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Town Centre ½ mile, Dornoch 9 miles, Inverness 34 miles.

Offers over £375,000

Overview

An attractive Victorian townhouse with views to the Dornoch Firth.

* Convenient location for schools and shops.

* Many original period features.

* Generous attractive garden grounds.

* Immaculate condition throughout.

• Accommodation over two and a half floors comprises:

Ground Floor: Entrance Vestibule.  Front Hallway.  Living Room.  Dining Room.  Bedroom 1 with en suite Sun Room and en suite  Shower Room.  Bedroom 2/ Guest Dressing Room. .  Kitchen/Breakfast Room.  Utility Room.  Wet Room.  Back Hallway.  Gym/Sauna Room.

Split Level Landing:        Reading Room/Enclosed Veranda.  Family Bathroom.    

First Floor:                    5 Further Bedrooms.

General

11 Knockbreck Road is a magnificent Victorian town house situated in the Oldest Royal Burgh of Tain in Easter Ross. The property dates from the late 19th century and has been in the same ownership for the last 20 years, during which time it has been continually improved with many original features being restored. The house provides extensive and flexible family accommodation over two floors with rooms of classic proportions and to the rear has wonderful views to the north to Dornoch and the east coast.

The Royal Burgh of Tain is a flourishing town situated on the southern shores of the Dornoch Firth. Tain was originally granted a Royal Charter in 1066 by King Malcolm III and was traditionally a sanctuary where people could claim the protection of the church and immunity from taxes. Today, it is a flourishing town with local services including two primary schools, a secondary school, museum, banks, supermarket, railway station and the Glenmorangie Distillery. Tain is also well placed to take advantage of a wealth of outdoor opportunities including stalking, shooting, salmon fishing and hill walking. Nearer to town the golf course is world renowned, designed by Old Tom Morris and was recently voted one of the top 50 golf courses in the UK.

Inverness, the capital of the Highlands, is approximately 30 minutes drive to the south and has all the services commensurate with a major centre including a main line railway and popular airport.

DESCRIPTION

From the gravelled driveway a footpath leads round the front of the house to stone steps and a solid wooden door with glazed panelling above opening to:

Accommodation

 

Entrance Vestibule

2.4m x 1.9m

With concrete floor and glazed panel door opening into:

Front Hallway

Approx. 5.7m x 2.4m max

A most impressive well-lit reception hall with archway, original cornicing, telephone point, corner cabinet. Door to back corridor and doors off to:

 

Living Room

5.9m x 4.9m

Large double aspect room with large pitch pine bay window with working shutters, original cornicing, picture rail, original plastered ceiling, TV point, telephone point, fireplace with multi fuel-burning stove, painted wooden mantel and Caithness slate hearth, shelves, cupboard.

 

Dining Room

5.1m x 4.9m

Double aspect room with working window shutters, original stripped and varnished wooden floor, stripped pitch pine woodwork, picture rail, original cornicing, TV point, wall lights. Shelved cupboard. Door to kitchen.

Returning to the Front Hallway, a door leads to a back corridor with doors to:

 

Bedroom 1

4.8m x 4.9m (max)

A large L-shaped room with laminate flooring, original painted tongue and groove boarding to dado height, shelved press cupboard, 3 bulb spotlight, door to Sunroom, stairs to Office/Dressing Room and door to:

En-suite Sunroom

3.1m x 2.3m

With tiled flooring, single glazed windows, 3 bulb spotlight, door to garden.

En-suite Shower Room

2.8m x 2.1m

With linoleum floor, partially tiled walls, WC, bidet, wash-hand basin with fitted mirror above with integral lighting, shaver socket, fitted shelving, fitted towel rail, shelved cupboard, large double shower cubicle with electric shower and tiled walls.

 

Office/Guest Dressing Room

4m x 3.5m

With partly coombed ceilings, double aspect room, spotlights, fitted shelving, painted tongue and groove boarding.

Returning to the back corridor which has a useful cupboard under the stairs with coat hooks, further doors lead to:

 

Kitchen/Breakfast Room

4.9m x 4.5m

Working window shutters, Caithness slate flooring, fitted country oak wall and floor units with worktop, 1½ stainless steel sink with drainer unit, fitted double electric oven with 4 halogen hobs and extract hood and lighting above, partially lime stone tiled walls, stripped woodwork, oil-fired AGA, which heats the hot water, with wooden mantel above, mains powered immersion heater, clothes pulley, door to dining room, TV point.

Utility Room

2.9m x 2.2m

With tiled flooring, views over back garden, fitted floor units with worktop, stainless steel sink with drainer unit, plumbed for washing machine and tumble dryer. Door to:

Wet Room

2.1m x 1.1m

With WC, wash-hand basin, under-floor heating, tiled walls and floor, stand up power shower, extractor fan, spotlights.

Back Hallway

3.7m x 2m

With tiled flooring, spotlight, fitted coat hooks, painted masonry, walls, door to:

Gym/Sauna Room

3.8m x 3.5m

With Caithness slate flooring, fitted heated towel rail, spotlights, double aspect room, fitted shelved cupboard, Camray 3 oil-fired boiler, large double berth sauna, fitted shelving.

Returning to the front hallway an impressive staircase with wooden handrails and original painted, carved spindles lead to a split level landing opening onto:

 

Reading Room/Enclosed Veranda

3.8m x 1.9m

Wonderful room with an open aspect and full height windows overlooking the back garden. Views to Dornoch and the Sutherland East coast. Double roof lights. Door to:

 

Family Bathroom

4.4m x 2.1m

With linoleum floor, partially tiled walls, painted tongue and groove timbered walls and ceiling, roof light, views over back garden, WC, wash-hand basin, bath with electric shower over, bidet, fitted towel rail.

Returning to the split-level landing, stairs lead to the upper landing with doors to:

Walk-in Cupboard

2.5m x 1.1m

With fitted shelving. Access hatch to large 3 section attic.

 

Bedroom 2

4.5 x 3.7m

With views to the north, working window shutters, TV point, closed fireplace with painted timber mantel, original cornicing, fitted shelving.

 

Bedroom 3

4.9m x 4.6m

Large, bright, double aspect master bedroom with bay window and working window shutters, original cornicing, shelved cupboard with hot water tank.

Bedroom 4

4.5m x 2.4m

With original cornicing and carved woodwork, working window shutters, bulb spotlight, views over front garden.

Bedroom 5/Sitting Room

6m x 4.9m

Large double aspect room with impressive bay window and original working shutters, open fireplace with Victorian tiles and cast iron surround, painted wooden mantel, original cornicing, wall lights, TV point, telephone point.

Bedroom 6

4.9m x 4.6m

With views to the south, working window shutters, original cornicing, large walk-in cupboard, cornicing.

 

Outbuildings

Single Garage

Approx. 5m x 4m

With timber door and partial timber cladding under a tiled roof and constructed from concrete block. Concrete floor, fitted shelving and electricity supply.

Large Timber Garden Shed

Approx 5m x 2m

With timber floor, fitted shelving.

 

Garden Grounds

The gravelled driveway leads round the side of the house to the fully enclosed and secluded rear garden where there is sufficient parking for at least 4 cars. The back garden is laid mostly to lawn with an attractive paved patio area surrounded by a mixture of attractive shrubs and bushes including heather, holly, rhododendron, climbing ivy, honeysuckle, clematis and Virginia creeper. Further paved patio area to rear. Outside water tap. The front garden is laid predominantly to lawn with a number of attractive trees and shrubs including rhododendron, palm trees, fern, winter jasmine, eucalyptus and pieris japonica. The property also benefits from 2 sets of 5’ metal gates, allowing the garden to be fully or only partly accessible, a particular advantage for families with young children or pets.

Additional Information

SERVICES

Water Mains

Electricity Mains

Drainage Mains

Heating Oil fired central heating, oil fired Aga

Internet Broadband available

COUNCIL TAX

Cromdale falls under Council Tax Band F.

DIRECTIONS

From Inverness, take the first turning into Tain and proceed along Knockbreck Road for approximately 1 mile. Cromdale is situated on the right

hand side before the garage.

MOVEABLES

Carpets and fitted appliances are included in the sale.

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 photographs 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 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 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.