Grampianpropertycentre

Lethan Croft Forres, Brodieshill Moray IV36 2QU

We are pleased to offer this semi-rural 2 Bedroom Stone Cottage located at the top of Califer Hill which enjoys stunning views across Forres and Findhorn. Accommodation comprises; entrance hallway, open plan Lounge/Kitchen, 2 Bedrooms and a Bathroom. Further benefits include a Multi fuel stove, Double Glazing, Front & Rear Gardens, 2 sheds, summer house and a Paddock. The property is located on the outskirts of Forres. Just a short drive to the A96 which is ideal for commuting to Forres, Elgin and further afield. The town centre of Forres provides a good variety of retail shops, primary and secondary schools, banks, leisure facilities and public parks. EPC Rating “D” Offers Over £270,000 grampianpropertycentre 52 High Street / Elgin / Moray / IV30 1BU Tel: 01343 549944 / Fax: 01343 552378 / Email: [email protected] / www.gpc-elgin.co.uk 73 High Street / Forres / Moray / IV36 1AE Tel: 01309 696296 / Fax: 01309 675293 / Email: [email protected] / www.gpc-forres.co.uk Lethan Croft Forres, Brodieshill, Moray IV36 2QU

Entrance to the property is via a double wood barn door ceiling light fittings and a to fit the original opening from 1860. 3 outside sensor further wall mounted light. lights. The house was renovated in 2005 to provide a Focal point of the room is lovely family home. The entrance leads to the open plan a large 10 kwh multi fuel kitchen/lounge. burner stove with a wooden mantle, Caithness stone The Open plan hallway has 3 pendant light fittings, smoke insert and slate hearth. Wall alarm, wall mounted coat hooks, double power point, mounted shelving either side staircase to the 1st floor accommodation, wood flooring of the fire. Double glazed windows with hanging curtains and a door to the rear hallway. overlook the front and rear aspect. Carpet to the floor, various power points. Mezzanine balcony to the landing. ♦♦ Kitchen – 12’11” (3.94m) x 9’7” (2.91m) ♦♦ Rear Hallway The rear hallway provides access to a bedroom and bathroom. Smoke alarm, 2 recess halogen bulb spotlights and wood flooring.

♦♦ Bedroom 1 – 12’9” (3.88m) x 8’4” (2.54m)

Double and single wall mounted cupboard, base units with drawers and roll top work surface which houses a stainless steel sink with mixer tap and drainer. Ceramic tiling to the walls. Space for a 4 ring gas cooker, washing machine and dishwasher. Recessed alcove under the staircase provides space for a fridge. Various double power points, extractor fan, double glazed window to 4 Wall mounted light the rear aspect and over to Findhorn Bay. Open Plan fittings, single panel to the lounge. radiator, carpet to the floor, TV and various power ♦♦ Lounge – 12’9” (3.88m) x 15’8” (4.77m) points. Recessed alcove with shelving, built-in storage cupboard which houses the fuse box. Double glazed windows to the front and rear aspect with hanging curtains. Built-in cupboard with part shelving and hanging storage. Wood door with glass panel leads into the green house.

♦♦ Bathroom – 5’7” (1.7m) x 9’5” (2.86m) Fitted white bathroom suite comprising of a low level W.C, freestanding table top wash and basin with a chrome mixer tap, tiled splash back and wall mounted Vaulted ceiling with two velux windows which overlook mirror, wooden shelf the front and rear aspect providing natural light. Two

Property Misdescription Act Schedules prepared in observance of the Property Misdescription Act 1991. Prospective purchasers are advised to satisfy themselves to all aspects of accuracy and should not rely unreservedly on the details, whilst every endeavour has been made that all details, including measurements and prices are accurate, they are not guaranteed. these particulars are not for use as part of any offer or contract.

MMS Graphics (01343) 551353 O/S Ref:- 100047337 GPC Lethan Croft Forres, Brodieshill, Moray IV36 2QU

♦♦ Bedroom 2 – 11’8” (3.55m) x 11’3” (3.42m) Max measurement out with coombed ceilings

and corner shelving. Square deep bath tub with chrome mixer tap and mains overhead shower and shower curtain. Double glazed window overlooks the rear aspect. Chrome Double bedroom with 2 heated towel rail, recess halogen spot lights to the ceiling. recess halogen spotlights, carpet to the floor, tv point, ♦♦ Staircase & Landing two double power points, and a dimplex radiator. Corner dressing table with shelving. Velux windows to the front and rear aspect. Built-in cupboard provides part shelf and hanging storage.

♦♦ Front & Rear Gardens The front of the property has a large area to concrete paving. A wooden decking to one side provides a seating area and has large decorative stone planters. A stone chip pathway leads to a wooden shed, the front has a good variety of trees, variety of roses and shrubs and the orchard to one side. Access here to the Paddock.

The rear garden is mainly laid to lawn and enclosed within a fence boundary. The uninterrupted views over

Carpeted staircase with a white painted balustrade and spindles leads on to the mezzanine landing which has carpet to the floor, pendant light fitting, smoke alarm, two double power points and a velux windows which overlooks the rear aspect. Cupboard houses the mega flow. Door to Bedroom 2.

MMS Graphics (01343) 551353 O/S Ref:- 100047337 GPC the Moray Firth and towards Findhorn makes this an ideal haven for someone looking for a quiet countryside location. There is a large insulated summerhouse with shed storage and a wooden deck verandah. Split into two rooms. The summerhouse has double doors with side glazed windows, carpet to the floor and further window to the rear – 8’6”(2.59m) x 9’3”(2.81m) the 2nd room utilised as a shed has 3 windows to the front, one to the side and wood door access at the rear. Separate power circuit breaker with electrical sockets for appliances. – 8’7” (2.61m) x 9’3” (2.81m). The plot in total is approximately 0.75 acres. The land is fertile, has 2 wells and is ideal for a small holding.

♦♦ Hartley Botanics Greenhouse – 7’4” (2.23m) x 15’7” (4.74m) Lean to greenhouse with glass windows and a sliding glass door sat on a concrete base. Wall mounted light. Access to Bedroom 1 Note 1 ♦♦ Paddock Sceptic tank, mains electric and water. Note 2 All floor coverings, light fittings (except 2 wall lights in bedroom and wall mounted lights in lounge) light fittings, blinds and curtains are included in the sale. The stone dyke wall and troughs are not included.

Note 3 5 year Electrical and plumbing certificates are available.

Note 4 These particulars are provided for the guidance of enquirers only and while believed to be correct are not guaranteed. All measurements are approximate. The mention of any appliances and/or services in these details Enclosed by a fence boundary and gate access suitable have not been tested, and does not imply that these are for a small pony. in full and efficient working order.

♦♦ Access and Parking Note 5 Track access over farmland and two cattle grids. The Further particulars may be obtained from the selling agents driveway is laid to concrete and shared by the neighbouring with whom offers should be lodged. property. Ample car parking. Council Tax ♦♦ Planning Band “C” The owner previously had full planning for an extension to the Cottage. Details available on request. Entry By mutual agreement View Offers All offers should be submitted in writing in normal Scottish Legal form to the selling agent.

FREE MARKET APPRAISAL We are pleased to offer a Free without obligation Market Appraisal on your own home. We will give advice on the asking price and how we market it professionally. Please call the Forres office on 01309 696296.

grampianpropertycentre 52 High Street / Elgin / Moray / IV30 1BU Tel: 01343 549944 / Fax: 01343 552378 / Email: [email protected] / www.gpc-elgin.co.uk 73 High Street / Forres / Moray / IV36 1AE Tel: 01309 696296 / Fax: 01309 675293 / Email: [email protected] / www.gpc-forres.co.uk