The Perfect Rural Idyll with Period Family House, Extensive Versatile

THE PERFECT RURAL IDYLL WITH PERIOD FAMILY HOUSE, EXTENSIVE VERSATILE BUILDINGS AND LAND lintmill of boyne, banff, ab45 2tl THE PERFECT RURAL IDYLL WITH PERIOD FAMILY HOUSE, EXTENSIVE VERSATILE BUILDINGS AND LAND lintmill of boyne, banff, ab45 2tl Summary Lintmill of Boyne House 2 reception rooms u 4 bedrooms u 3 bathrooms Outbuildings u workshop and gym Steading Traditional stone and slate u 6 stables u tack room u feed room u store u workshop u barn u music room and loft u cart sheds/stores Land 4 acre paddock u sand school Approximately 6.5 acres in total for sale as a whole EPC = E

Portsoy 2 miles, Banff 6 miles, Aberdeen 50 miles, Inverness 65 miles

Location Lintmill of Boyne is situated in a peaceful and secluded rural location about a mile inland from the coastline of the Moray Firth and about 2 miles to the east of the village of Portsoy.

The local area is famed for its breathtaking scenery: there are several picturesque villages situated along the rugged Moray/Banffshire coastline which is interspersed with cliffs and sheltered sandy beaches. There is a blue flag beach at Cullen and further spectacular sheltered coves at Sandend, Banff and Pennan. The nearby village of Portsoy provides basic everyday facilities including a supermarket and primary school. The attractive and historic harbour is home to the Scottish Traditional Boat Festival every year which engages up to 16,000 people in the celebrations.

To the east is the nearby historic town of Banff which lies at the mouth of the River Deveron. This famous salmon and sea trout fishing river enters the Moray Firth along with other legendary salmon rivers including the rivers Spey and Findhorn to the west. The town is also famed for its excellent golf course at Duff House Royal and another royal course in neighbouring Macduff Royal Tarlair. Duff House itself is also an important landmark and was designed by William Adam in 1730. Banff provides everyday facilities including a wide range of shops, primary and secondary schools, a new community and sports centre and a marina at Banff harbour.

Lintmill of Boyne is almost equidistant between Aberdeen at 50 miles away and Inverness about 65 miles. There are railway stations at Keith and Huntly both about 17 miles away providing easy access to both cities, each of which has an airport with regular domestic and international flights. Both also offer a wide range of amenities including excellent shopping facilities, restaurants, galleries, clubs and theatres.

Description Lintmill of Boyne nestles in a secluded idyllic situation above the Burn of Boyne. The only residential property visible from the house is the Old Lintmill itself which was converted into a holiday let and lies about 50 metres to the northwest of the property.

Lintmill of Boyne offers the purchaser the rare combination of a well maintained and sympathetically extended period house with spacious family accommodation, an extensive range of farm and other outbuildings ideally suited to equestrian use and subject to planning permission to other alternative uses. In addition there is a sand school and 4 acre grass paddock suitable for grazing a number of horses or other livestock.

The house is of traditional construction with stone walls which were re-harled in 2012/13 under a slate roof and built on two storeys. The oldest part of the house dates from about 1750 and is probably contemporary with the nearby Old Lintmill which is a listed building. The house was at some point sub-divided into two cottar houses after World War II. The current owner acquired the property in 1991 and has carried out a number of sympathetic improvements in keeping with the period and style of the original house.

Externally, new rear and front porches have been added. Many of the original sash and casement windows have been maintained and supplemented by secondary glazing. Where windows have been replaced they have been renewed with timber sash and casement style double glazed units.

Internally the accommodation has been modernised in keeping with the period of the house including using restored salvaged timber doors, maintaining the open fireplaces and supplementing the open fire in the kitchen with a wood burning stove. All the flues in the house including the bedroom flues have been clay lined with a further internal stainless steel liner in the clay liner serving the kitchen stove. The range cooker in the dining room has been retained which supplements the hot water heating system from a back boiler.

More modern touches include the use of Amtico Click Smart vinyl flooring in the kitchen, rear hall and other heavily trafficked areas. There is a newly fitted downstairs bathroom with a large walk in shower cubicle fed from the mains supply, an Adelphi wash hand basin in keeping with the period fittings in the upstairs bathroom as well as a good quality steel bath to match the restored cast iron bath in the upstairs bathroom.

The accommodation provides spacious family living space with a fully fitted kitchen with all the usual fitted appliances as well as a wall mounted flat screen TV. There is a separate utility room, living room with attractive baby brick fireplace, dining room and modern bathroom on the ground floor. From the main hall a staircase with hardwood banister leads to a rear landing serving two bedrooms and a family bathroom. The front landing then gives access to the two principal bedrooms with large bright dormer windows and a further shower room. Floor plans are included on these particulars.

Outside Accessed from the outside are a range of useful outbuildings which form a wing attached to the house, these comprise: Boiler room with Grant oil fired central heating boiler, water supply connected. Oil tank room with steel oil tank Freezer room Coal house Workshop with pot bellied stove Gym with insulated floors and wall and sliding fully glazed door in gable end

The house is surrounded by a large garden mainly laid out to lawn which contains a small aluminium frame greenhouse and timber summerhouse. It is bordered by the old mill lade to the west and a minor public road which runs to the west of the old Boyndie aerodrome.

Lintmill of Boyne Steading The steading buildings at Lintmill of Boyne comprise a traditional range of stone and slate roofed former farm buildings which have been maintained in good condition and currently provide accommodation for equestrian purposes and workshop and storage space. Subject to the necessary planning consents these may have potential for alternative uses. The buildings are arranged in a U shape forming a large central courtyard which is well provided for with outside lighting. The buildings comprise: Storeroom - with concrete floor and lighting Feed room - with double outside doors and concrete floor and lighting, Workshop - with concrete floor, power and lighting Tack room - with built in saddle racks, double Belfast sink, Rayburn solid fuel cooker which also provides hot water Store Stables – 6 loose boxes with heavy duty timber partition walls, concrete Offers Generally floors and water supply to water troughs. Each loose box is suitable Offers in Scottish Legal Form are to be submitted to the selling agents, Should there be any discrepancy between these particulars, the for a large horse and measures approximately 5.00m x 4.00m. Savills, 7 The Square, Fochabers, Moray IV32 7DG. A closing date for General Remarks and Information, Stipulations and the Missives of Barn and Garage - partly with loft over. Large open planned area with offers may be fixed, and prospective purchasers are advised to register Sale, the latter shall prevail. double doors in gable end. their interest with the selling agents following inspection. Apportionments Music Room - with insulated plywood lined walls. Solicitors The Council Tax and all other outgoings shall be apportioned between Loft Space Gavin Bain & Co, 432 Union Street, Aberdeen, AB10 1TR the seller and the purchaser(s) as at the date of entry. Cart Sheds/Stores - on the south elevation of the steading clad in Tel: 01224 623040. Fax: 01224 623050 corrugated profile sheeted roofing suitable for log and general storage. Email: [email protected]

The Land Directions The land extends beyond the buildings to the south where there is a Postcode AB45 2TL. A road map, site and location plan are sand school and a well fenced 4 acre grass paddock. incorporated within these particulars.

Services Stipulations The property is connected to mains electricity and mains water. Private Purchase Price drainage and oil fired central heating. 3 phase electricity runs as far as Within 7 days of the conclusion of missives a non-returnable deposit of the property and it is believed it could, if required, be reconnected to 10% of the purchase price shall be paid. the farm buildings which currently have a single phased supply. The balance of the purchase price will fall due for payment at the date Fixtures and fittings of entry (whether entry is taken or not) with interest accruing thereon All fitted carpets, curtains, curtain poles, blinds and light fittings, fitted at the rate of 5% above Bank of Scotland base rate. No consignation units in the kitchen including the flat screen TV are included in the sale. shall be effectual in avoiding such interest. Fridges and other white goods, the office furniture and dining room table are available by separate negotiation if required. Disputes Should any discrepancy arise as to the boundaries or any points arise Local Authority on the Remarks, Stipulations or Plan or the interpretation of any of Aberdeenshire Council - Band E them, the question shall be referred to the arbitration of the selling agents whose decision acting as experts, shall be final. Home Report and Energy Performance A copy of the full Home Report and Energy Performance Certificate is Plans, Areas and Schedules This Plan is based upon the Ordnance Survey Map with the sanction of the Controller available on request. These are based on the Ordnance Survey and are for reference only. of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it They have been carefully checked and computed by the selling agents is expressly excluded from any contract. NOT TO SCALE. Servitude rights, burdens and wayleaves and the purchaser shall be deemed to have satisfied himself as to The property is sold subject to and with the benefit of all servitude the description of the property and any error or mis-statement shall The Old Mill rights, burdens, reservations and wayleaves, including rights of access not annul the sale nor entitle either party to compensation in respect and rights of way, whether public or private, light, support, drainage, thereof. 44.2m water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes, whether contained in the Title Deeds or Overseas Purchasers Lintmill of Boyne Or dnance Survey © Crown Copyright 2018. All rights reserved . informally constituted and whether referred to in the General Remarks Any offer by a purchaser(s) who is resident outwith the United Licence number 100022432. loPtted Scale - 1:194147 and Stipulations or not. The Purchaser(s) will be held to have satisfied Kingdom must be accompanied by a guarantee from a banker who is himself as to the nature of all such servitude rights and others. In the acceptable to the sellers. Pond event of a sale in lots, appropriate rights of access and servitudes will Lotting be retained and granted. 44.0m

ra It is intended to offer the property for sale as described, but the seller T Possession reserves the right to divide the property into further lots, or to withdraw

46.0m

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To be by mutual agreement. the property, or to exclude any property shown in these particulars. T

C Viewing Issues Area : 6.5 acres (approx)

Strictly by appointment with Savills - 01343 823000. 60.

Gross internal area (approx): House: 311.40 sq.m (3352 sq.ft) (Including Workshop,Gym, Shed, Stores & Boiler Room)

Steading: 617.79 sq.m (6650 sq.ft) (Including Stores)

Dining Kitchen 5.99 x 4.80 19'8'' x 15'9''

Rear Porch

Stable 1 Stable 2 Stable 3 Stable 4 Stable 5 Stable 6 Tack Rear Utility 16'-6" 5.11 x 3.96 5.08 x 3.66 5 .00 x 3.96 4.98 x 3.71 5.00 x 3.78 4.95 x 3.96 Room Hall 16'9'' x 13' 16'8'' x 12' 16'5'' x 13' 16'4'' x 12'2'' 16'5'' x 12'5'' 16'3'' x 13' 4.98 x 4.78 Bathroom 2.72 x 2.59 16'4'' x 15'8'' 8'11" x 8'6"

Store 11.23 x 2.97 36'10'' x 9'9''

Dining Sitting Workshop Room Room 5.56 x 5.03 16'-9" 4.50 x 4.04 4.50 x 4.09 18'3'' x 16'6'' Store/ 14'9'' x 13'3'' 14'9'' x 13'5'' Boiler Front Room Hall 3.94 x 3.76 12'11'' x 12'4''

Boiler Garage/ Shed Barn 3.12 x 2.08 Oil 26.47 x 13.77 Feed 10'3'' x 6'10'' Tank Store 86'10'' x 45'2'' Loft Room Porch 13.82 x 8.89 16'-6" 5.13 x 3.45 4.14 x 1.83 Store 45'4'' x 29'2'' 16'10'' x 11'4'' 13'7'' x 6' Bathroom 4.19 x 2.97 Bedroom 4 13'9'' x 9'9'' 3.73 x 3.07 12'3'' x 10'1''

Store 4.19 x 2.79 16'-9" 13'9'' x 9'2'' Store 5.23 x 5.11 Store 17'2" x 16'9" 4.04 x 2.92 Rear 13'3'' x 9'7'' Landing

Bedroom 3 4.22 x 2.69 Workshop 13'10'' x 8'10'' 4.93 x 4.27 16'2'' x 14'

Music Room Store 6.53 x 4.57 6.25 x 2.95 21'5" x 15' 20'6'' x 9'8''

Bedroom 2 Bedroom 1 First Floor 4.47 x 4.17 4.47 x 4.22 Ground Floor 14'8'' x 13'8'' 14'8'' x 13'10'' Gym 4.75 x 4.06 Shower 15'7" x 13'4'' Room HW

First Floor

Ground Floor

Savills Aberdeen Savills Fochabers 5 Queen’s Terrace, 7 The Square, Fochabers Aberdeen, AB10 1XL IV32 7DG [email protected] [email protected] 01224 971110 01343 823000 Important Notice Savills, their clients and any joint agents give notice that: 1: They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2: Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. savills.co.uk savills.co.uk Purchasers must satisfy themselves by inspection or otherwise. 18/07/06 EP