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Carphin Farmhouse

Luthrie, Cupar, Fife, KY15 4NX

Offers Over £167,500


  • Farmhouse situated in an idyllic rural situation at the foot of Norman’s Law

  • 2 reception rooms, 4 bedroom, kitchen, office, utility room, boiler room, office.

  • Extensive grounds of around 0.93 acres

  • Planning permission to extend the house and change dormer window to rear.

  • Potential to create an exceptional farmhouse in an unspoilt area of North East Fife.

GENERAL

Carphin Farmhouse is a charming period farmhouse situated off a long private track in an unspoilt part of North East Fife at the foot of Norman’s Law. The property surrounded by some breathtakingly attractive countryside at the foot of ...

GENERAL

Carphin Farmhouse is a charming period farmhouse situated off a long private track in an unspoilt part of North East Fife at the foot of Norman’s Law. The property surrounded by some breathtakingly attractive countryside at the foot of Norman’s Law, and with some fine views, is well positioned for quick access to both Edinburgh and St. Andrews as well as Fife’s famous East Neuk. Good local services and facilities are on hand in Cupar with a wider offering available in the cosmopolitan town of St. Andrews. In terms of cities, Dundee and Perth are within comfortable driving distance, with Edinburgh about an hour by road to the south.

Carphin Farmhouse provides easy access to an area of particularly outstanding and varied countryside with hill, wood, river, farmland and lovely coastline all close by. The result is home to an array of wildlife and presents a fine choice for the outdoor enthusiast with walking, cycling, sailing and riding all readily available. It is perhaps golf for which Fife is most famous however with numerous top courses in a comparatively small area including the world renowned Old Course at St. Andrews which plays regular host to the Open championship, with the next scheduled visit being the summer of 2020.
Shooting and fishing may also be taken locally, with the lovely quaint villages of the East Neuk such as Pittenweem, Anstruther, St. Monans and Crail, several good beaches such as Elie, Tentsmuir and St. Andrews and the vast open spaces of the Lomond Hills all within easy reach. In terms of visitor attractions, the area is well served by a number of National Trust for Scotland properties including Kellie Castle, Falkland Palace and Hill of Tarvit. The Fife Hunt is the most northerly pack of fox hounds in the UK and there are many opportunities for riding in the area.

Both state and private schooling are well catered for with state secondary schooling at Bell Baxter in Cupar. There are railway stations in Cupar, Ladybank and Leuchars with Edinburgh Airport about a 45 minute drive. The regional airport at Dundee offers an increasing selection of short haul flights.

DESCRIPTION
Carphin Farmhouse is approached by a shared access track which leads up to a parking area to the side of the house. The farmhouse is constructed of stone under a series of pitched slate roofs and has a handsome stone façade with sandstone corners and window surrounds and a protruding central porch. The property is in need of total renovation and modernisation, but it does offer the potential to create an exceptional rural home with outstanding views at the foot of Norman’s Law. The house is built over two levels and extends to about to about 187 sqm (2,012 sqft) and in brief comprises porch, two reception rooms, kitchen, four bedrooms, bathroom, office, boiler room and utility room.
To the north side of the shared track is an area of meadow and to the rear is an area of scrub woodland.
The current owner has obtained full planning permission from Fife Council to add a sunroom onto the west gable and replace the current north facing dormer with one matching the two larger dormers on the south elevation (see Fife Council website planning section of the ref 16/04084/FULL for more information).

Outside
To front and west of the house there is a garden area. Behind the house is a drying green which is the start of a triangular area of domestic garden that has some woodland at its apex and is separated from the, farmer’s track/right of way, by a stone wall which leads to a farm gate. To the east of the track is an area of meadow which is included in the sale. The full extent of the ground included in the sale is shown shaded pink on the sale plan and extends to about 0.93 acres in all.

DIRECTIONS
From Edinburgh take the A90 over the Forth Road Bridge, join the M90, exiting at Junction 2a and then join the A92 which is signposted to Glenrothes and Kirkcaldy. Continue on the A92 past Freuchie and Ladybank then, cross the Melville Lodge roundabout and continue on for a further 5 miles before taking the turning to Luthrie on the left. In the village of Luthrie bear left, passing Lower Luthrie Farm and continue along this tarmac road for about 300 m. At the entrance gates to Carphin House take the right turn in the road and continue up the hill. Pass Emily cottage at the top of the track and continue along the track for a further 500 m where Carphin Farmhouse is situated on the left.

SATNAV
KY15 4NX
SERVICES
Mains electricity
Mains water
Drainage to private septic tank.
Oil central heating and hot water.

Access
Access from the public road to Carphin Farmhouse is via a private track owned by the neighbouring farmer (shown green on the sale plan). The track continues through the grounds of Carphin Farmhouse for the farmer to access the fields below Norman’s Law. This track is also a public right of way to Norman’s Law and shown as yellow on the sale plan. The blue shaded area shows the access to the house.

SOLICITORS
Anderson, Shaw & Gilbert, 20 Church St, Inverness, IV1 1ED

LOCAL AUTHORITY
Carphin Farmhouse has been assessed for Council Tax purposes as band E by Fife Council.

FIXTURES AND FITTINGS
No items are included unless specifically mentioned in these particulars.

EPC
The Energy Efficiency Rating is F.