North Kessock about 3 miles. Inverness about 8 miles. Airport about 14 miles.

Offers over £265,000

Overview

A charming south facing cottage overlooking the Moray Firth.

* Accommodation over two floors comprises:

Ground Floor: Entrance Vestibule. Entrance Hall. 2 Bedrooms. Bathroom.

First Floor: Sitting Room. Master Bedroom with en suite Shower Room. Dining Kitchen. Utility Room.

- Garage and 2 store rooms

- Terraced gardens

- Spectacular views over the Moray Firth to the Cawdor Hills

General

Kilmuir on the Black Isle, is a charming and unspoilt hamlet lying on the north shore of the Moray Firth, its cluster of houses set back from the shoreline, enjoying a spectacular location with wonderful views and yet within minutes of the centre of Inverness. Number 8 dates from the late 1800's and has been extended and modernised to create a comfortable and easily managed home. The sitting room is upstairs to take advantage of the coastal light and panoramic views, while the dining kitchen, on the same floor, is built in to the hill with direct access to the sheltered, terraced gardens, rising to the community owned woodland behind.

Inverness is a thriving and expanding city, its prosperity reflected in its amenities including excellent restaurants, good shopping and recreational facilities, while a strong traditional Highland culture blends happily with modern theatre and the arts. The city has good communications with a main line railway station and the airport with its regular flights all over the British Isles and summer flights to Europe, these options expanding all of the time. Primary schooling is available in nearby North Kessock Primary while secondary schooling is available at Fortrose or Inverness and within a short drive is a newly established independent school.

Lying between the Moray Firth to the south and the Cromarty Firth to the north, the Black Isle is a peninsula, its fertile, rolling countryside culminating in a beautiful coastline of raised beaches and prominent headlands dotted with historic villages. This region offers many opportunities for rural sport and recreation with sailing on the Moray Firth, a number of first class local golf courses, walking, climbing and the traditional game sports of fishing, shooting and stalking. There are way marked walks and cycle trails direct from Kilmuir and its coastal location provides regular sightings of marine birds and the Moray Firth bottlenose dolphins.

DESCRIPTION

Number 8 Kilmuir is a semi-detached cottage, of stone construction, harled under a slate roof with an extension to the rear. From the single track public road, a turning leads to a parking area in front of the garage. Further parking is available on the opposite side of the road.

Accommodation

Double wooden doors open to the:

Entrance Vestibule

1.2m x 0.9m

With cupboard housing electricity meter and fuse box, tiled floor, coat hooks and glazed double door opening to the:

Entrance Hall

2.8m x 2.1m max

An L-shaped room with doors off to:

 

Bedroom 1

4.1m x 3.8m max

A double aspect, L-shaped room with Cat5/telephone point.

Bedroom 2

3.7m x 3.6m max

An L-shaped room.

Bathroom

2.3m x 1.8m

With bath with power shower over, wash hand basin in vanity unit with timber worktop, WC, mirror, shaver light, extractor fan, partly tiled walls and heated towel rail.

From the entrance hall, stairs lead to the first floor:

 

Sitting Room

5.6m x 4.9m

A double aspect room with partly coombed ceiling, exposed beams, timber floor, recessed multi fuel stove with marble surround, hearth and shelf, TV point, Cat5/telephone point and glazed double doors leading to:

 

Dining Kitchen

6.4m x 3.3m

With sloping, timber lined ceiling, timber floor, fitted floor and wall units, single bowl stainless steel sink with drainer, integral dishwasher, integral electric double oven, integral ceramic hob, extractor hood, Cat5/telephone point, patio doors leading to rear terrace, high level window and door to:

Utility Room

2.7m x 1.9m

With fitted floor and wall units, single bowl stainless steel sink with drainer, plumbing for washing machine, oil fired boiler, coat cupboard, coat hooks, access to roof space and door to garden.

Returning to the sitting room, a door leads to the:

Master Bedroom

4.3m x 4.2m

A double aspect, L-shaped room with timber ceiling, one Velux window, integral bedside cabinets with drawers and tiled shelf behind bed head, fitted wardrobes, mirror fronted wardrobe, Cat5/telephone point and door to:

En Suite Shower Room

2.7m x 1.7m max

With corner shower cubicle with mains power shower, wash hand basin in vanity unit with cupboards below, WC, corner cupboard, partly tiled walls, timber lined ceiling, skylight and shaver socket.

OUTBUILDINGS

Single Garage

5m x 3.2m

With up and over door, concrete floor, shelving, light and power.

Storeroom 1

3.7m x 2.4m

Attached to the garage and with light, power and door to:

Storeroom 2

2.5m x 2.2m

With power, light and Velux window.

GARDENS AND GROUNDS

The gardens at No 8 Kilmuir lie mainly to the rear of the cottage. A flagstone terrace provides a sheltered sitting and barbecue area, edged with colourful raised beds and shrubs. From here steps lead to the terraced lawns, edged with stone walls and interspersed with a variety of trees and shrubs and rising to the wooden boundary fence. From here there are panoramic views over the Moray Firth and beyond the fence is the community owned wood comprising a mix of mature Scots Pine, birch and other native trees.

Across the road from the cottage, above the stony beach, is a grassed sitting area and mono block parking space.

Additional Information

KILMUIR WOODLAND ASSOCIATION

Ownership of No 8 includes membership (as 1/14th share) of “Kilmuir Woodland Association” (KWA), which owns the wooded area of approx 3.5ha directly behind the village along with the strip of land between the road and the sea along the village. The KWA meets formally once a year for the management purposes.

SERVICES

Water Mains

Electricity Mains

Drainage Private

Heating Oil fired

Internet Broadband available

Fully double glazed

COUNCIL TAX

Number 8 Kilmuir falls under Council Tax Band E.

DIRECTIONS

From Inverness take the A9 north. Immediately after crossing the Kessock Bridge, turn left signposted to Kilmuir. Continue for approximately 3 miles, following the signs for Kilmuir. Number 8 is about half way along the row of houses on the shoreline.

MOVEABLES

All fitted carpets and light fittings are included in the sale. Further items may be available by separate negotiation.

SOLICITORS

Mrs Gillian Silver

MacNeil & Critchley Solicitors

9 Ardross Street

Inverness

IV3 5PN

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 the 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, thought a Scottish Lawyer, to CKD Galbraith, Reay House, 17 Old Edinburgh Road, Inverness, IV2 3HF.

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.