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AUCHTERARDER ABOUT 7 MILES DUNBLANE ABOUT 8 MILES GLASGOW ABOUT 40MILES EDINBURGH ABOUT 48 MILES.

Offers over £420,000

Overview

An attractive Georgian house, enjoying a village setting.

About 0.30acres (0.12 ha)

* Accommodation over two floors comprises:

Ground Floor: Vestibule. Hall. Drawing Room. Dining Room. Snug. Breakfasting Kitchen.

Laundry Room. Study/Bedroom 5. Shower Room.

First Floor: 4 Bedrooms. Family Bathroom.

* A fully enclosed, well planted garden with lawn and seating area.

* Summer House.

* Off-street parking.

General

Little Ardoch lies in the village of Braco, some 7 miles from Auchterarder and some 8 miles from Dunblane. Braco is conveniently positioned for the A9, giving swift access to the cities and provides a village shop with post office, hotel, church and primary school. Auchterarder, known as the ‘Lang Toun’, provides good day to day amenities including a small supermarket, two butchers, banks, delicatessen, boutiques, library, secondary school and health centre. Both Edinburgh and Glasgow can be reached in under an hour’s journey by car, whilst Dunblane Railway Station has regular services to the cities. Stirling (approx. 13 miles) provides a cinema, swimming pool and national retailers.

The world renowned Gleneagles Hotel is found on the edge of Auchterarder. It offers 3 championship golf courses, a range of restaurants, swimming pool with spa facilities, shooting school, equestrian centre and falconry. Auchterarder, Crieff and Dunblane all have 18 hole courses, whilst hill walking may be enjoyed in the surrounding hills and glens.

Little Ardoch is well positioned for a number of independent schools including Morrison’s Academy and Ardvreck Preparatory School in Crieff, Strathallan, Glenalmond and Beaconhurst.

DESCRIPTION

Little Ardoch is a pretty Georgian house built of stone under a slated roof. It has retained many of its period features including astragal sash and case windows, sweeping staircase with polished handrail, panelled doors with original door furniture, cornices and deep skirtings. The rooms are all well proportioned, with tall windows, giving them a light and bright atmosphere. The kitchen, with Aga, is very much the heart of the house with the dining room conveniently positioned next door, with the drawing room directly opposite, making Little Ardoch ideal for entertaining. The bedrooms all lie on the first floor and are serviced by a family bathroom. In addition, the study, with shower room opposite, are to be found on the ground floor to the rear and could provide a guest bedroom, if required.

The accommodation over two floors comprises:

Accommodation

GROUND FLOOR:

Solid wooden door leads to:

Vestibule

With matwell, half glazed door with half glazed glass slips to:

Hall

With polished wooden floor, understairs cupboard, radiator, staircase to:

First Floor

With cast iron balustrades and polished hand rail.

From the hall doors lead to

 

Drawing Room

With polished mantel piece with slate hearth and cast iron grate, display shelves, double aspect with working shutters, cornice, ceiling rose, radiator.

 

Dining Room

With polished wooden floor, glass fronted door for wall press, cornice, picture rail, radiator.

Snug

With radiator, cornice, glass door leading to:

 

Breakfasting Kitchen

With tiled floor, fitted floor cupboard, plumbing for dishwasher, Corian 1½ sink with drainer and mixer tap, two oven Aga with tiled splashback, downlighters, electrics cupboard, door leading to:

Rear Hall

With two half glazed doors leading to garden, doors leading to:

Utility Room

With plumbing for washing machine, space for fridge freezer, downlighters.

Study/Bedroom5

With radiator, hatch to attic.

Shower Room

With shower in cabinet, wash hand basin, radiator, WC.

From the hall the staircase leads to:

First Floor Landing

With dimplex wall heater and doors leading to:

 

Bedroom 1

With display shelves, built in floor and wall double wardrobes, working shutters, cornice.

Bedroom 2

With radiator, cornice, wall press, working shutters.

Bathroom

With bath with shower attachment taps, over bath Mira shower, tiled walls (on two walls), picture rail, wash hand basin with tiled splashback, tiled floor, radiator, heated towel rail, hatch to attic, WC.

 

Bedroom 3

With double aspect, working shutters, radiator, cornice, ceiling rose, fitted double wardrobes, dado rail.

Bedroom 4

With double aspect, working shutters, radiator, display shelves.

GARDENS AND GROUNDS

The garden at Little Ardoch surrounds the house and is fully enclosed principally by a stone wall with a wrought iron fence immediately to the front. A gate and path lead to the front door and is bounded by a pretty rose and lavender garden. The side and rear the garden is principally down to lawn, with well stocked borders and mature shrubs giving structure and colour through the year. A summer house is found to the north, with a path leading to a raised seating area. A further seating area is found to the rear of Little Ardoch, adjacent to the back door, making it an ideal place for outdoor dining.

There is a timer shed and timber garage to the rear with a concrete working area, suitable for a double garage, if required.

Additional Information

SERVICES

Water Mains

Drainage Mains

Electricity Mains

Solicitor:

Neil Whittet

25 Barossa Street

Perth

PH1 5NR

Tel:       01738 628900
Fax:      01738 621200

COUNCIL TAX

Little Ardoch falls under Council Tax Band F.

DIRECTIONS

Little Ardoch is found on the left hand side of the main road of Braco, known as Front Street, after the post office and just before leaving the village to Crieff.

VIEWING

Viewing is by prior appointment only through the selling agents – CKD Galbraith. 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 have been prepared in all good faith to give a fair overall view of the property. If any points are particularly relevant to your interest in the property please ask for further information/verification. CKD Galbraith strongly recommend that you discuss any particular points which are likely to affect your interest in the property with them, in order that you do not make a wasted journey.

2) Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise nor that any services, appliances, equipment or facilities are in good working order. Purchasers should satisfy themselves on such matters prior to purchase and may wish to instruct an independent survey.

3) The photograph/s depict only certain parts of the property. It should not be assumed that any contents/furnishings/furniture, etc. photographed are included in the sale. No assumptions should be made with regard to parts of the property that have not been photographed. Please ask for further information if required.

4) Any areas, measurements or distances referred to are given as a GUIDE ONLY and are NOT precise. Certain measurements have been taken using a sonic measuring machine. If such details are fundamental to a purchase, purchasers must rely on their own enquiries.

5) Neither these particulars nor any subsequent communication by us on behalf of the vendors relative to the property shall be binding upon 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 or is granted in pursuance of any such document.

6) Entry

Entry will be as mutually agreed.

7) Closing Date

A closing date by which offers must be submitted may be fixed at a later date unless the property has been sold previously. Prospective purchasers who have notified their interest to CKD Galbraith, in writing, will receive a letter drawing their attention to the closing date. 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.

8) Offers

Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to CKD Galbraith, Lynedoch House, Barossa Place, Perth PH1 5EP. Offerors, particularly those from England, should satisfy themselves, through their Scottish Lawyer, that they fully understand the implications of offering under Scottish Law.

9) 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.

10) Conditions of Sale

A deposit of 10% of the purchase price shall be paid within seven days of completion of missives, which deposit will be non-returnable in the event of the purchaser failing to complete the purchase for reasons not attributable to the Seller or their Agents.

The balance of 90% will become payable on entry. Interest will be payable on the balance from the date of entry until paid at a rate of 5% over the Bank of Scotland base rate, notwithstanding consignation..

In the event of a purchaser failing to pay the full purchase price within a month from the date of entry, the seller shall be entitled to resile from the bargain and to re-sell the property without prejudice to his right to recover from the prospective purchaser any loss incurred.