BALFOUR LODGE, 42 HILL STREET, , BY CUPAR BALFOUR LODGE, 42 HILL STREET, LADYBANK, BY CUPAR, KY15 7NS

Cupar 7 miles St. Andrews 15 miles 17 miles Perth 20 miles 34 miles

An excellent quietly positioned village house with beautiful gardens and very good outbuildings.

• 2 Reception Rooms, 3 Bedrooms (1 en suite) • Immaculately presented high quality accommodation • Highly accessible location • Double garage with pit and workshop area, timber outside office/ studio, greenhouse, shed, store • Vegetable garden, barbeque area, orchard, drying green, parking area • PV panels

About 0.38 Acres (0.15 Ha)

CKD Galbraith 16 St. Catherine Street, Cupar, KY15 4HH 01334 659980 [email protected]

OFFICES ACROSS GENERAL (master en suite), bathroom, utility room, cloakroom Balfour Lodge stands in an established quiet location in and hallway. It is believed that the double garage/ the popular village of Ladybank in the heart of central workshop building to the rear of the house may have Fife, an area known locally as the Howe of Fife. Good potential to be converted to provide additional granny local services and facilities are available in the village flat type accommodation, but this would be subject to including a range of shops and a primary school with all necessary planning consents and permissions being the nearby city of and the market town of obtained. Cupar offering an excellent wider mix of facilities and amenities. Ladybank’s central location affords easy OUTBUILDINGS access to all parts of Fife and beyond with the ancient and historic university town of St. Andrews with its Double garage and workshop famous golfing connections no more than a twenty A short distance to the rear of the house stands a minute drive to the east and the cities of Dundee modern purpose built detached double garage/ and Perth no more than thirty minutes to the north. workshop building which benefits from a three phase Edinburgh lies approximately forty minutes to the south power supply and lighting as well as an inspection by road. pit. Subject to all necessary planning permissions and consents being obtained it is believed that there may From Ladybank there is easy access to Fife’s rich and be scope to convert this building so as to provide varied countryside and stunning coastline. The mix additional granny flat type accommodation. of rolling hills, woodland and fertile farmland is home to an array of wildlife and, for the outdoor enthusiast, OFFICE/STUDIO offers ready access to a wide range of recreational Standing between the garage and house is a good pursuits including walking, cycling, fishing, sailing, timber chalet style modern office/studio building, fully riding and golf, with numerous highly rated courses insulated and benefitting from double glazing and close by including Ladybank itself, Elie, Crail and the power. This building offers scope for a variety of uses. many superb courses in and around St. Andrews. For days out the quaint fishing villages of Fife’s East Neuk Greenhouse which include Elie, Earlsferry and are easily Timber Shed accessible along with the wide open spaces of the Lomond hills and the excellent sandy beaches at Elie GARDENS AND GROUNDS and St. Andrews. There are a number of National Trust Both generous and immaculate, the gardens and for Scotland properties in the area including Kellie grounds at Balfour Lodge are an absolute delight. Castle, and Falkland Palace. Access to the house is via private driveway with generous blocked parking area to the rear of the house Good state schooling is available locally with private whilst to the front of the property is a lovely colourful schooling being provided at St. Leonards in St. Andrews, cottage garden hidden away behind high beech the High School of Dundee and several schools in and hedging with generous neat lawn along with a lovely around Perth. There is a railway station within the village mix of plants, trees, shrubs and flower borders. To the as well as at Cupar, , Markinch and rear of the house is an excellent productive orchard with Edinburgh Airport less than forty minutes drive to area, large vegetable garden, herb garden, barbeque the south. The busy regional airport at Dundee also area and drying green. offers a good range of short haul routes. SERVICES DESCRIPTION Water Mains Balfour Lodge is a most attractive village house, Electricity Mains very well presented and offering generous high (3 Phase supply to garage/workshop) quality accommodation on one level. Essentially Drainage Mains of an attractive stone construction under a slate Heating Mains Gas roof, and subsequently extended, Balfour Lodge is PV panels thought originally to have comprised a pair of semi- detached cottages and according to the date stone COUNCIL TAX on the property dates from 1848. The house has Balfour Lodge is classified as Band E for Council Tax been significantly upgraded in recent years the result purposes. being a lovely house with excellent modern CR Smith conservatory, sitting room with stove, high quality fitted EPC Rating German Schuller, breakfasting kitchen, three bedrooms Band B

OFFICES ACROSS SCOTLAND DIRECTIONS Balfour Lodge stands at 42 Hill Street in Ladybank off the 3. These particulars shall not be binding on our clients whether main B9129 Melville Road that runs through the village. acted on or otherwise, unless the same is incorporated within a written document, signed by our clients or on their behalf, CONSERVATORY Balfour Lodge is easily identifiable by the mature beech 12'9 x 12'6 satisfying the requirements of Section 3 of The Requirements (3.89m x 3.81m) hedging which surrounds the front garden. of Writing (Scotland) Act 1995.

POSTCODE 4. Closing Date A closing date may be fixed. Prospective purchasers who KY15 7NS have notified their interest through lawyers to CKD Galbraith,

in writing, will be advised of a closing date, unless the property DRESSING ROOM MASTER BEDROOM VIEWING has been sold previously. 16'2 x 9' KITCHEN/ UTILITY ROOM (4.93m x 2.74m) BREAKFAST ROOM SITTING ROOM 13' x 6'6 Viewing is by prior appointment only through the 16'2 x 11'1 The Seller will not be obliged to accept the highest, or indeed 20'4 x 16'2 (3.96m x 1.98m) selling agents – CKD Galbraith. The person who may (6.20m x 4.93m) (4.93m x 3.38m) any offer and has the right to accept an offer at any time or accompany you however, may not be an employee of withdraw the property from the market. The Seller will not be CKD Galbraith. liable for any costs incurred by interested parties.

MORTGAGE FINANCE 5. Offers CKD Galbraith has an arrangement with independent mortgage Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to CKD Galbraith, 16 St. brokers Springtide Capital, who may be able to assist BEDROOM BEDROOM Catherine Street, Cupar, Fife, KY15 4HH. 12'8 x 8' 12'8 x 8' purchasers with funding. For details contact Matthew Griffiths in (3.86m x 2.44m) (3.86m x 2.44m) our CKD Galbraith Edinburgh Office on 0131 240 6990 6. Third Party Rights and Servitudes The subjects are sold together with and subject to all existing OFFICE N IMPORTANT NOTES 17'4 x 15'8 rights of way, servitudes, wayleaves and others whether (5.28m x 4.78m) 1. These particulars are intended to give a fair and overall contained in the Title Deeds or otherwise, and purchasers will description of the property. If any points are relevant to your be deemed to have satisfied themselves in all respects thereof. interest, please ask for further information, prior to viewing. Prospective purchasers are advised to seek their own NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY 7. Deposit professional advice. APPROXIMATE GROSS INTERNAL FLOOR AREA - 1881 SQ FT / 175 SQ M Within 7 days of the conclusion of missives a deposit of 10% INCLUDING MAIN HOUSE, OFFICE AND STORE of the purchase price shall be paid. The deposit will be non EXCLUDING DOUBLE GARAGE / WORKSHOP 2. Areas, measurements and distances are given as a guide. All measurements and fixtures including doors and windows refundable in the event of the purchasers failing to complete the are approximate and should be independently verified. Photographs depict only certain parts of the property. Nothing Copyright © exposure within the particulars shall be deemed to be a statement as to sale for reasons not attributable to the sellers or their agents. www.photographyandfloorplans.co.uk the structural condition, nor the working order of services and appliances. DOUBLE GARAGE/ WORKSHOP 30'6 x 21'3 (9.30m x 6.48m)

DOUBLE GARAGE / WORKSHOP GROSS INTERNAL FLOOR AREA APPROX. 648 SQ FT / 60 SQ M