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" Warriston Lodge is an exceptional semi detached family home with flexible accommodation over 3 floors providing 7 bedrooms, 3 bathrooms, 4 public rooms and Kitchen with Utility room. ***Price reduced from ?410,000*** The present owners have undertaken substantial modernisation of the property whilst maintaining many features expected of a Victorian Town House. There are well laid out attractive gardens and superb views from its elevated position across the Town to the surrounding Moffat Hills. The property lies within easy walking distance of the centre of the popular Rural Town of Moffat with excellent hill walking and tourism opportunities close by. With close proximity to the M74 and easy access north to Edinburgh and Glasgow and south to Carlisle

Accommodation as follows Vestibule Enter from driveway through wood storm door into vestibule with tiled floor, sash window to the side with curtain rail and curtains, 1 ceiling light, traditional cornicing and glazed inner door leading in to the hallway with glass panels to either side. Hallway The wide and spacious L shaped hallway has real Pine wood flooring, traditional cornicing and dado rail, 2 radiators, 1 ceiling light, bell sounder, and 2 storage cupboards. Sitting Room 5.5m x 5.1m approximately (18'1' x 16'9' appro x i This extremely traditional sitting room has beautiful sash bay windows overlooking the garden and flooding the room with light, and additional sash window to the side garden both with matching curtain poles, curtains and tiebacks, real Pine wood flooring, cornicing and dado rail, gas fire mounted on a marble hearth with ornamental caste iron surround, 2 ceiling lights, radiator and TV point. Dining Room 5.5m x 5.1m approximately (18'1' x 16'9' appro x i Beautiful sash bay windows; with curtain poles, curtains and tiebacks; overlook the garden matching those of the sitting room, real Pine wood flooring, cornicing, gas fire with a tiled hearth and tiled and wooden surround, 1 ceiling light, radiator and 2 wooden corner shelves Morning Room/Family Room 4.3m x 3.6m approximately (14'1' x 11'10' appro x Double glazed window over looking side garden, real Pine wood flooring, cornicing, 1 ceiling light, TV point and radiator Kitchen and Breakfast Room 4.9m x3.65m approximately (16'1' x 12'0' appro x i A generously proportioned room with modern fitted wall and base units, New Range cooker with 2 ovens, grill and 8 ring gas hob, integrated dishwasher, fridge, freezer, sink and drainer with mixer taps, partially tiled walls, ceramic tiled flooring, 2 sets of spotlight tracks, radiator, smoke alarm and double glazed windows to both sides overlooking gardens Utility Room and Larder With base units and worktop, plumbing for washing machine, extractor fan, sink and drainer with mixer taps, partially tiled walls, ceramic tiled flooring, 2 ceiling lights, double glazed window to the side and wooden storm door to driveway. There is also a cupboard housing the gas boiler and a separate larder Downstairs Bedroom/Lounge 4.35m x 3.8m approximately (14'3' x 12'6' appro x This room has double glazed upvc window overlooking side garden, real Pine wood flooring, radiator, coving, 1 ceiling light and real coal fire with tiled hearth and caste iron surround. Cloakroom with Shower Consisting of modern 3 piece suite with WC, wash hand basin and shower cubicle with thermostatic shower, fully tiled walls, ceramic tiled flooring, radiator, shaver light and cabinet, 1 ceiling light and double glazed window with roller blind. Second Entrance Hall There is a second entrance hall to the side driveway with a double glazed upvc front door, fitted carpet, cornicing and ceiling light. This second hall leads up stairs and also connects through to the main hallway. Stairs and Landing 1st floor Carpeted stairs with hand rail lead past opaque sash window onto a split level landing with the master bedroom to the right and main landing with 3 bedrooms, bathroom and further stairs to the left. There is fitted carpets, ceiling light, smoke alarm, BT point and glazing Master Bedroom 4.9m x 3.6m approximately (16'1' x 11'10' appro x With double glazed windows to both sides with curtain poles, curtains and tiebacks, fitted carpet, 1 ceiling light, 2 wall lights, radiator, loft access and potential built in cupboard where present access is to the cottage. En-suite Bathroom Consisting of 3 piece suite of WC, wash hand basin and bath. Full wall tiling, ceramic tiled flooring, shaver light and wall cabinet, extractor fan, radiator, 1 ceiling light and double glazed window to the side. Bedroom 2 5.5m x 5.1m approximately (18'1' x 16'9' appro x Double glazed bay window overlooking the garden with superb views over the town to the hills and additional double glazed window to the side, curtain poles, curtains tiebacks and blinds, fitted carpet, BT point, TV point and radiator. Bedroom 3 4.9m x 4.55m approximately (16'1' x 14'11' appro x Double glazed windows overlooking garden to front and side with superb views, curtain poles, curtains and tiebacks, fitted carpet, dado rail, coving, radiator and ceiling light. Bedroom 4 4.40m x 3m approximately (14'5' x 9'10' appro x im Double glazed window to the side, curtain poles, curtains and tiebacks, dado rail, fitted carpet, radiator and ceiling light. Family Bathroom 4.2 x 4.2m approximately (13'9' x 13'9' appro x i Extremely large modern bathroom which could easily be split to create an en-suite for bedroom 2. There is a 4 piece suite consisting of WC, wash hand basin, bath and shower cubicle with thermostatic shower, fully tiled walls, ceramic tiled flooring, radiator, coving, 5 spotlights, cupboard housing 2nd combination boiler, and double glazed window to the side with roller blind. Stairs and Landing 2nd Floor Carpeted Stairs lead up to the 2nd floor landing with a decorative mahogany and caste iron balustrade. There is 1 ceiling light, smoke alarm and Sky light window Bedroom 5 5m x 3.5m approximately (16'5' x 11'6' appro x ima With slightly combed ceilings, this bedroom has a fitted carpet, radiator, 1 ceiling light, loft hatch, 2 loft access hatches into coombes of which one is floored and has lighting. There is also a double glazed window to the side with curtain pole, curtains and tiebacks. Bedroom 6 5m x 3.85m approximately (16'5' x 12'8' appro x im Fitted carpet, radiator, 1 ceiling light, loft hatch access with flooring and light, double glazed window overlooking side garden with curtain pole, curtains and tiebacks Bedroom 7/Study 3.65m x 2.25m approximately (12'0' x 7'5' appro x Double glazed velux window to the front garden, fitted carpet, radiator, 1 ceiling light, BT point and loft hatch Outside Warriston Lodge is accessed by a shared private lane from Ballplay Road. Presently there is one driveway servicing Warriston Lodge and the adjoining Warriston Cottage but planning consent is in place for a second access if so required. The chipped driveway allows parking in front of the Cottage and down the side of the Lodge. In addition there is a single garage. The driveway then narrows as it goes along the front of the Lodge in front of the bay windows. There is a garden mainly laid to lawn with flower beds, hedges, trees and bushes at the front of the Cottage. To the rear of the Cottage there is a further private garden again mainly laid to lawn with flower beds, bushes and hedges. The main garden for the Lodge runs down the side of the Lodge by the driveway and along the front of the Lodge. Mainly laid to lawn and sloping down to the boundary there are in addition mature trees, bushes and hedging and pathways. Boundaries are mainly of Whinstone stone dyke. Services Mains electricity, gas, water and sewerage. Viewing Strictly by appointment only - contact the selling agents Realter 01387 256699 Price Offers over ?350,000 are invited and should be submitted to Realter, 66 High Street, Dumfries, DG1 2BS Fax No. 01387 256699 You may download, store and use the material for your own personal use and research. 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