J D Clark & Allan, WS Solicitors and Estate Agents

Tolbooth House Market Square Duns Berwickshire TD11 3DR Tel: (01361) 882501

AYTON, Lynnfield House, Tower Road, TD14 5QX

Fixed Price £275,000

DESCRIPTION A perfect opportunity to acquire an attractive detached, stone-built property enjoying a sunny aspect in a peaceful edge-of-village location. The property is extremely bright, spacious and well presented with accommodation offering a flexible layout currently comprising:- Conservatory, Hall, Inner Hall, Sitting Room, Dining Room/Bedroom 3, Breakfasting Kitchen, Bathroom, Storage Room, WC and Rear Lobby at ground floor level and 2 Bedrooms (one en-suite) at first floor level. Double glazing and gas central heating are installed throughout. The property is surrounded by a good sized area of attractive garden ground. The sheltered, low maintenance rear garden in particular is completely enclosed and affords complete privacy while a further area of ground has the potential for a building plot. The property also benefits from a large driveway, two garages, workshop and garden shed. Viewing of this appealing property is highly recommended for full appreciation. LOCATION The property is located at the top of the lane located just off the village’s Main Street. The village of Ayton, with a population of approximately 560, lies just off the A1 trunk road which offers good communications to Edinburgh (48 miles) and Newcastle-upon-Tyne (70 miles). The village has basic shopping facilities and a primary school with more extensive shopping and leisure facilities available in the nearby towns of Eyemouth (3 miles) and Berwick-upon-Tweed (8 miles) where transport links are further enhanced by a mainline railway station. The renowned St Abbs nature reserve with its dramatic cliffs and excellent diving opportunities together with Coldingham Bay with its beautiful sandy beach are also just a short drive away. ACCOMMODATION GROUND FLOOR CONSERVATORY The property is accessed by means of an attractive conservatory with tiled floor, dado rail, two wall light fittings and 4 x 13 amp power points. Glazed door to:- HALL A bright, L-shaped hallway with front facing window fitted with roller blind. Stairs to first floor, dado rail, telephone point, pendant light fitting and smoke alarm. Understair cupboard with side facing window, laminate flooring, coat pegs, shelving, power and light. Radiator and 1 x 13 amp power point. Glazed door to:- INNER HALL Affording access to all ground floor accommodation and with natural light being afforded by a large skylight. Feature arch and dado rail. Two pendant light fittings, radiator and 1 x 13 amp power point. SITTING ROOM – 5.01m x 4.14m A generously proportioned room with front and side facing windows fitted with roller blinds. Ornate feature fireplace with marble inset and hearth fitted with an electric fire. Recessed display alcove with glazed doors and cupboards below. TV aerial connection and telephone point. Pendant light fitting, two radiators and 7 x 13 amp power points. DINING ROOM/BEDROOM 3 – 4.15m x 4.13m Another bright, dual aspect room, this with side and rear facing windows. Ornate feature fireplace with marble inset and hearth and overmantel mirror also fitted with electric fire. Recessed display alcove with glazed doors and cupboards below. Dado rail, pendant light fitting, two radiators and 7 x 13 amp power points. BATHROOM – 3.99m x 2.12m A spacious, well presented bathroom with side facing window. Four piece bathroom suite comprising pedestal wash-hand basin with light and shaver point over, WC, bath with shower attachment and separate shower cubicle with mains

shower. Tiling to dado height and tiled floor. Shelved airing cupboard. Triple spot ceiling and wall light fittings. Radiator. KITCHEN – 4.10m x 3.45m at widest A good sized kitchen with large side facing window fitted with roller blind. A range of oak wall and base mounted units incorporating a small breakfast bar provides ample storage and work surfaces. 1½ bowl sink with single drainer and mixer tap. Automatic washing machine, dishwasher, double oven and four ring gas hob with extractor hood over. The large fridge/freezer may be available by separate negotiation. Four spot light fitting. Wall mounted central heating boiler and controls. Laminate flooring. Telephone point, radiator, cooker switch, 12 x 13 amp power points and other appliance points. Access to shelved pantry with clothes pulley, tumble drier, power and light. BACK LOBBY A partly glazed door off the inner hallway accesses a further small hallway with high level shelving, coat pegs, wooden floor, pendant light fitting and radiator. This in turn accesses:- STORAGE ROOM – 1.31m x 1.00m With rear facing window housing a chest freezer, shelving, ceiling light and 2 x 13 amp power points; and WC – 1.85m x 1.05m With side facing window, wood panelled ceiling, dado rail and wooden floor. White WC and corner wash-hand basin. Wall mounted mirror with light and shaver point over. Flush fitting ceiling light and wooden floor. LOBBY – 1.73m x 1.00m A fifteen pane door from the inner hall accesses this back entrance area with rear facing window and door to rear garden. Wood panelling to dado height, wood panelled ceiling and flush fitting ceiling light. FIRST FLOOR LANDING An attractive staircase turns to the bright first floor landing with two front facing Velux windows and further front facing dormer window affording excellent natural light. Display ledge over stairs. Dado rail, pendant light fitting, smoke alarm, radiator and 2 x 13 amp power points. Access to well insulated loft. MASTER BEDROOM – 5.67m x 4,45m at longest and widest A bright, generously proportioned, L-shaped room with front facing dormer window, side facing window (fitted with venetian blind) and two front and one rear facing Velux windows. Coombed ceiling and laminate flooring. Pendant light fitting, TV aerial connection, two radiators and 6 x 13 amp power points. The bedroom furniture in this room is included in the sale. En Suite A smartly presented en-suite with rear facing Velux window. White pedestal wash-hand basin, WC and shower cubicle with mains shower. Open shelved storage. Partly tiled. Wall mounted mirror. Tiled floor. Recessed spotlights, heated towel rail. BEDROOM 2 – 4.39m x 3.40m With side facing window fitted with venetian blind and two rear facing Velux windows. Coombed ceiling and laminate flooring. Large built-in wardrobes with mirrored doors. Pendant ceiling light, radiator and 4 x 13 amp power points.

OUTSIDE GARAGE A large concrete driveway to the front provides ample parking and turning space and accesses two large brick-built garages with power and light. A useful sink is situated in one garage which also accesses an adjoining workshop. GARDEN The property is surrounded by attractive areas of garden ground with a lawn and shrub borders to the front. Wooden doors to either side of the property access the completely private side and rear garden with drying facilities, barbecue area and a raised patio enjoying a fine view over neighbouring farmland. A brick-built garden shed is situated in the rear garden and a further area of garden ground lying to the side has the potential for a building plot.

EXTRAS All floor coverings, light fittings, curtains, blinds, bedroom furniture in Master Bedroom and aforementioned appliances are included in the sale. The fridge/freezer may be available by separate negotiation. SERVICES The property is served by mains gas, electricity, water and drainage. There are telephone, broadband and Sky connections. COUNCIL TAX BAND The property is in Band D. ENERGY EFFICIENCY RATING D. VIEWING Viewing is highly recommended but strictly by appointment. This can be arranged through the Selling Solicitors.

OFFERS Anyone seriously interested in purchasing the property should, preferably through their Solicitor, contact J.D. Clark & Allan as soon as possible to have their interest noted and will be expected to provide the Selling Agents with information on the source of funds with suitable confirmation of their ability to finance the purchase. They will then be notified if a closing date for offers is fixed. The sellers are not however obliged to fix a closing date and are entitled to accept any offer at any time. Written offers should be submitted by a solicitor. The Selling Agents reserve the right to resume viewings in the event of unreasonable delay by the purchaser in concluding missives.

NOTE These particulars, while believed to be correct, are not guaranteed. The measurements are approximate and for guidance only.