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Offers over £435,000

Overview

About 6 acres (about 2.4 ha)

A sympathetic steading conversion with separate letting cottage.

* Accommodation comprises:

The Steading

Ground Floor: Entrance Hall. Reception Hall. Dining Kitchen and Sitting Room. 2 Bedrooms with shared en suite Bathroom. Cloakroom.

First Floor: Master Bedroom with en suite Bathroom. Bedroom 4 with en suite Shower Room.

* The Cottage

Ground Floor: Sitting Room. Dining Room. Kitchen. Study. Shower Room.

First Floor: 2 Bedrooms.

* Games room and laundry.

* Secluded location.

* Views to the Moray Firth.

* Paddock and mature woodland.

* Within walking distance of the beach.

Cottage floorplan pdf

Steading floorplan pdf

General

Easter Craiglands lies in a beautiful and secluded rural location within easy reach of the village of Fortrose on the Black Isle, a peninsula lying between the Moray Firth to the south and the Cromarty Firth to the north. The property lies in the heart of rolling farmland with framed views to the Moray Firth and on the edge of the Fairy Glen, a famous beauty spot of mature native trees edging a burn of waterfalls and deep pools.

Formerly a cottage and L-shaped steading, Easter Craiglands has been transformed to a house with adjacent supplementary accommodation by sympathetically converting the steading using the original footprint and, wherever possible, the original stone and openings, to create a beautiful contemporary home in harmony with its surroundings. Currently, the properties are run as successful holiday lets and, while this versatile property allows for a number of uses, outline planning consent has been granted to join the cottage to the main house. In addition to the living accommodation in the steading, there is an adjoining games room and laundry with extensive loft offering the potential to extend the house further or provide office or workroom space.

Fortrose grew up around its Cathedral and this is still reflected in its fine architecture and original layout. The town has a number of shops, hotels and restaurants, with primary schooling available in Avoch and secondary schooling at the highly acclaimed Fortrose Academy. There is a yacht club and tennis courts in the town as well as an excellent golf course on Chanonry Ness, a spit of land extending in to the Moray Firth and from where the Moray Firth bottle nose dolphins can most often be seen. There are many walks and way marked cycle trails in this beautiful area as well as a walk from the house leading through the Fairy Glen to Rosemarkie with its sandy beach and popular pub and restaurant. Inverness, a short drive away, has all the facilities of a modern city including its airport with regular flights to the South.

Easter Craiglands has a double access over shared tracks, off either a minor public road or through the Fairy Glen off the main Fortrose to Cromarty road.

Accommodation THE STEADING

From the gravelled parking area steps lead down to a pathway continuing around the steading and to the front door opening to:

Entrance Vestibule

2.6m x 2.4 max

With tiled floor, fitted coat cupboard housing fuse box and electricity meter and open archway leading to:

 

Reception Hall

4.1m x 3.9m max

With under stair cupboard, telephone point, tiled floor, door to courtyard and door to:

 

Dining Kitchen and Sitting Room

7.9m x 3.9m

A triple aspect room with timber floor, glazed door to garden, fitted floor and wall units, single bowl stainless steel sink with drainer, integral Neff electric oven and hob, extractor hood, integral dishwasher, partly tiled walls, TV point and telephone point.

Returning to the reception hall, a corridor leads off. With tiled floor and doors off to:

Cloakroom

2.4m x 1.8m

With timber floor, wash-hand basin with splash back and WC.

Bedroom 1

3.9m x 3.1m

A double aspect room with hanging cupboard, shelved cupboard, TV point, telephone point and door to:

En-suite Bathroom

2.8m x 2.5m

With bath with shower over, wash-hand basin with splash back, shaver light, WC, partly tiled walls, heated towel rail and door to bedroom 2.

 

Bedroom 2

3.8m x 4.1m

With double fitted wardrobes, TV point and door to en-suite bathroom, shared with Bedroom 1.

Returning to the reception hall, stairs lead to the first floor landing with double Velux windows, access to roof space, walk-in linen cupboard and doors to:

Bedroom 3

6.3m x 3.8m max

A tripe aspect L-shaped room with 2 double Velux windows, hanging cupboard, shelved cupboard, TV point and door to:

En-suite Shower Room

2.4m x 1.8m

With partly coombed ceiling, corner shower cubicle, wash-hand basin with splash back, shaver light, WC, heated towel rail, Velux window and tiled floor.

Master Bedroom

8.3m x 3.9m max

An L-shaped, double aspect room with 2 double Velux windows, hanging cupboard, shelved cupboard, TV point and door to:

En-suite Bathroom

3.5m x 2m

With partly coombed ceiling, Velux window, bath with splash back, wash-hand basin with splash back, shaver light, corner shower cubicle, WC, heated towel rail and tiled floor.

OUTBUILDINGS

Attached to the steading and accessed from the courtyard. A door opens to:

Games Room with Laundry

8.1m x 4.1m

With fitted floor units with stainless steel sink with drainer, plumbing for washing machines, cupboard housing the oil-fired boiler and the pressurised water cylinder, access to roof space, concrete floor and coat hooks.

Loft

16m x 3m

Accessed by a Ramsay ladder. With power and light and a separate larger hatch to allow access for equipment and machinery.

There is an outside tap within the courtyard.

THE COTTAGE

A gravel walkway leads to the front door opening to:

Entrance Hall

3.1m x 1.1m

Housing under stair cupboard and with doors off to:

Sitting Room

4.4m x 3.2m

A double aspect room with open fire with tiled hearth and mantelshelf, cupboard, TV point and telephone point.

 

Dining Room

4.4m x 3.6m

With inglenook fireplace with wood-burning stove on a slate hearth, partly panelled walls and doors to:

Office

3.1m x 2.2m

Currently used as a bedroom.

Kitchen

2.6m x 2.5m

With fitted floor units with single bowl stainless steel sink with drainer, partly tiled walls and door to back hall with doors to dining room, courtyard and:

Shower Room

1.8m x 1.5m

With corner shower cubicle with electric power shower, wash-hand basin with tiled splash back, mirror, shaver socket, WC and extractor fan.

Returning to the entrance hall, stairs lead to:

First Floor Landing

3.1m x 0.9m

With partly coombed ceiling, skylight window, cupboards and doors to:

Bedroom 2

3.6m x 3.6m excluding bay window

With partly coombed ceilings and TV point.

Bedroom 3

3.6m x 3.6m excluding bay window

With partly coombed ceilings, cast iron fireplace with timber shelf above and TV point.

GARDENS AND GROUNDS

The grounds at Easter Craiglands extend to approximately 6 acres and lie mainly to the south of the property. The gardens are laid to lawn beyond which is an unfenced paddock of about 4 acres. Beyond the paddock lies a wooded gorge dissected by a burn.

Additional Information

SERVICES

Water Private

Electricity Mains

Drainage Private

Heating Oil fired central heating in the Steading. Night storage heaters and electric panel heaters in the Cottage

Internet Broadband available

NON DOMESTIC RATES

The Non Domestic Rates for the year ended 31 March 2008, allowing for Small Business Rates Relief of 50%, were £639.45.

NOTES

Detailed planning permission was granted in 2004 to join the steading to the cottage. A copy of this is available on request.

The land at Easter Craiglands is farm registered.

DIRECTIONS

From Inverness take the A9 north. Turn right signposted to Munlochy on the B9161. After Munlochy turn right on to the A832 signposted to Fortrose. Proceed through the High Street in Fortrose, turning left after the church, along Watergate. Follow this road, climbing steeply out of the village. Where the road comes out of the trees and begins to drop down in to the valley, the turning to Easter Craiglands can be seen on the right hand side, beside newly planted Christmas trees.

MOVEABLES

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

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

* 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.

* 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.

* 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.

* 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 interest parties.

* OFFERS

Formal offers in the acceptable Scottish form should be submitted, thought a Scottish Lawyer, to CKD Galbraith, Lynedoch House, Barossa Place, Perth, PH1 5EP.

* 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.