573 229888. The seller reserves the right to sell at any time and interested parties will be expected to provide the Selling Agents with advice on the source of funds with suitable confirmation of their ability to finance the purchase.
All measurements are approximate and are taken at the widest point. Whilst these particulars have been carefully prepared, no guarantee is given as to their accuracy and they shall not form part of any contract to follow hereon.
