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Offers over £550,000

Overview

An impressive Listed Georgian family house with extensive mature gardens and an outstanding southerly aspect over the Tay valley and beyond

• Accommodation over two floors comprises:

Ground Floor: Entrance Vestibule. Inner Hall. Drawing Room. Dining Room. Dining Kitchen. Utility Room. Cloakroom. Walk-in Pantry. Rear Hall.

First Floor: Principal Bedroom with En Suite Shower Room. 3 further Double Bedrooms. Single Bedroom. Family Bathroom.

• Superb elevated position.

• Immaculate order.

• High degree of privacy and seclusion.

• Large double garage, workshop and store rooms.

• Highly accessible location.

General

Sitting in a superb elevated position in the foothills of the Sidlaws on the ‘Braes of the Carse’ and commanding breathtaking far reaching views south over the Tay valley and the hills of Fife beyond, the Old School House lies in a highly accessible but secluded setting mid-way between Perth and Dundee, both of which offer an excellent range of city amenities. Independent schooling is available at Craigclowan Preparatory School, Glenalmond and Dundee High School. Edinburgh, with its international airport, can be reached comfortably in less than 55 minutes by road and there are main line railway stations in both Perth and Dundee. Dundee airport has frequent flights to several destinations including London’s City Airport, Birmingham and Belfast.

The rich fertile countryside of the surrounding Sidlaw Hills provides a beautiful backdrop to The Old School House with scope for an abundance of recreational opportunities including walking, cycling, riding and golf, with many top courses within easy reach including Carnoustie, which hosted the British Open championship in 2007, St Andrews, the world renowned “home of golf” and Gleneagles. High quality shooting and fishing may also be taken locally.

Description

The Old School House is a ‘C(S)’ Listed Georgian building of traditional stone construction under a slate roof and in excellent decorative order throughout. As its name suggests The Old School House provided early education for local Kilspindie village children in days gone by, until its conversion into a substantial house in the early 1970’s. Since then it has been lovingly cared for to provide a comfortable and substantial family home with considerable character and style in a truly wonderful location.

The spacious drawing room is particularly impressive with French doors opening onto a paved terrace extending along the front of the house. The room also features an Adam style fireplace surround,

wood wall panelling, ornate cornice and triple aspect.

Recently modernised, the lovely farmhouse style kitchen has three period windows giving southern and western aspects, comprehensive storage units, a Rangemaster electric double-oven cooker and a hardwood floor featuring under-floor heating. The kitchen gives access to the dining room with a further period window giving southern aspect. An adjacent utility room leads into a walk-in pantry and cloakroom.

There are four attractive double bedrooms (one en suite) on the first floor with a further single bedroom and family bathroom. The front two bedrooms feature original working shutters and the charming principal bedroom to the rear has direct access to the raised back garden. A useful floored loft storage room is accessed via a Ramsay ladder.

The accommodation, over two floors, comprises:

Accommodation

Entrance Vestibule:

With four picture windows, window seat, radiator, wall lights, power sockets, outside security-halogen-light switch, split pane glazed door to inner hall.

Split Level Inner Hall:

With broad staircase leading to first floor, radiator, two power sockets, glazed panels to dining room.

Rear Hall:

With storage cupboard housing fuse box and meters.

 

Drawing Room:

With Adam style fireplace surrounding a ‘Charnwood’ multi-fuel fire grate on marble hearth, drinks cupboard,

radiators, wall lights, power sockets, telephone and TV sockets. Ceiling rose, wood panelled to dado height, ornate cornice, triple aspect, three picture windows, window seats and double-glazed French doors opening onto south facing paved terrace.

 

Dining Room:

With doubleglazed picture window, radiator, wall lights, power sockets, polished wood flooring, glazed panels

to hall, feature swivel door to kitchen.

 

Kitchen:

With three double-glazed picture windows, double aspect, hardwood flooring with supplementary under-floor-heating, extensive range of fitted floor and wall units, work surfaces, tiled splash backs, Rangemaster electric double-oven cooker with ceramic hob, space for fridge, space and plumbing for dishwasher, ceramic sink and drainer, radiator, power sockets plus telephone and TV aerial sockets, steps to utility room.

Utility Room:

With ceramic mosaic tiled floor, space and plumbing for washing machine, Worcester Central Heating Boiler, power sockets, shelving, outside security-halogen-light switch, doors to walk-in pantry and rear garden.

Walk-in Pantry:

With power sockets, shelving and storage cupboard, space for chest/upright freezer.

Cloakroom:

With ceramic mosaic tiled floor, WC, wash hand basin, opaque window.

first floor

First-floor Landing:

With radiators, power sockets, loft access with Ramsay ladder to floored attic store room.

Principal Bedroom:

With picture window with working shutters, radiator, power sockets, cornicing, door to rear garden, outside-security halogen-light switch, door to ensuite washroom.

En Suite Shower Room:

With doubleglazed picture window, tiled floor, tiled to ceiling height, WC, wash hand basin, electric shaver

socket, shower cubicle with mains power-shower unit, airing linen cupboard housing hot water tank.

Bedroom 2:

With doubleglazed picture window, storage shelves, radiator, power sockets.

Bedroom 3:

With picture window with working shutters, radiator, power sockets, cornicing, shelved storage cupboard.

Bedroom 4:

With picture window with working shutters, radiator, power sockets, cornicing, storage shelves.

Bedroom 5:

With picture window, radiator, power sockets, cornicing, storage shelves.

Family Bathroom:

With tiled floor, radiator, wall with wood panelling to dado height, WC, wash hand basin, electric shaver socket, bath with mains power-shower unit, tiled surround to ceiling height.

external buildings

Garage:

10.80m x 3.08m (35’8” x 10’2”)

With double garage of painted harled brick construction with concrete floor, slate roof, power sockets, lighting and ‘up-and-over’ door.

Outbuildings:

With workshop with power socket and lighting, Store Room/Coal Shed, Store Room/Log shed.

Gardens and grounds

Extending to approximately 0.80 acres the mature and picturesque gardens have extensive lawns, a rock garden, terracing and a wide selection of trees, shrubs and herbaceous plants. The gardens are beautifully framed and sheltered by the surrounding contours and trees. From the recently tarmacadamed private lane the house is approached through wrought iron gates coming onto a tarred drive with a gravelled sweep to the front of the house providing parking for several vehicles. There is a delightful feature working Victorian lamp at the bottom of the garden and security lighting at the gates.

Additional Information

Services

Water Mains

Electricity Mains

Drainage Private

Heating Oil fired

Internet Broadband

Council tax

The Old School House falls under Council Tax Band F.

Directions

Perth - Travel East along the A90 dual-carriageway turning off at the ‘Glendoick Garden Centre’ fly-over intersection and then follow the Kilspindie road sign. After passing the ‘Kilspindie Village’ sign turn first left (follow signpost to Church). Go along this road, past church, and Manse and, after circa 100 yards, turn right onto a small tarmacadamed private lane. Drive to end of lane and The Old School House is on left.

Dundee - Travel West along the A90 dual-carriageway turning off at the ‘Glendoick Garden Centre’ fly-over intersection and then follow the Kilspindie road sign. After passing the ‘Kilspindie Village’ sign turn first left (follow signpost to Church). Go along this road, past church, and Manse, and after circa 100 yards, turn right onto a small tarmacadamed private lane. Drive to end of lane and The Old School House is on left.

Solicitors

Condies

2 Tay Street

Perth

PH2 7RX

Tel: 01738 440088

Fax: 01738 441131

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 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, Lynedoch House, Barossa Place, Perth PH1 5EP.

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.

The road to The Old School House from the church is private with maintenance costs being shared four ways.

7. Deposit

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 basic 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 rights to recover from the prospective purchaser any loss incurred.