Knockdow Estate

Dunoon, A beautifully positioned residential estate on the Peninsula overlooking Loch Striven and the Kyles of Bute

Knockdow Estate, Dunoon, Argyll

Dunoon 11 miles, Glasgow airport 36 miles, Glasgow 46 miles, Edinburgh airport 88 miles

Features:

Knockdow House Fully renovated and restored historic country house with superb position and glorious southerly views to the . Accommodation includes 6 main reception rooms, 3 additional reception rooms and 12 bedrooms (11 of which are en-suite including 3 self-contained suites). Currently operating both as a family home and bespoke function venue with letting accommodation which is 5-star accredited by VisitScotland.

Gardens and Grounds Extensive formal gardens and grounds, walled garden, enclosed parkland and open wooded policies including two ornamental lakes and a former mill pond.

Outbuildings Log store (for biomass boiler) and extensive general storage including a former stable block and courtyard.

Houses/Cottages Four uninhabited dwellings including a pair of lodge cottages and former staff cottages within the stable block.

Land and Woods About 125 acres of permanent pasture/rough grazing and 117 acres woods.

Planning and Development A range of planning and development opportunities.

Sporting Trout and coarse fishing, red and roe deer stalking, low ground shooting and wild duck flighting

About 250 acres (101 Ha) in total

For sale as a whole

Situation Knockdow Estate occupies an The quality of sailing off the Argyll extremely attractive setting which coast and Inner Hebrides is of is easily accessible. Located on world renown. Within close range the western side of the Cowal of Knockdow, there are marinas at Peninsula overlooking Loch Striven, Dunoon, Rothesay, the southerly and westerly views and Inverkip. from the estate are magnificent and include the Islands of Bute In terms of land based activities, there and Cumbrae together with the are golf courses at Innellan (9 holes) distinctive peak of Goat Fell and and Dunoon (18 holes). Further afield the mountains of Arran. there are internationally renowned golf courses at Loch Lomond, Royal Troon, Access to the estate is via a minor Trump Turnberry and Prestwick. public road which leads for about 11 miles from Dunoon through the For field sports enthusiasts, and in villages of Innellan and Toward. addition to the sport available at The village of Innellan has a Post Knockdow itself, there is first class Office, convenience store and two driven pheasant and partridge pub/restaurants. A wider range of shooting and red and roe deer services is provided in Dunoon, stalking available to rent on the with a good selection of shops, Cowal peninsula. professional services, a hospital with A&E and secondary school With many islands to explore, with sports and community leisure mountains to climb, lochs to facilities. Dunoon provides two ferry fish, pubs and restaurants to links across the Clyde estuary to dine at throughout Argyll, there Gourock. The journey time by ferry is is a fantastically diverse range of circa 20 minutes and ferries leave at activities within a drive of an hour 20-minute intervals during the day. or so of Knockdow.

The closest airport with scheduled Historical Note domestic and international flights The Knockdow Estate was in the is at Glasgow International Airport ownership of Clan Lamont, one of (36 miles) which can be reached the oldest of the Scottish Clans in around an hour under normal for around 600 years. In the 13th traffic conditions. Gourock also has a Century, the Lamonts appear to have railway station with frequent services owned most of the Cowal Peninsula. to Paisley (for Glasgow airport) and The original mansion of Knockdow Glasgow city centre. took its Gaelic name from a ‘Black Knoll’ on the estate, which stood With its many islands, peninsulas 4 miles north of where the house and sea lochs, Argyll has thousands stands now. The present house was of miles of coastline and, as such, built in circa 1760 and was further the sea is a feature of the working life altered and enlarged in 1920 by and leisure time of its inhabitants. Sir Norman Lamont, then Laird of Knockdow Estate. The Lamont family owned significant estates in Trinidad and Tobago and Knockdow House is decorated with mahogany, sandalwood and other exotic woods from the Caribbean. The centrepiece of the house is a domed cupola over the Great Hall which is galleried at first floor level and supported by Ionic columns. Unique amongst Scottish country houses, the acoustic quality of the room as a result of the cupola makes it ideal for musical recitals and concertos. The Great Hall is also a majestic and intimate setting for wedding ceremonies since the owners’ began offering the house for rent for bespoke events.

Throughout the house, the quality and attention to detail of the decoration – both in terms of original detailing and the quality of its restoration and enhancement is truly magnificent.

The estate was purchased by the current owners in 2010. Since then, Knockdow House has benefitted from a fully comprehensive yet sympathetic restoration and refurbishment which has transformed the house from being virtually uninhabitable to what is undoubtedly one of the standout residential properties on the Scottish western seaboard.

Description Extending to about 250 acres in total, Knockdow is a residential and amenity estate with a spectacular setting overlooking the sea loch of Loch Striven and with panoramic views to the Islands of Bute, Great and Little Cumbrae and the mountains of Arran.

The components of the estate are described overleaf: Knockdow House Knockdow House is a substantial and From an architectural perspective, very attractive stone-built country exterior features of the building house with a glorious southerly outlook include gabled dormers and across its own parkland. Built of stone pedimented windows, a segmental under a slate roof, the accommodation pediment over the central bay of the is laid out over three storeys. principal (eastern) façade, a circular crenelated tower and bay window on The house is approached from the the western façade. public road by two private drives each with a traditional gate lodge. The house is entered by double The east drive winds through the wooden entrance doors beneath the policies past the pair of ornamental port cochere which leads into the lakes and through parkland before entrance hall which features ornate reaching the eastern façade of the ceiling mouldings. The entrance house where there is a port cochere hall leads through to the Great Hall at the front door. The west drive leads with its domed and galleried cupola to the rear of the house and to the which is the focal point of the house. former stables and courtyard. There are further reception rooms off Knockdow House has been the the Great Hall, including two sitting subject of an ambitious and extensive rooms referred to respectively by restoration and refurbishment project the owners as the ‘media room’ and during the vendors’ ownership. ‘tea room’. Between these rooms is a The project was undertaken with the door which leads out to an expansive aim of creating a family home to the terrace and lawn on the south side of highest of 21st century living standards the house. Also off the Great Hall is whilst ensuring that the unique the drawing room and dining room, heritage of the house was retained both of which feature decorative including most of its original features. cornicing and carvings with the recurring themes of flora and fauna. The house has been revolutionised These reception rooms have large by the replacement and renewal of open fire places and bay windows. the electrical, heating and plumbing systems, the insertion of extensive Also within the ground floor is the insulation and damp proofing, kitchen/breakfast room and pantry replacement, repair and treatment plus additional service rooms of internal timbers, renewal of sash (including walk-in strong room and case windows, the addition of a and wine cellar with original bins), number of en-suite bathrooms and the gunroom, playroom, a shower extensive redecoration. A particular room and two WCs. achievement of the renovation and refurbishment works is the creation, in The first of the suites (the ‘School addition to the master bedroom suite, House’) is on the ground floor, of four self-contained suites within consisting of a bedroom (the original the house. These suites are designed school room with frieze depicting the such that they can be occupied Monarchs of Scotland still in situ), as independent accommodation a large wet room/bathroom (either for guests of the owners or and kitchenette. independent tenants) or as an integral part of living accommodation.

The first floor is accessed by the filtration system is located next to the main stairwell which is lined with log store. The boiler is piped through timber panelling from Tobago. to a tank room in the basement of the There are three suites on the first house. There are five water cylinders floor. The ‘Cumbrae Suite’, named which each service a different zone after the two islands in the lower of the house. There are two zones within view of for the suites and three zones for Knockdow, and the ‘Tower Suite’ the rest of the principal areas of each have two bedrooms and sitting the house. Each water cylinder has room with kitchenette. The ‘Bute a surge pump which ensures that Suite’ has one double bedroom and there is instant hot water on demand sitting room with kitchenette. throughout the house.

In addition to the three suites, In terms of its occupation and use, there are four double en-suite the house serves as the current owners’ bedrooms on this floor including the home. Since the renovation and in master bedroom with sitting room/ order to enable the use and enjoyment infant’s bedroom, walk-in dressing of the house by those beyond their room and an en-suite bathroom. family and friends, the owners have The views from each of the four made the house available to let for bedrooms on the southern elevation specific functions (notably weddings) are superb. and have also offered accommodation for let independently in the The second floor is the original attic self-contained suites. which has been renovated to provide two further en-suite bedrooms. This has been operated on a relatively A particular feature of these two small scale to suit the owners with rooms is the bath in the window bay the income generated being below of each providing the opportunity for the current VAT threshold. a relaxing soak with a stunning view. The innovation has been a successful one however with the level of The renovation and refurbishment demand suggesting that there is an of Knockdow House has seen the opportunity for a future owner to installation of a state of the art run a more commercial business biomass heating system, a new water from Knockdow if they choose to, filtration system, and comprehensive subject to the appropriate consent for renewal of the electrical, plumbing Change of Use. Scotland’s National and heating systems. Tourist Organisation, VisitScotland, has awarded Knockdow House 5 star The biomass boiler is fuelled by logs accreditation in terms of its quality which are stored next to the boiler assurance scheme. for ease of re-fuelling. The UV water Knockdow House, Toward, Dunoon, PA23 7UL

Approx. Gross Internal Area 14735 Sq Ft - 1368.88 Sq M (Including WC) For identification only. Not to scale. © SquareFoot 2017

WC Gun Room 13' x 12'6'' Library/ 3.96 x 3.81m Billiards Larder Game Room 23'5'' x 22'9'' 7.14 x 6.93m

Play Room 9'6'' x 9' 2.90 x 2.74m

Shower Wine Room Laundry Cellar Dining 14'7'' x 12'5'' 14'8'' x 6'3'' Room 4.44 x 3.78m 4.47 x 1.90m 25' x 17'9'' Passage 7.62 x 5.41m Pantry

Tea Room Yard 15'6'' x 15'2'' 4.72 x 4.62m

Kitchen/ Breakfast The Great Room Hall Hall 35' x 15'3'' 40'1'' x 27'6'' 10.67 x 4.65m 12.22 x 8.38m

Media Room 15'6'' x 15'2'' 4.72 x 4.62m WC

Boot Cupboard Flower Room Bathroom/ Wet Entrance Cupboard Room Hall Passage

Strong Room Drawing Room Bedroom 27'2'' x 22'4'' The School House 8.28 x 6.81m Suite 25'4'' x 18'1'' Kitchenette 7.72 x 5.51m 11'9'' x 7'7'' WC 3.58 x 2.31m

GroundGround FloorFloor Knockdow House, Knockdow House, Toward, Toward, Dunoon, PA23 7UL Dunoon, PA23 7UL

Approx. Gross Internal Area Approx. Gross Internal Area 14735 Sq Ft - 1368.88 Sq M 14735 Sq Ft - 1368.88 Sq M (Including WC) (Including WC) For identification only. Not to scale. For identification only. Not to scale. © SquareFoot 2017 © SquareFoot 2017

Floor plans for Knockdow House

Approximate Gross Internal Area*: Bedroom WC N The Tower House: 14,735 sq ft / 1,368.88 sq m (Including WC) Gun Suite 15'9'' x 9'9'' Room 4.80 x 2.97m 13' x 12'6'' Library/ 3.96 x 3.81m Game Larder Game Billiards Sitting Illustration for identification purposes only. Room Room Ensuite 23'5'' x 22'9'' 18'1'' x 11'6'' Bathroom Not to scale. 7.14 x 6.93m 5.51 x 3.51m

Ensuite Bathroom Ensuite Bathroom *As defined by RICS – Code of Measuring Practice. Play Room 9'6'' x 9' 2.90 x 2.74m

Sitting Shower Dressing Room/ Bedroom Wine Room Room Kitchenette The Tower Laundry Cellar Master 13' x 10'1'' The Tower Suite Dining 14'8'' x 6'3'' 15'9'' x 12'9'' 14'7'' x 12'5'' Bedroom 3.96 x 3.07m Suite Room 4.44 x 3.78m 4.47 x 1.90m 4.80 x 3.89m Passage 18'2'' x 17'8'' 23'5'' x 22'9'' 25' x 17'9'' 5.54 x 5.38m 7.14 x 6.93m 7.62 x 5.41m Pantry

Bedroom Sitting Room/ 21' x 14'9'' Kitchenette 6.40 x 4.50m Office The Bute 14'6'' x 9'3'' Suite 4.42 x 2.82m 15'6'' x 12'9'' Tea 4.72 x 3.89m Room Yard Bedroom 15'6'' x 15'2'' 18'7'' x 14'9'' 4.72 x 4.62m 5.66 x 4.50m Ensuite Shower Room

Bedroom The Bute Suite Kitchen/ 12'9'' x 11'9'' Hall Breakfast 3.89 x 3.58m The Great Room Ensuite Ensuite Passage Ensuite Hall Hall 35' x 15'3'' Bathroom Bathroom Cupola Shower 40'1'' x 27'6'' 10.67 x 4.65m 12.22 x 8.38m Room

Bathroom

Media Bedroom Room 18'5'' x 15'2'' 15'6'' x 15'2'' 5.61 x 4.62m Bedroom 4.72 x 4.62m Linen 21' x 15'11'' Bathroom 6.40 x 4.85m WC 16' x 10'2'' 4.88 x 3.10m

Boot Cupboard Flower Room Bathroom/ Kitchenette Wet 8'3'' x 8' Ensuite 2.51 x 2.44m Entrance Cupboard Room Bathroom Hall Passage SecondSecond Floor Floor

Strong Room Drawing Bedroom Bedroom 3 Room Bedroom Bedroom Bedroom The Cumbrae The Cumbrae 27'2'' x 22'4'' The School House 22'5'' x 19'5'' Suite Suite 8.28 x 6.81m 6.83 x 5.92m Ensuite 18'7'' x 14'9'' Suite 5.66 x 4.50m 20'1'' x 13'8'' 18'7'' x 18'1'' Bathroom 6.12 x 4.17m 5.66 x 5.51m 25'4'' x 18'1'' Kitchenette 7.72 x 5.51m 11'9'' x 7'7'' WC 3.58 x 2.31m

Ground Floor FirstFirst Floor

Gardens and Grounds Knockdow House is surrounded On the south side of the house is an Also situated close to the house on with trout and carp providing game grounds and there is an attractive by several acres of beautifully enclosed paved terrace and lawn the north side is a children’s play area and coarse fishing. woodland walk which follows its kept lawns, parkland and wooded with a gate leading to the south lawn with climbing frame, and a barbecue route past further specimen trees, policies, beds of herbaceous shrubs which can serve as a croquet lawn, area with wooden picnic tables. Located near the west lodge is the wild flowers and rhododendrons. and a variety of mature ornamental cricket pitch and playing field for former walled garden, which is about deciduous and coniferous trees. a variety of games and sports. It is Located on the east side of the drive an acre in size. A short distance to the north of also ideally suited for the pitching on approach to the house are two the house and buildings, close to Due to the Gulf Stream climate, of a marquee in connection with very attractive ornamental lakes With its mid-point forming the the vehicular track is a former mill specialist trees such as eucalyptus, functions and events. which are a haven for water loving eastern boundary of the estate, pond. With a very peaceful setting, bamboo and palm thrive at wildlife, birds, aquatic shrubs and the Ardyne Burn cuts an attractive and a stock of wild brown trout from Knockdow. plants. In addition, they are stocked path to the east of the house and Sutherland, this is a particularly pretty feature of the estate.

Stables and Outbuildings Land and Woods To the north of the house is a Extending to about 250 acres in total, traditional range of stone and slate the land at Knockdow is analysed as former stables and outbuildings follows: arranged around a courtyard. Land Type Acreage Whilst providing useful and extensive Parkland, pasture and 125 storage and utility as outbuildings, rough grazing this range has not been subject to Amenity woodland investment during the vendors’ 117 ownership and therefore provides and coniferous forestry the opportunity for development as Gardens, grounds and 8 further accommodation on the estate. miscellaneous land The outbuildings include: Total 250

The original stables with former groom’s bothy above. The land ranges in altitude from 36 metres above sea level to 179 metres Garage with inspection pit, above sea level and has a south workshop and garden store. westerly aspect and relief.

Cart shed and stores. From an agricultural perspective, the best quality land on the estate lies Former Gardener’s Cottage in the policy fields surrounding the (1 bedroom) and former Chauffeur’s house. This land is let on an annual Cottage (2 bedrooms) – both in basis between April and October on a derelict and uninhabitable condition. Seasonal Grazing Agreement to a local farmer for a nominal annual rent. To the north of the stable yard is an open sided pole barn for general The land suitable for grazing is storage and there is an additional classified as grade 3ii by the James area of hard standing which has been Hutton Institute. The vendors do not prepared for the purposes of erecting own the Entitlements to the Basic a further general purpose shed. Payment Scheme in respect of this land. In addition to the redundant cottages within the stable block, there are The forestry and woodland at two traditional lodge cottages at Knockdow comprises both amenity Knockdow – one beside the entrance woodland of mainly hard wood to each drive. Both are redundant species and several coniferous and currently uninhabitable. plantations of a non-commercial scale which are approaching maturity. The woods on the estate provide a reliable and extensive source of logs for use in both the biomass heating system and the fireplaces within the house. Sporting and Amenity The combination of woods and Prior to 2010, the previous owner topography at Knockdow provide the of the estate obtained a range of basis for an informal and enjoyable planning permissions which were shoot for mixed game including not activated and subsequently pheasants, partridges, woodcock lapsed. These included: and snipe. Detailed consent to convert Knockdow The lakes and mill pond within the House as a hotel with associated policies of Knockdow House provide self-catering and leisure facilities. fishing for trout and carp. In addition, there is a duck flight pond up the Outline consent for a new courtyard hill towards the northern end of the extension to provide self-catering units. estate which can be fed to attract wild duck and has provided some Detailed consent to alter and extend exceptional sport in recent years. the East and West Lodges.

The forestry and woodland – both Whilst not approved, the former on the estate itself and in the vicinity owner also prepared and submitted provides the opportunity for roe deer an application for the development stalking. In addition to this, there is a of an 18-hole golf course with population of red deer on the Cowal associated facilities. Peninsula. With Knockdow being accessible to them, the occasional Whilst all of these consents have red stag or hind has been accounted now lapsed, they have the potential for during a dawn or dusk stalking to be reinstated which provides expedition. the purchaser with a number of options for the future use of the Planning and Development estate and opportunities to create Since purchasing Knockdow additional value. Estate, the owners have applied for and received consent for the Further detail regarding the lapsed modifications they have effected to consents is available on request from Knockdow House and for change of the selling agents. Interested parties use of the house for the provision are also advised to seek independent of self-catered accommodation and objective advice in this regard. supplementary to the house’s continuing use as a private home. General Remarks and Additional Information

Directions Viewing Forestry Commission Scotland Listed Buildings From Glasgow, take the M8/A8 west By appointment with the selling Highland & Islands Conservancy Knockdow House is category B listed. selling to the purchaser at a separate to Gourock, continue on the coast agents, Strutt & Parker LLP Fodderty Way and additional price is available on road to ferry terminal at McInroy’s (tel 0131 226 2500). Dingwall Timber and Minerals request from the selling agents. point. The ferry crossing from IV15 9XB All standing and fallen timber and McInroy’s point to Hunters Quay Government Bodies Tel: 0300 067 6950 the mineral rights are included in the The vendors will only negotiate at Dunoon takes approximately Argyll & Bute Council Website: www.forestry.gov.uk sale insofar as they are owned. the sale of these items with the 20 minutes. From Dunoon head Kilmory purchaser of Knockdow Estate south through the town towards Lochgilphead Scottish Natural Heritage Moveable Items/Machinery and following provisional acceptance the villages of Innellan and Toward Argyll PA31 8RT Great Glen House Equipment of their offer to buy the estate on a on the A815 and continue on to Tel 01546 605 522 Leachkin Road The fitted carpets and the majority of subject to contract basis. Knockdow. The lodge is on the right www.argyll-bute.gov.uk Inverness light fittings within Knockdow House just after crossing the Ardyne burn. IV3 8NW are included in the sale. Services and Facilities It is approximately 11 miles from AFRC - RPID Tel: 01463 725000 The existing services and facilities at Dunoon to Knockdow. Cadzow Court Website: www.snh.org.uk The curtains throughout the house Knockdow are as follows: 3 Wellhall Road and selected light fittings are excluded. From the north take the A83 west Hamilton Environmental Designations Mains electricity with Cat 5e cabling from the town of Tarbert, after 12 ML3 9BG There are no British or European An inventory of the household and media wiring throughout miles take the turning to the left Tel: 01698 462400 government environmental contents (including light fittings the house. signposted to Dunoon on the A815. Fax: 01698 462401 designations affecting any part of and white goods) and the estate Follow the A815 to Dunoon and then [email protected] Knockdow Estate. machinery and equipment that the follow the instructions as above. vendors are prepared to consider Planning and Development Central Ethernet hub with television P1/L1 Fire protection system wayleaves, all or any other like In favour of the Ministry of Defence There have been applications made and telephone connection in each and intruder alert system with rights, whether mentioned in these (MoD) over the track connecting and approved in the past which were bedroom. emergency lighting throughout. particulars or not. The purchaser will the adjoining property to the west not activated. Whilst these consents be held to have satisfied themselves of Knockdow and the forestry to have now lapsed, they could be Biomass central heating with Vigas Date of Entry as to the nature of all such servitude the north of Knockdow. This does reinstated. Interested parties are 100kW log-fired gasification boiler The date of entry and the completion rights and others. not include the right to take access advised to research the lapsed with Akvaterm accumulator tanks of sale will be by negotiation between over any of the three drives to planning permissions at and Viessman control system and the vendors and the purchaser. Prospective purchasers are informed Knockdow House. www.argyll-bute.gov.uk. With regard 80kW back-up boiler. that there are third party rights of to the potential for re-instating and/ Solicitors vehicular access over Knockdow In addition to these rights, or varying these consents, Private water supply with UV filtration. Mellicks Solicitors Estate as follows: Knockdow Estate benefits from interested parties are advised to 160 Hope Street a vehicular right of access over make their own enquiries and to Private drainage to self-contained Glasgow In favour of the owner of Kilmichael the track adjoining the western seek independent advice. soakaway. G2 2TL Cottage (excluded) over a short boundary of the estate. Tel: 0141 332 0902 stretch of the north drive. Three-phase outdoor power sockets Email: [email protected] Employees (16 and 32 amp) and 60 kva back-up In favour of the owner of the forestry The vendors employ a gardener on power generator. Rights of Access which adjoins Knockdow to the a part-time basis together with a The sale is subject to all rights of north. This does not include the right self-employed groundsman. Both are support, public and private rights to take access over any of the three highly recommended by the vendors. of way, water, light, drainage and drives to Knockdow House. Reproduced from the Ordnance Survey Mapping with the permission of the Controller of Her Majesty’s Stationery Office. Crown Copyright (ES763454). NOT TO SCALE Knockdow Estate

Ordnance Survey © Crown Copyright 2017. All rights reserved. Licence number 100022432. Plotted Scale - 1:561896

Outgoings Knockdow House is in the following Financial References ten percent of the purchase price the sellers shall be entitled to resile kind at present existing and whether band for Council Tax/Rating All offers to purchase the estate on which sum no interest will be from the contract. The sellers, in that contained in the Title Deeds or purposes: (regardless of whether the offer is allowed. Timeous payment of said event, reserve the right to resell or otherwise, and whether formally on a cash or subject to loan finance sum shall be a material condition of deal otherwise with the subjects of constituted or not affecting the basis) must be accompanied by a the contract. In the event that such sale as they think fit. Furthermore, subjects of sale. Rateable Property Band financial reference from a bank/ payment is not made timeously, they shall be entitled to retain in Value funding source that is acceptable the sellers reserve the right to resile their hands the initial payment of The sellers shall be responsible for Knockdow £9,600 to the vendors. without further notice. The balance ten percent herein before referred to any rates, taxes and other burdens for H House (holiday lets) of the purchase price will be paid which shall be set off to account for the possession and for collection of Health and Safety by Bankers Draft at the date of entry any loss and expense occasioned to income prior to the said date of entry. Given the potential hazards of a and interest at five percent above the them by the purchaser’s failure and EPC working estate, we ask you to be as Bank of Scotland base rate current in the event of the loss and expenses Knockdow House has an EPC rating vigilant as possible when making from time to time will be charged being less than the amount of the of E your inspection for your own thereon from the term of entry until said deposit the sellers shall account personal safety. payment. Consignation shall not to the purchaser for any balance Offers avoid payment of the foregoing thereof remaining in their hand. Offers should be submitted in Special Conditions of Sale rate of interest. In the event of the Scottish legal form to the selling The purchaser of the estate purchaser failing to make payment The estate will be sold subject to agents. Prospective purchasers are shall within five working days of the balance of the said price at the all rights of way, rights of access, advised to register their interest of conclusion of missives make date of entry, payment of the balance wayleaves, servitudes, water in writing with the selling agents payment as a guarantee for due of the purchase price on the due date rights, drainage and sewage rights, following inspection. performance of a sum equal to being of the essence of the contract, restrictions and burdens of whatever Strutt & Parker Edinburgh 28 Melville Street, Edinburgh EH3 7HA

+44 (0)131 226 2500 [email protected] struttandparker.com

60 offices across England and Scotland, including Prime Central London

IMPORTANT NOTICE Strutt & Parker LLP gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker LLP does not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker LLP does not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Photographs taken May 2017. Particulars prepared May 2017.