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Achnasheen about 29 miles. Inverness about 70 miles. (Inverness airport approx 1.5 hour).

Offers over £395,000

Overview

A substantial, B-listed property of character set in the heart of Gairloch and overlooking the harbour.

The accommodation comprises :

Ground floor : Snug, Dining Room, Kitchen. Mezzanine : reception room.

First floor, Master suite, further en suite bedroom and sitting room. Two cloakrooms.

Second floor : Study and 3 further bedrooms, all en suite.

* Magnificent harbour location

* Self catering/holiday let income

* Parking for up to 8 cars.

General

Charleston House dates back to 1776 and is Category B listed. It is a substantial property of traditional construction, harled under a slate roof. It lies on the south side of the harbour in the popular west coast village of Gairloch which offers a good range of shops and facilities including primary and secondary schooling, a bank, post office and a number of hotels and other restaurants.

The West Coast of Scotland is famous for its mild climate and outstanding scenery. For the outdoor enthusiast many pursuits are within easy reach including golf, sailing and bird watching. Excellent coastal and upland walking is available directly from the property and many of the region’s high peaks are close by. There are a number of islands and delightful sandy beaches to explore and launching/storage facilities are available for recreational boats. Berths are available at the recently installed pontoon which is only a short walk away. The area has a reputation for excellent sport fishing and fresh water angling and stalking can be obtained locally by prior arrangement. The NTS Inverewe Gardens on the far side of Gairloch may be visited all year round.

Charleston House was purchased by the current vendors some 9 years ago and until last year was operated as a very successful Restaurant with Rooms. The property is now a very comfortable large family home. It is being let as a large holiday house through a reputable agency specialising in large country houses and is proving extremely popular.

Immediately adjacent to the house is car parking for up to eight cars and there are two slip ways adjacent although these are not owned by the vendor.

Accommodation

The front door opens to the:

Reception Area

3.82m x 3.17m (12’4” x 10’4”)

Which is at mezzanine level between the Ground and First Floors. Exposed oak floor, and access to the staircase. With a timber door with a peephole giving access to the outside. Exposed oak floor.

On the ground floor :

Snug

5.34 x 4.1m (17’5” x 13’5”)

A most atmospheric room with a low beamed ceiling, timber floor, a timber bar area with shelving, a spotlight rail, natural stone wall with original inglenook fireplace fitted with wood burning stove and an open arch to the dining room. Access to the outside, and steps down to:

Dining Room

4.87m x 4.97m (15’10” x 16’3”)

With an exposed oak floor and double windows. Split level and partly open plan to the Snug on one side and Swing door through to:

Kitchen

5.3m x 4.8m (17’4” x 15’7”)

A fully fitted commercial kitchen with a tiled floor, wall and floor cupboards and plate racks and partly tiled walls. Commercial extractor fan and shelving. Redring sun spot heater. Door to the rear courtyard. A partly glazed door opens to the Reception Room and Front Door and the stairs continue to the first floor.

Returning to the dining room, a further door leads to a small lobby with coat hooks and stairs rise to the stairwell with a fire door to the rear. A partly glazed door opens to the:

The stairs continue to the first floor with doors opening to:

Sitting Room

5.43m x 4.6m (17’8” x 15’1”)

A bright, triple aspect room with views over the harbour, cast iron fireplace with Victorian tiled inserts with an electric coal effect fire, TV point, partly panelled walls to dado height. Open shelved bookcase with cupboard below.

Master Bedroom

5.37m x 3.55m (17’6” x 11’6”)

A bright double aspect room with an open cast iron fireplace, telephone point and dressing area.

En Suite Bathroom/Shower Room

2.8m x 1.99m (9’2” x 6’5”)

Rolltop bath, wash hand basin with shaver light and socket over, wc, tiled shower cubicle with mains shower. Partly panelled walls to dado height.

The dressing area has a built in wardrobe and a telephone point.

Bedroom 2

3.79m x 3.65m (12’4” x 11’10”)

With a flat screen LCD Bush TV, concealed radiator and door to:

En Suite Shower Room

1.8m x 1.9m (5’9” x 6’2”)

Tiled shower cubicle with Mira Mains shower, wash hand basin with mirrored splashback and shaver socket, wc. Partly panelled walls to dado height.

Cloakroom

2.1m x 1.97m (6’9” x 6’5”)

With two wash hand basins and a wc.

Second Cloakroom

1.96m x 0.9m (6’4” x 2’95”)

With wash hand basin and wc.

The stairs continue to the second floor corridor with a shelved linen cupboard, a large shelved storage cupboard, a further cupboard housing the water tanks and providing useful storage and the hot water booster pump for the power showers. Doors off to:

Study

2.1m x 2.2m (6’9” x 7’2”)

With telephone and computer points (8MB Broadband connection) and wireless internet connection throughout the property. Large walk in storage cupboard adjacent.

Bedroom 3

4.77m x 4.25m (15’6” x 13’9”) max

Lightly coombed with an attractive cast iron fireplace, a hatch to the roof space, partly panelled walls to dado height, Samsung flat screen TV, shelving. Door to:

En Suite Bathroom

1.7m x 1.97m (5’6” x 6’5”)

A rolltop bath carefully placed to overlook the harbour. Wash hand basin with shaver socket adjacent and wc. Timber floor.

Bedroom 4

3.29m x 3.57m (10’8” x 11’7”)

Again overlooking the harbour with a Samsung flat screen TV, partly panelled walls to dado height and door to:

En Suite Shower Room

1.67m x 1.9m (5’5” x 6’2”)

Partly tiled walls, tiled floor and tiled shower cubicle with Mira Zest electric shower, wash hand basin with shaver socket and wc.

Bedroom 5

4.85m x 3.68m (15’9” x 12’1”)

Again lightly coombed, partly panelled walls to dado height, cast iron fireplace, flat screen Samsung TV and door to:

En Suite Shower Room

1.83m x 1.61m (6’ x 5’3”)

Tiled shower cubicle with Mira Sport electric shower, wash hand basin with shaver socket, wc and partly tiled walls and tiled floor.

OUTSIDE

To the rear of the house are a number of useful outbuildings comprising:

Food Store

3.56m x 2.27m (11’7” x 7’4”)

Of concrete block construction under a felt roof with shelving, space for freezer and fridges, the main electricity supply with 3 phase.

Boiler Room

2.07m x 1.86m (6’8” x 6’1”) max

Housing the Grant 140 – 160 multi-pass oil boiler (high efficiency and recently installed) with Heatrae Sadia Megalife hot water cylinder adjacent. Plumbing for washing machine and Belfast sink.

Laundry

1.98m x 1.96m (6’5” x 6’4”)

With shelving, and housing the ice making machine and tumble dryer.

Storage Shed

6.3m x 3.09m (20’7” x 10’1”)

Of timber construction under a galvaprime roof providing useful storage.

THE LAND

To the rear of the house a steep bank rises to the perimeter of the property. To the side is tarmac parking space. Just outwith the property are two very convenient slipways giving easy access to the harbour.

Additional Information

MOVEABLES

Fitted carpets, curtains, light fittings are included in the sale. The commercial appliances in the kitchen, fridges, freezers, cookers etc can be taken over by separate negotiation as can all furniture and accessories, excepting some personal items.

SERVICES

Electricity - mains 3 phase

Water - mains

Drainage - mains

Heating - oil fired

COUNCIL TAX

Charleston House rateable value for non-domestic rates is £3,250.

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 to the Tore roundabout and thereafter the A835 signed to Ullapool. Just after Garve turn left on the A832 to Achnasheen and Gairloch. In the village of Gairloch turn left just beyond the Gairloch Highland Lodge and proceed along the shore to Charleston House.

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, 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.