Printer-friendly version of this page Register your interest in this Property Download PDF Schedule - includes floor plan Selling Agents for this property Browse more properties in this region

Tain about 3 miles. Inverness about 34 miles.

Offers over £390,000

Overview

An attractive, traditional farmhouse, with a steading adjacent, in a peaceful location and with rural views.

About 4.5 acres (1.83 has).

Farmhouse accommodation, Ground floor: Vestibule,Shower room,Kitchen, Pantry, Dining room, Sitting room, Drawing room,

First Floor: three Bedrooms and Bathroom.

* Two grass paddocks.

* Delightful walled garden.

* Adjacent steading and barns with conversion potential.

For sale as a whole or in two Lots.

Lot 1   3.58 acres (1.48 ha) or thereby

Lot 2   0.92 acres (0.37 ha) or thereby

Download PDF Siteplan

General

Bogbain Farmhouse lies close to Tain in Easter Ross, a thriving town on the southern shores of the Dornoch Firth. The farmhouse, which dates from the late 1800's, was originally part of a working farm and today comprises an attractive, compact smallholding with the opportunity for a diversity of uses such as equestrian or residential development. The steading, which in all probability has considerable development potential, although interested parties must make their own enquiries with the planning authorities, lies to the north-east of the house and is of traditional construction. It comprises cattle courts, machinery store, granary and workshop. Adjacent to the steading is the remains of a farm worker's cottage, while to the rear of the house is the stone and slate cart shed. The farmhouse itself faces south-east and lies in a sheltered and peaceful location with attractive views over farmland, woodland and the delightful walled garden.

Tain is one of the oldest of Scotland's Royal Burghs and today its historic centre with its ruined chapel, old church and museum lie at the heart of a thriving town, popular for its coastal location and strong sense of community. The surrounding countryside is beautiful and varied and offers a wide range of rural sport and recreation including a beautiful beach and famous golf course at nearby Dornoch, as well as delightful walks available direct from the house. The town has a wide range of useful shops, excellent schools, a medical centre and good restaurants and hotels, both within the town and nearby. Inverness, about a fifty minute drive away, has all the facilities of a modern city including its airport with regular flights to the south and summer flights to Europe.

LOT 1 – Bogbain Farmhouse and about 3.3 acres.

Bogbain Farmhouse is of stone construction under a slate roof. The property is approached off the single track public road via a hardcore, tree-lined drive over which the owners have a right of access.

Accommodation

The drive leads behind the steading to a parking area at the rear of the house. From here a partly glazed door opens to the:

Entrance Vestibule

2.3m x 1.1m

With fitted cupboard, wall-mounted fuse box, coat hooks and doors off to:

Shower Room

2m x 1.7m

With double shower cubicle, wash hand basin, WC, partly tiled walls and wall-mounted electric bar heater.

 

Kitchen

4.3m x 4.2m

A double aspect room with fitted floor and wall units, single bowl stainless steel sink with drainer, gas-fired Rayburn, TV point, partly tiled walls, plumbing for dishwasher, telephone point, door to Dining Room and door to:

Pantry

1.9m x 1.4m

With shelving and plumbing for washing machine.

Returning to the Entrance Vestibule a partly glazed door leads to:

Inner Hall

3.5m (max) x 3.3m

Housing under stair cupboard, telephone point and doors to:

 

Dining Room

4.7m x 4.2m

Currently used as a sitting room. With fireplace with brick surround and timber mantelpiece, TV point and door to kitchen.

Main Hall

4.2m x 1.8m

With cornicing, front door to garden and doors to:

Drawing Room

4.7m x 4.2m

With fireplace with tiled surround and hearth, recessed shelving, picture rail and cornicing.

Sitting Room

4.7m x 4.2m

A double aspect room with raised fireplace on brick and tiled hearth with brick surround, recessed shelving, picture rail and cornicing.

Returning to the inner hall, stairs lead to the First Floor Landing with doors off to:

 

Bedroom 1

5.1m x 4.2m

A double aspect room with partly coombed ceilings, fitted wardrobe, airing cupboard with shelving, housing the hot water cylinder and recess with shelving.

Bedroom 2

4.3m x 4.3m

A double aspect room with partly coombed ceilings and wash hand basin in vanity unit.

Bedroom 3

4.3m x 4.2m

A double aspect room with partly coombed ceilings, built-in cupboard and TV point.

Family Bathroom

2.8m x 2.4m

With partly coombed ceiling, bath, wash hand basin, WC, airing cupboard and access to roof space.

Wood Store

Of stone and slate construction and semi-detached to the house.

Paddocks and Grounds

The grounds offered with Lot 1 extend to approximately 3.3 acres, of which about 2.3 acres comprise the grass paddocks lying to the front of the farmhouse. Both paddocks are stock fenced and have separate access. The paddock adjacent to the steading has sheep handling pens.

The remaining land comprises:

 

The Gardens

The gardens at Bogbain Farmhouse lie mainly to the front of the house and are surrounded by a high stone wall giving shelter and privacy. The garden is laid out in compartments, each leading to the next and providing year round colour and interest. To the front of the house is an area of hard standing decorated with tubs and pots and providing a sheltered sitting area. This is fronted by a raised rose bed and to the side is a gravel garden. Beyond this, mixed herbaceous and shrub beds create separate areas and edge the lawn, leading through to the kitchen garden with its fruit cage, orchard and poly tunnel. To the side is a hen and duck run with a small pond.

To the rear of the house is a small courtyard, laid mainly to grass and decorated with colourfully planted tubs and containers.

LOT 2 – The steading and about 1.2 acres.

Steading

The steading is mainly of stone and corrugated iron construction and lies to the north-east of the farmhouse. No longer fully utilised, the steading is in fairly good repair and comprises cattle courts, machinery store, granary, grain dryer, grain store, workshops, garage and the remains of the farm worker's cottage. As stated above, the steading offers the potential, with the necessary consents, for development.

Cart Shed

Of stone and slate construction, open ended and with five arches.

Additional Information

Note:

Offers subject to planning consent for the steading will not be considered. The local planning office in Dingwall can be contacted on 01349 864991.

Moveables

All fitted carpets, curtains and blinds in the Farmhouse are included in the sale. Further items may be available by separate negotiation.

Services

Electricity Mains

Water Mains

Drainage Private

Heating Open fires and gas heaters

Bogbain Farmhouse is full double glazed.

Council Tax

Bogbain Farmhouse falls into band F.

Viewing

Viewing is by prior appointment only through the Selling Agents, CKD Galbraith, Reay House, 17 Old Edinburgh Road, Inverness IV2 3HF. Telephone (01463) 224343. The person who may accompany you may however not be an employee of CKD Galbraith.

Directions

From Inverness take the A9 north. About a mile before Tain, turn right signposted to Muir of Hilton. Continue for approximately half a mile, bearing right at the driveway signposted Bogbain Farm. At the top of the drive, turn right and follow the road round behind the steading to the farmhouse.

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. The acreages are approximate only.

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, Reay House, 17 Old Edinburgh Road, Inverness IV2 3HF.

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 at the date of entry until paid at a rate of 5% over the Bank of Scotland basic rate, notwithstanding consignation.