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Offers over £395,000

Overview

An impressive split-level house of traditional appearance enjoying magnificent views towards Ben Lawers and Loch Tay.   

About 1.33 acres (0.54 ha)

• Accommodation comprises

Vestibule. Entrance Hall. Sitting Room. Dining Room. Breakfasting Kitchen with Aga. Utility  Room. 3 Bedrooms (1En-Suite). Study/Bedroom 4. Family Bathroom. Cloakroom.

• Double garage

• Extensive attic with conversion potential

• Established terraced garden

• Potential building plot

• Right of pedestrian access to the shore of Loch Tay and trout fishing right therein

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General

Baile Mhuilinn is situated in the Lochtayside village of Lawers which nestles at the foot of the Ben Lawers range in Highland Perthshire, an area renowned for its outstanding scenic beauty.  Within a short walk of the property is the Ben Lawers Hotel and Loch Tay, whilst day to day requirements are available in the picturesque conservation village of Kenmore at the east end of the Loch including a general store/post office, The Courtyard complex with shops and a bistro; an hotel, restaurants, a 9 and 18 hole golf course and a primary school.  The village of Killin (9 miles) at the west end of the loch offers shops, pubs, restaurants and a golf course.  A further range of services is available in Aberfeldy such as shopping, with a good selection of quality shops, medical, dental, optical and veterinary practices, many alternative practitioners and schooling at the well regarded Breadalbane Academy.  The pleasant county town of Perth is just over an hour drive south.

Outdoor pursuits are readily available for example, golf on several 9 and 18 hole courses within 30 minutes drive, walking and climbing with a number of Munros in the immediate area and water sports.  The Aberfeldy Recreation Centre offers an indoor swimming pool, multi-gym and squash courts and there is a great choice of clubs and societies catering for most interests.

Although enjoying a peaceful Highland setting, the property is very accessible as most of the local centres in Scotland are with a 2 hour drive and on a more local level enjoys the benefit of being on the route of the School bus, the travelling library, fish van and in addition the post van will deliver essentials.

DESCRIPTION

Baile Mhuilinn was Architect designed and completed in 1995 of cavity block construction with mainly natural stone faced elevations and a pitched and hipped roof covered with reclaimed local slates.  The accommodation is presently on one floor with an attractive split level layout. However the spacious floored loft provides scope to create further accommodation if required.

The accommodation comprises:

Accommodation

Vestibule

1.91m x 1.43m (6'3” x 4'8”)

With part glazed outer door and side screens, vinyl floor covering, part glazed inner door and side screens to 

Entrance Hall

7.3m x 2.19m (23'11” x 7'2”)

With fitted carpet, storage heater, coat cupboard with hanging rail with shelf over and folding door, hatch to loft.

Loft

17.1m x 4.0m (56'1” x 13'1”)

Floored and extending to full length of house, with window east, electric power and light, extending aluminium loft ladder, central head height of 2.908m (9'6”).

Cloakroom

1.89m x 1.71m (6'2” x 5'7”)

With WC, vanity unit, tiled surround, heated towel rail, extractor fan, window north.

Sitting Room

6.26m x 4.57m (20'6” x 15'0”)

A door leads from the entrance hall to steps down to the sitting room with storage under, windows east and west, 2 French windows south with views of Loch Tay and mountains beyond, log burning “Clearview” stove (also heats water) set in natural stone fireplace with stone hearth, picture rail, bookshelves, fitted carpet, TV and telephone points, convector storage heater, folding double doors to dining room.

 

Dining Room

4.59m x 3.98m (15'1” x 13'1”)

With double window south towards Loch Tay, double window east, door and steps down from kitchen with storage under, picture rail, fitted carpet, convector storage heater.

 

Breakfasting Kitchen

5.26m x 4.39m (17'3” x 14'5”)

With 2 windows east, window north to Ben Lawers, pine wall and base storage units, Corian work surfaces, tiled surround, 4 oven electric Aga with Aga pan rack over, space for fridge, ceramic tiled floor, storage heater, telephone and TV connections, extractor fan, part glazed door to steps down to dining room, part glazed door to

Rear Porch  

1.53m x 1.05m (5'0” x 3'5”)

Window west with blind, ceramic tiled floor, coat hooks with hat shelf over, stable door to outside, door to

Utility Room

3.3m x 2.15m (10'10” x 7'0”)

With windows east and west, single drainer stainless steel sink unit, tiled surround, plumbing for washing machine, water heater control panel, pulley, door to   

Walk-in Larder

2.14m x 1.48m (7'0” x 4'10”)

With extensive shelving, ceramic tiled floor.

From entrance hall

Bedroom 4/Study

3.17m x 2.97m (10'4” x 9'8”) extremes

With double window north, fitted bookshelves, recessed fitted desk and shelves, telephone point, fitted carpet.

Master Suite comprising: -

Bedroom

3.99m x 3.55m (13'1” x 11'7”)

With door and stairs down from hall with storage cupboard under, double window south, panel heater, fitted carpet, open to

Dressing Area

1.88m x 0.984m (6'2” x 3'3”)

With 1 single and 2 double built-in wardrobes with shelves and hanging rail, coat hooks, fitted carpet.

Bathroom

2.6m x 2.18m (8'6” x 7'2”)

With window west with blinds, bath, separate tiled shower enclosure with plumbed in Mira shower, wash hand basin, WC, heated towel rail/radiator, part tiled walls, shaver point, strip light, extractor fan, wall mounted fan heater.

From the hall a door leads to the Guest Wing, comprising: -.

Corridor

5.36 x 1.08m (17'7” x 3'6”)

With convector storage heater, fitted carpet.

Airing Cupboard

With slatted shelves, hot water cylinder, folding door.

Bedroom 2

3.63m x 3.02m (11'11” x 9'11”)

With window west, panel heater, shelf, fitted carpet.

Bathroom

2.52m x 2.21m (8'3” x 7'3”)

With window west, bath with Triton shower over and glazed screen, WC, wash hand basin, wall tiles, strip light, shaver point, wall mounted fan heater, vinyl floor covering.

Bedroom 3

3.64m x 2.99m (11'11” x 9'10”)

With windows north and west, walk in wardrobe with hanging rail and shelf, fitted carpet, panel heater.

OUTSIDE

Attached double garage

5.6m x 5.6m (18'4” x 18'4”)

With solid floor, 2 timber faced up and over doors, side door, door to garden, overhead rafters storage, 2 windows east, power and light, consumer board, mechanism for water from borehole.

GARDEN AND GROUNDS

Baile Mhuilinn sits within an established terraced garden of about 0.74 acres (0.3 ha) which has been created over the past 14 years to include many types of tree such as Scots pine, alder, rowan, oak, beech, holly and fruit trees and bushes; a wide variety of shrubs such as large rambling roses, and rhododendrons as well as a mass of spring flowers. To the east there is a large productive vegetable garden, herb garden, aluminium framed greenhouse with staging, timber shed with power and light, soft fruit cage and a burn providing garden water.  The subjects also benefits from external security lighting. To the south of the formal garden, there is an area of ground extending to about 0.587acres (0.238 ha) which sits within the village envelope and offers possible development potential. 

There is also an option to buy the adjoining ground marked Area 2 on the site plan at a fixed price of £30,000 which sum should be included in an offer for the whole.

Additional Information

MOVEABLES

The fitted floor coverings, light fittings, curtains and blinds are included in the sale.  Garden furniture and containers are not included.  Some items may be available by separate negotiation.

COUNCIL TAX

Band G

SERVICES

Water  Private bore hole

Drainage Private to septic tank

Electricity Mains

Heating Electric 

Broadband Connection via mobile telephone network

DIRECTIONS

From the A9, take the A827 at Ballinluig signposted Aberfeldy etc.  After 10 miles pass through Aberfeldy carrying straight on at The Crossroads/traffic lights into Kenmore Street and continue for 14 miles passing through Kenmore and Fearnan until you reach Lawers on the north side of Loch Tay.  Shortly after passing the Horn Carvers on the right and crossing a stone bridge, there is a sign indicating the access to Baile Mhuilinn on the left hand side.

VIEWING

Viewing is by appointment only through the Selling Agents, CKD Galbraith, 25 Bank Street, Aberfeldy, PH15 2DE.  The person who may accompany you, however, may not be an employee of CKD Galbraith

Selling Agents / Local CKD Galbraith Office

IMPORTANT NOTES

1 These particulars are intended to give a fair and overall description of the property.  If any points are relevant to your interest, please ask for further information, prior to viewing.  Prospective purchasers are advised to seek their own professional advice.

2 Areas, measurements and distances are given as a guide.  Photographs depict only certain parts of the property.  Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor the working order of services and appliances.

3 These particulars shall not be binding on our clients whether acted on or otherwise, unless the same is incorporated within a written document, signed by our clients or on their behalf, satisfying the requirements of Section 3 of The Requirements of Writing (Scotland) Act 1995.

4 Closing Date

A closing date may be fixed.  Prospective purchasers who have notified their interest through lawyers to CKD Galbraith, in writing, will be advised of a closing date, unless the property has been sold previously.

The Seller will not be obliged to accept the highest, or indeed any offer and has the right to accept an offer at any time or withdraw the property from the market.  The Seller will not be liable for any costs incurred by interested parties.

5 Offers

Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to CKD Galbraith, 25 Bank Street, Aberfeldy, Perth PH15 2DE.

6 Third Party Rights and Servitudes

The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereof.

An application for planning permission has been made in respect of ground to the east of the subjects of sale marked Area 3 on the site plan.

Servitude rights of access for the installation and maintenance of services are being reserved over the subjects of sale in favour of Areas 2 and 3.