Under offer

Rose Cottage

Kilmany, Cupar, Fife, KY15 4PT
Fixed Price
£245,000
Lovely fully renovated C listed house situated in the heart of the village of Kilmany
Open plan sitting room / dining room / kitchen, utility room, WC, 2 bedrooms, landing/study area, shower room.
Delightful accommodation of a high quality throughout
Stove, double glazing, electric heating, high levels of insulation
Enclosed rear garden. Garden shed and log store. Patio.
Accessible location ideal for commuting to Dundee and St Andrews
Home Report value £265,000
VIEWING ESSENTIAL

General
Rose Cottage sits in the heart of the charming hamlet of Kilmany, a short distance to the north of the popular town of Cupar in North East Fife. Cupar offers a superb range of local facilities and amenities with a good selection of shops, supermarkets, pubs, restaurants and the like, while just a short drive to the east lies the ancient and historic university town of St. Andrews, renowned world wide as the "Home of Golf". Nine miles or so to the north over the River Tay lies Dundee, a city very much on the up which is already home to Scott's ship RSS Discovery and will shortly be the location for the V & A museum. Dundee provides a comprehensive offering of city shops, services and amenities whilst Perth is just over half an hour to the north-west and Edinburgh about a one hour drive to the south.
Surrounding Kilmany is some particularly fine countryside with a lovely mix of farmland, woodland, hill and river. The area is home to an array of wildlife and provides great scope for the outdoor enthusiast with walking, cycling and riding all readily available. There are many highly regarded golf courses in the area including championship courses at Carnoustie and the Old Course at St. Andrews, both of which regularly host the British Open. Ladybank, The Duke's Course, Kingsbarns, Elie, Lundin Links and Crail are also nearby, whilst the wide open spaces of the Lomond Hills and the pretty fishing villages of Fife's quaint East Neuk such as Anstruther, Pittenweem and St Monans are within comfortable driving distance. In terms of days out there are good sandy beaches at St. Andrews, Elie, Kingsbarns and Tentsmuir, along with a number of popular National Trust for Scotland properties, including Hill of Tarvit, Falkland Palace and Kellie Castle. There are railway stations in Cupar, Leuchars and Ladybank with Edinburgh airport about one hour to the south. The regional airport at Dundee offers a good selection of short-haul flights.
DESCRIPTION
Rose Cottage has recently under gone a complete renovation and remodel by the current owner, under a programme of works designed by the renowned Arc Architects. In brief the works covered the complete refurbishment of the house as well as the complete remodelling of the internal layout, in particular with the creation of the superb open-plan kitchen/ dining / living area on the ground floor, which involved the removal of internal walls. The house is largely constructed of painted rendered walls under a pan tiled roof and offers stunning accommodation over two levels extending to approximately 120 sqm.
At ground floor level a useful new entrance vestibule leads into the outstanding open plan living area/kitchen which has a broad spiral staircase leading up to the bedroom accommodation on the first floor, illuminated by a large roof light. Situated in the living area is a log burning stove set into a fireplace with a door leading off the kitchen area to the utility room and WC to the rear, with a further door then leading out to the garden patio. The first floor accommodation has also been completely remodelled and offers two well proportioned bedrooms and a shower room off a broad landing, which has space to be used as a study area.
The rear extension has been finished in attractive larch cladding and has the addition of a pitched tiled roof. The house has been insulated to a very high standard with most of the windows being double glazed. High quality Bosch appliances have been fitted to the kitchen and utility room.
To the rear of the house is a lovely enclosed garden, which is largely laid to lawn with a sheltered paved seating area immediately to the rear of the kitchen, accessed by double doors from the kitchen itself. At the bottom of the garden is a garden shed and log store.
DIRECTIONS
From the A92 take the main turning for Kilmany and then continue on the minor road for about 200 and then turn left just before the hump back bridge, once past the Jim Clark memorial statue. Continue for about 200 m passing the red phone box on the right and then Rose Cottage is on the left hand side.
POSTCODE
The postcode is KY15 4PT
SERVICES
Mains electricity
Mains water
Mains drainage
Electric heating
Hot water from electric immersion heaters.
FIXTURES AND FITTINGS
Fitted carpets are included in the sale. No items are included unless specifically mentioned in these particulars.
OUTGOINGS
For Council Tax Purposes Rose Cottage has been assessed as Band C by Fife Council.
Historic Scotland
Rose Cottage has been categorised as C listed.
EPC
EPC rating D.
VIEWING
By appointment with the Selling Agents.
IMPORTANT NOTES
1. 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.
2. 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 services and appliances.
3. 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.
4. Closing Date
A closing date may be fixed. Prospective purchasers who have notified their interest through lawyers to 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 interested parties.
5. Offers
Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to 16 St. Catherine Street, Cupar, Fife, KY15 4HH.
6. 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.
MORTGAGE FINANCE
Galbraith has an alliance with Fox Private Finance, a brokerage with a bespoke approach to funding. Through their relationships with retail, commercial and private banks they can assist with securing a mortgage to suit your circumstances. For further information contact Matthew Griffiths, based in our Edinburgh office, on 0131 240 6990.

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George Lorimer

01334 659988
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