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Home , Fochabers, Spey Bay

LEIN HOUSE KINGSTON ON SPEY, GARMOUTH, OFFICES ACROSS LEIN HOUSE KINGSTON ON SPEY GARMOUTH, MORAY, IV32 7NW

Elgin 11 miles 50 miles 62 miles

About 13 ha (32 acres)

A delightful traditional detached house in a stunning and secluded coastal setting

Ground Floor: Vestibule. Rear Porch. Hall. Family Room. Sitting / Dining Room. Kitchen. Kitchenette. 3 Bedrooms. Garage. 2 Shower Rooms.

First Floor: 2 Bedrooms. Bathroom.

• Private and peaceful location • Surrounded by a wonderful nature reserve and haven for wildlife • Flexible accommodation • Oil heating • Double glazing

CKD Galbraith 5 Commerce Street Elgin Morayshire IV30 1BS 01343 546362 [email protected] DESCRIPTION Originally dating back to the 1880s, Lein House has benefited from 2 major extensions over the past 30 years to convert a modest traditional house into a spacious family home. From the parking area at the rear of the house, access to the ground floor can be taken through a rear vestibule and onwards into the spacious and well lit sitting / dining room. This bright and airy room has large windows which overlook the reed beds to the south and French doors leading out to the garden. The kitchen which is located off the sitting / dining room has various floor and wall units and also enjoys stunning views over the surrounding area. A door opens to a corridor from which a shower room can be accessed and through to the oldest section of the house. From the main hall, doors lead to an entrance porch, a double bedroom and family room with a log burning stove. Stairs from the hall to the first floor access a further 2 good sized bedrooms and a bathroom. The most recent extension saw the addition of a wonderful self-contained annexe which can be accessed directly from the rear vestibule. The annexe, which includes 2 bedrooms, a kitchenette, shower room and useful store room, can be used as part of the main accommodation or can be occupied separately and would be ideal for elderly relatives. Adjoining the house and accessed internally is a useful garage. Lein House has double glazing and oil central heating.

Outside, the grounds extend to about 32 acres in total of which about 20 acres are located within the SSSI and the Lower – Spey Bay SAC. The grounds are a haven for an abundance of wildlife with a varied array of trees and scrubland plants which are home to many species of bird and other animals. As a unique and scientifically important wetland, the property also offers great privacy and seclusion and yet is only a short distance from the Moray coastline. It has a network of footpaths providing access throughout.

GENERAL Lein House is a charming detached family home located near the delightful conservation village of Kingston on Spey on the Moray coast. Moray, famous for its mild climate, has a beautiful and varied countryside with a coastline of rich agricultural land, prosperous fishing villages and wide open beaches. The upland areas to the south are sparsely populated and provide dramatic scenery, some of which form part of the Cairngorms National Park. This unspoilt landscape provides a wide range of leisure and sporting opportunities including fishing on the world-famous Spey and rivers, skiing at The Lecht and Cairngorm range, sailing and walking. There are many highly regarded golf courses nearby including the Garmouth & Kingston Golf Club, Elgin Golf Club and The Moray Golf Club in (about 9 miles). Located about 25 minutes’ drive away is the ‘jewel’ of the Moray Coastline, the historic village of Findhorn with its sheltered bay providing excellent sailing, water sports and highly regarded inns.

Nearby, Garmouth has a hotel, hairdressers and local shop whilst the historic city of Elgin provides a comprehensive range of shops and amenities. There are a number of good schools in the local area including Primary (about 6 miles), Primary (about 4 miles) and Milne’s Primary in with schooling up to secondary level available in Elgin or Fochabers (Milne’s High School). Inverness (about 52 miles) has all the facilities of a modern city including its airport (about 42 miles) which offers regular flights to the south and summer flights to many European destinations. Aberdeen airport is some 62 miles to the east. A mainline railway station in Elgin provides easy access to Inverness, Aberdeen and the south. DIRECTIONS From Elgin head east on the A96. After about 4 miles, turn left at the roundabout into the village of Lhanbryde and continue along St Andrew’s Road before turning left on to Garmouth Road which is signposted to Garmouth and Urquhart. Continue for about 5 miles into Garmouth and onwards to Kingston. On entering Kingston, take the left turn onto Beach Road and continue out of the village on a hardcore track. After about 200m, take the first left passing the sign to Lein House which is located a further 200m at the end of track. (See site and location plans for detail)

SERVICES Mains water. Mains electricity. Private drainage. Oil fired central heating.

EPC E

SITE OF SPECIAL SCIENTIFIC INTEREST (SSSI) A management agreement exists between the current owner and Scottish Natural Heritage (SNH) over the area of SSSI which is due to end in July 2016. The purchaser will be obliged to manage the land in accordance with this agreement.

SOLICITORS Cockburns, 82 High Street, Elgin, Moray, IV30 1BL. Tel: 01343 542684

ENVIRONMENTAL DESIGNATION The property sits within the Spey Bay SSSI (Site of Special Scientific Interest) and the Lower River Spey – Spey Bay SAC (Special Area of Conservation).

LOCAL AUTHORITY Moray Council, Council Offices, High St, Elgin, Moray, IV30 1BX. Tel. 01343 563000

VIEWING Strictly by appointment with the selling agents.

OUTGOINGS Lein House has been assessed for Council Tax purposes as band F.

FIXTURES AND FITTINGS Fitted carpets and all curtains are included in the sale. No other items are included unless specifically mentioned in these particulars.

INTERNET WEBSITE This property and other properties offered by CKD Galbraith can be viewed on our website at www.ckdgalbraith.co.uk as well as our affiliated websites www.rightmove.co.uk and www.onthemarket.com. MORTGAGE FINANCE CKD Galbraith have an alliance with independent mortgage brokers Springtide Capital Limited, who understand the complexities of finding the right loan to suit both your financial and personal circumstances. For further information, contact Mathew Griffiths who is based in our Edinburgh office on 0131 240 6990.

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 CKD 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 CKD Galbraith, 5 Commerce Street, Elgin, Moray, IV30 1BS 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. DRAFT 3 Lein House This plan has not been DRAFT 3 Lein House approved for publication Lein Road, Kingston, Fochabers, IV32 7NW This plan has not been Ref: CKD011-8278D FOR IDENTIFICATION ONLY - NOT TO SCALE approved for publication Lein Road, Kingston, Fochabers, IV32 7NW © HONEYGRAM LTD 2015 Ref: CKD011-8278D FOR IDENTIFICATION ONLY - NOT TO SCALE N © HONEYGRAM LTD 2015 N Bedroom 3 2.87 x 2.09 9'5" x 6'10"

w Rear Vestibule Kitchen Garage 2.82 x 1.88 4.90 x 2.38 6.05 x 2.83 9'3" x 6'2" 16'1" x 7'10" 19'10" x 9'3"

Store 3.13 x 1.24 10'3" x 4'1"

Sitting / Kitchenette 3.19 x 1.32 Dining Room 10'6" x 4'4" 9.21 x 6.97 30'3" x 22'10" c (max)

c Bedroom 2 Shower 4.11 x 2.68 Shower Room 13'6" x 8'10" Room 1.53 x 1.33 1.84 x 1.42 c 5'0" x 4'4" w 6'0" x 4'8" c

c

DN Family Room Bedroom 1 4.28 x 4.15 4.82 x 4.15 Bedroom 4 Bedroom 5 14'1" x 13'7" 15'10" x 13'7" 4.47 x 3.95 Landing 4.76 x 3.95 14'8" x 13'0" 15'7" x 13'0" UP Entrance Hall 2.74 x 2.43 Bathroom 9'0" x 8'0" 2.39 x 2.01 7'10" x 6'7"

Vestibule 3.05 x 1.90 10'0" x 6'3"

Ground Floor First Floor

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