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

Inverness about 30 miles. Inverness airport about 37 miles.

Offers over £410,000

Overview

An outstanding 18th Century house with stunning views to the Cromarty Firth.

Grounds of about 0.33 acres.

Accommodation comprises:

Ground Floor: Sitting Room. Playroom. Kitchen. Utility Room. WC.

Annexe: Galleried Sitting Room with Kitchen. Bedroom. Shower Room.

First Floor: 2 Bedrooms. Bathroom.

Second Floor: 2 Bedrooms. Bathroom.

* B Listed house retaining many original features

* Uninterrupted views to the Sutors and the Cromarty Firth

* Edge of village location

General

The Kennels House lies on the edge of the beautiful conservation village of Cromarty on the Black Isle. Cromarty dates mainly from the 17th Century and grew up around its thriving port, this commerce and wealth reflected today in its fine Georgian buildings, meandering lanes and vernacular architecture. The Kennels House lies on the eastern edge of the village with stunning views across its gardens to the Cromarty Firth and the Sutors. It is believed that the wings of the house date from the 17th Century when they may have formed part of a row of fishermen's cottages, the later main central addition is 18th Century and this has created a much more substantial dwelling, which was later used as the kennels and kennel man's house for Cromarty House.

The current owners bought The Kennels House about fifteen years ago when it was derelict and since then they have completely renovated the property preserving original features wherever possible and creating an exceptional family home: the ground floor with its understated interior and traditional features has limestone flagstone floors with underfloor heating throughout and the well-proportioned rooms all have views to the Firth; the Annexe created in one of the wings of the house is nearing the final stages of completion and this will provide useful guest or holiday letting accommodation; the upper floors have been simply renovated with timber floors and walls and the potential for further upgrading.

The Black Isle lies between the Moray Firth to the south and the Cromarty Firth to the north, its fertile rolling countryside culminating in a beautiful coastline of raised beaches and prominent headlands, dotted with historic villages. The Black Isle is a gateway to the Highlands and from here there is easy access to its beautiful countryside with its dramatic scenery and many recreational and sporting opportunities. This area has a number of way marked cycle trails and walks, while the coastal villages offer sheltered harbours. Fortrose has an excellent golf course on Chanonry Ness, a spit of land extending in to the Moray Firth and it is from here that the Moray Firth bottle nose dolphins can most often be seen.

Cromarty has a variety of local shops, a primary school and a number of hotels and restaurants. A two car summer ferry runs to the northern shore of the Firth. Secondary schooling is available at the highly acclaimed Fortrose Academy, while Inverness has all the facilities of a modern city including its airport with regular flights to the South and parts of Europe.

The Kennels House is of stone construction under a slate roof. From the pavement a wrought iron gate opens to a path leading through a small garden to the front door, while a drive off the public road leads to a parking area at the side of the house.

Accommodation

From the parking area a partly glazed door opens to:

 

Kitchen

4.7m x 5m

A double aspect room with flagstone floor, fitted dresser, window seat, working shutters on the windows and four oven Aga, cornicing, panelling to dado height, door to boiler room, telephone point and door to:

Utility Room

5.1m x 2.3m

A double aspect room with partly coombed ceiling, partly glazed door to the garden, flagstone floor, fitted floor units with polished granite worktop, ceramic sink, plumbing for washing machine, high level shelf, sky light, panelling to dado height and door to:

 

Play Room

5.5m x 4.4m

A double aspect room with ceiling exposed to rafters, door to garden, flagstone floor, wood burning stove.

Returning to the kitchen, a door leads to:

Entrance Hall

3m x 1m

With double front door, flagstone floor and doors to:

Cloakroom

1.8m x 1.6m

With partly coombed ceiling, flagstone floor, wash hand basin with tiled splash back, WC and window to hall.

 

Sitting Room

4.9m x 4.3m

A double aspect room with flagstone floor, partly glazed door to the garden, panelling to dado height, wood burning stove recessed stone fireplace, TV point, telephone point and door to:

Annexe

 

Bedroom 1

5.2m x 2.5m

A double aspect room with partly coombed ceiling, flagstone floor and door to:

Sitting Room

4.1m x 4m

A double aspect room with flagstone floor, door to garden, gallery and door to:

Shower Room

3.2m x 1.2m

With double shower, wash hand basin, WC, partly tiled walls and extractor fan.

Returning to the hall stairs lead to:

First Floor Landing

1.6m x 1.1m

With doors off to:

Bedroom 1

5.2m x 5m

A double aspect room with timber floor, stone fireplace with timber mantelpiece and shelved cupboard.

Bedroom 2

5m x 3.5m

A double aspect room with timber floor, built in cupboard and fireplace with high level cast iron grate.

Bathroom

3.8m x 3.5m max

An L shaped room with bath with shower over, wash hand basin, WC, partly tiled walls and built in cupboards.

Stairs lead to:

Second Floor Landing

3.1m x 2.8m

With partly coombed ceiling, sky light, access to roof space, timber floor, timber walls and doors off to:

 

Bedroom 3

5.1m x 4.8m

With partly coombed ceilings, timber floor, timber lined walls and one deep set circular window.

Bedroom 4

4.7m x 4.2m

With partly coombed ceilings, timber floor, timber lined walls, built in wardrobe and two deep set circular windows.

Bathroom

3m x 1.7m

With partly coombed ceiling, skylight, bath with hand shower attachment, wash hand basin, WC, extractor fan, partly tiled walls and small window overlooking the landing.

 

THE GARDENS

The gardens at The Kennel House, lying mainly to the rear of the property, extend to approximately a third of an acre and comprise an informal lawn, bounded on one side by a beech hedge. To the front of the house is a small area of garden laid to lawn, interspersed with shrub roses and edged by box hedging. A stone wall extends either side of the grounds at the front of the house and a door in the wall leads to the back garden.

There is an oil tank in the grounds.

Additional Information

Moveables

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

Services

Electricity Mains

Water Mains

Drainage Mains

Oil-fired Central Heating with underfloor heating on the ground floor and traditional-style radiators on the upper floors.

Council Tax

The Kennels House falls into band D

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. Turn right on to the B9161, signposted to Munlochy. After Munlochy turn right on to the the A 832 signposted to Cromarty. In Cromarty proceed through the village following the road round to the left towards the shore. Follow this road along the shoreline and just before leaving the village, The Kennels House can be seen on the left hand side, opposite a high stone wall.

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.