Kilmoluag House Isle of Lismore, Argyll

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Delightful, Category-C listed, Georgian, former manse/guest house, set within extensive garden grounds on the highly accessible, beautiful and peaceful Isle of Lismore Accommodation comprises: Sitting room, dining room, study,  Substantial Georgian home kitchen and separate breakfast room, cloakroom and WC, utility,  Beautiful Location boiler room and stores, four double bedrooms, master with en-  Extensive garden grounds suite dressing room, bathroom and large floored attic  Out buildings  Generously proportioned accommodation  Business opportunity Large grounds including walled, kitchen garden and paddock. In all approximately 0.8 ha (2 acres)  Ideal family home or small Guest house

 Granny flat/owner accommodation Garage at Port Appin also available by separate negotiation

EPC Rating: E 40

Viewing Highly Recommended

Situation Offers over £450,000 Kilmoluag House occupies a secluded, peaceful position adjacent to Lismore Parish Church at Clachan, on the main road through the centre of the island of Lismore. Set within extensive garden grounds and with its own paddock, the property is bounded on all sides by mature trees and hedges, and enjoys a southerly aspect across open countryside to the Lynn of Lorne and towards Eriska and South Shian on the mainland.

Directions From Oban there is a vehicular car ferry which operates from the Caledonian MacBrayne ferry terminal. The crossing takes approx. 45 minutes. Once on the island take the road from the ferry to the junction and turn right onto the B8045 continuing for approximately 2 miles and the property is set back from the road on the left hand side, just before the church.

There is also a passenger ferry to Lismore from Port Appin. Take the A828 north, passing over the Connel Bridge and onwards towards Appin. At Appin, take the left turn to Port Appin and the passenger ferry is located at the end of the road. From the ferry, follow the B8045 for approximately 3 miles, and the property is just beyond the church.

Port Appin Ferry – Ferries depart on the hour from Port Appin and depart Lismore at 15 minutes past the hour. The crossing takes approx. 10 minutes. The ferry does not run between noon and 2pm and generally ceases at 7pm, although for a very reasonable charge the ferry can be organised out with these hours. A useful taxi service is operated by Mrs. Dorothy Livingstone, telephone number (01631 760220) who will collect passengers from both ferries.

Garage – Available for separate negotiation is a garage at Port Appin, allowing you to keep a vehicle on the mainland for your weekly shopping runs.

The Isle of Lismore Benefitting from both a passenger ferry (10 mins crossing) from Port Appin and a vehicular ferry (45 mins crossing) from Oban to Achnacroish, Lismore is a tranquil yet vibrant island which supports a thriving local community as well as being very popular with tourists. The flat terrain ensures the island is rich in agriculture, as well as proving popular with walkers and cyclists and the Lismore Heritage Museum and Café is popular with tourists. For everyday requirements, there is a centrally-situated general store and post office on the island along with an excellent primary school and surgery. The island is famed for its flora and fauna and its lack of rabbits. There is a well-supported historical society as well as a twice weekly doctor’s surgery at the Community Hall.

The local centre of Oban provides a comprehensive range of shops and professional offices as well as a railway station which connects into the main line to Glasgow. Oban is also the main Caledonian MacBrayne ferry port serving the Inner Hebrides and some of the Outer Hebrides. There is a small airport at Connel which is approximately six miles to the east, which is suitable for light aircraft. Glasgow Airport is approximately two hours’ drive to the south.

Historical Note The Island of Lismore has a rich and diverse history. Habitation can be traced from the Iron Age brochs and Dunns through the early Christian period and the influence of St. Columba and St. Moluag whose staff is still protected on the Island.

The Vikings were present from the 8th Century and for many centuries, the Island was owned by the MacDougalls of Dunollie until their defeat by Robert the Bruce, resulting in the forfeiture of their Estate and the land passing to the Campbells of Argyll.

Lismore has been an important agricultural area with intensive cultivation in the 18th and 19th Century of oats and barley, and with a reputation for quality livestock. The geological formation of Lismore led to the establishment of the Scottish cottage industry of lime burning which flourished throughout the 19th and early 20th Century.

The Island today is a peaceful reminder of old Argyll, yet has a growing population and thriving community with modern communication links to the outside world.

Lismore Parish Church dates back to 1749 and occupies the site of St Moluag’s original settlement and cathedral on the island. A contemporary of St Columba, Moluag arrived on Lismore in the middle of the 6th Century and was highly influential in the introduction of Christianity to Scotland and Lismore remained the seat of the bishopric of Argyll until the 16th Century. Kilmoluag House was built in 1760 as the kirk manse and was extended in 1840 to accommodate the then minister, his wife and their fourteen children.

Description Kilmoluag House dates from 1760, and was extended in Victorian times to create a home of great charm and character. Category ‘C’ listed, it is planned over one-and-a-half storeys, with white-painted, stone elevations, pitched and slated roof and dormer windows, and is a fine example of rural Scottish architecture of its period.

Internally, the property is entered via a large porch leading to a spacious, broad hallway, with all of the main apartments accessed off. The sitting room has windows to the front and side with a carved wood fire surround and mantel with a cast-iron inset and stone hearth which houses an open fire. The dining room also has a window to the front and an open fireplace. The study has windows to the side and rear and features a large, fitted bookcase. The main accommodation at ground floor is completed by a galley-style fitted kitchen, and spacious breakfast room featuring a large, brick fireplace with solid fuel range, with both having windows overlooking the rear garden. There is also a cloakroom and a separate WC accessed off the main hall.

Adjacent to the breakfast room and down a short flight of steps, a corridor leads to the utility/laundry room, various stores and the boiler room, together with access to the garden.

The first floor is accessed via a broad, carpeted stair with carved banisters and handrail, leading to a large, bright landing from which doors open to the main bedrooms, each with coombed ceilings, dormer windows and a host of original features.

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The master bedroom to the front has views towards the mainland and features an en-suite dressing room. Bedroom 2 also benefits from front facing views, whilst Bedrooms 3 and 4 to the rear of the house, are particularly characterful. The main bathroom is fully fitted with a traditional bathroom-suite, tongue & groove panelled walls and there is a separate WC with two-piece suite.

There is a fixed stair accessing the attic space and again, down a short flight of steps, access is gained to the ‘granny flat’, comprising a double bedroom with en-suite shower room, a large living room/kitchen, and a stair leading to its own ground floor hallway and entrance door.

The main house is served by an oil-fired central heating boiler with radiators in all main apartments. The hot water system is backed up by immersion heaters and the ‘granny flat’ has its own independent system, but no central heating.

[Type a quote from the document or the summary of an A gravel drive leads to the back of the house where there is an attached garage, workshop and log store. interesting point. You can position the text box anywhere in the Through a further gate, access is gained to the traditional barn/stable building of stone construction under a pitched, slated roof and comprises a stable and byre at lower level and a hay loft on the upper document. Use the Drawing Tools tab to change the formatting of level. Alongside is an original, Victorian pig-sty. the pull quote text box.] Externally, the house and garden are enclosed within a stone wall on the roadside and a variety of hedges, mature trees and bushes on the other boundaries. The front garden includes formal lawned areas and flower beds, while to the rear is access to a walled, kitchen garden, a further lawn, patio and barbeque area.

Included within the subjects of sale is a good-sized paddock suitable for livestock.

Our clients also own a garage on the mainland at Port Appin which is available by separate negotiation. Further information upon request.

Services Mains electricity. Oil-fired central heating. Private water. Private drainage to septic tank

Postcode PA34 5UL

Council Tax Band “G”

Closing Date A closing date may be set for the receipt of offers and interested parties should note their interest in the property.

Deposit A deposit equivalent to 10% of the purchase price will be payable upon conclusion of missives. The deposit will be non-returnable in the event that the Purchaser fails to complete purchase for reasons not attributable to the Seller or its agents.

Entry Entry will be by mutual agreement.

Viewing Viewing is strictly by appointment through the sole selling agents. Prior to making an appointment to view, we strongly recommend that you discuss any particular points which are likely to affect your interest in the property with a member of our staff.

Note Fitted carpets, floor coverings, blinds and all permanent fixtures as described in the sales particulars are included in the sale.

Particulars and Photographs June/July 2013

Important Notice

These sale particulars were prepared on the basis of information provided to us by our clients and/or our local knowledge. Whilst we make every reasonable effort to ensure that they are correct, no warranty or guarantee is given and prospective purchasers should not rely upon them as statements or representations of fact. Furthermore neither Bell Ingram Limited or its directors or employees assume any responsibility therefore. In particular: i) prospective purchasers should satisfy themselves as to the structural condition of any buildings or other erections and the state of repair of any services, appliances, equipment or facilities; ii) any photographs included in these particulars are for general information only and any furniture or contents shown in these photographs are not included in the sale unless this is expressly stated in these particulars; and iii) any descriptions, measurements or dimensions quoted are approximate only and references to conditions, planning permissions, services, usage, construction, fittings & fixtures and moveable items are for guidance only.

Boswell House, Argyll Square, Oban, Argyll PA34 4BD Tel: 01631 566 122 Fax: 01631 566 908 bellingram.co.uk Email: [email protected]