KESSOCK HOUSE OLD CRAIGTON ROAD,

KESSOCK HOUSE OLD CRAIGTON ROAD NORTH KESSOCK

A handsome Arts and Crafts house.

Inverness 5 miles ■ Airport 11 miles

About 0.37 hectares (0.92 acres) in all.

■ Five Reception Rooms. Five Bedrooms.

■ Sensitively refurbished to a high standard.

■ A magnificent interior where period features combine with modern comforts.

■ A range of traditional outbuildings.

■ Beautiful landscaped grounds.

■ On the fringes of a coastal village.

■ Stunning southerly views over the .

Inverness 01463 224343 [email protected]

SITUATION Kessock House sits on an elevated position The house underwent a major refurbishment above the charming coastal village of North in 1990 to create an outstanding traditional Kessock on the just to the north of family home. This work included restoration of Inverness. The property has a secluded setting the period features, the introduction of modern with stunning southerly views over the Beauly facilities and redesigning the original kitchen Firth. and back areas to form a beautiful spacious handcrafted kitchen. A more recent addition is The Black Isle lies between the to the stunning sunroom with underfloor heating the south and the Cromarty Firth to the north, and a central music system wired to all the its fertile rolling countryside culminating in reception rooms. a beautiful coastline of raised beaches and prominent headlands, dotted with historic ACCOMMODATION villages. The unspoilt countryside offers many Ground Floor - Reception Hall. Drawing Room. opportunities for rural sports and recreation Dining Room. Library. Sun Room. Kitchen. whilst also being the home to many rare species Utility Room. Cellar. of native wildlife. The west coast, famous for its stunning coastline and sandy beaches, is an First Floor – Master Bedroom with en suite hour’s drive away while the Cairngorm National Bathroom. Three further Bedrooms. Bedroom Park with many varied outdoor activities is 5/Study. Family Bathroom. a short drive southwards. There are several championship golf courses within easy reach. Second Floor – Bedroom. Shower Room. The village, which nestles along the shores of Sitting Room. the has good amenities including a primary school, popular hotel, local shop, GARDEN GROUNDS tea-room and doctor and dentist surgeries. The beautiful, sheltered grounds extend Inverness, on the south side of the firth, has to approximately 0.92 acres and provide a all the facilities of a modern city including its delightful setting for the house. The formal airport with regular flights to the south and gardens have terraced lawns edged with stone Europe. features, clipped box hedging and herbaceous borders. Adjacent to the sun room is a DESCRIPTION flagstone terrace from where wide stone steps The original Victorian house was built around lead to the boundary and a path to the village. the mid 1800’s and at the start of the 20th There is lighting throughout the garden. Century a substantial extension was added which introduced the Arts and Crafts elements OUTBUILDINGS of the property. This architectural movement To the rear of the house is a traditional range was a reaction to the Victorian manufactured of stone and slate lean-to buildings fronted and ornate styles and introduced warm and by a paved terrace. The buildings comprise welcoming interiors with exquisite handcrafted a log store, two dry stores, a gardener’s WC finishes which can be seen throughout Kessock and a general store. Subject to the necessary House in the beautifully proportioned rooms, planning consents, the buildings could be panelling, carvings and fireplaces. adapted to a range of alternative uses.

SERVICES, COUNCIL TAX AND ENERGY PERFORMANCE VIEWING a) originals of primary (eg a passport) and secondary (eg CERTIFICATE(S) Viewing is by prior appointment only through the Selling Agents, current council tax or utility bill) ID; or Water Drainage Heating Council Broadband EPC Galbraith, Reay House, 17 Old Edinburgh Road, Inverness IV2 3HF. Tax Telephone (01463) 224343. The person who may accompany b) copies of such primary and secondary ID certified and dated Mains Mains Oil fired G Superfast E you may however not be an employee of Galbraith. by the purchasers’ solicitors as true copies along with written broadband confirmation from the purchasers’ solicitors that they accept available POST CODE SOLICITORS that we will be relying on this copy ID for AML purposes. DIRECTIONS IV1 3YD Urquharts, Edinburgh From Inverness head north over the on the A9 16 Heriot Row Failure to provide this information may result in an offer not and take the cut-off signposted North Kessock on the left hand Edinburgh being considered. side. At the roundabout, turn left towards the village. Continue Midlothian down the hill to the Beauly Firth shoreline and about 400 yards EH3 6HR MORTGAGE FINANCE after the North Kessock Hotel, turn left up the hill on to Old Galbraith has an alliance with Fox Private Finance, a brokerage Craigton Road. Follow this road up the hill and round to the left with a bespoke approach to funding. Through their relationships and the entrance gates to Kessock House are on the left hand 2017 ANTI MONEY LAUNDERING REGULATIONS with retail, commercial and private banks they can assist with side. securing a mortgage to suit your circumstances. For further Please note that under the 2017 AML regulations we are information contact Matthew Griffiths, Duddingston House, MOVEABLES legally required to carry out money laundering checks against Edinburgh EH15 1RB. Tel: 0131 510 9250. All fitted carpets, curtains and integrated appliances are purchasers. To enable us to complete these checks purchasers included in the sale. Further items may be available by separate will need to provide along with their offer either: negotiation.

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 () Act 1995.

4 Closing Date A closing date may be fixed. Prospective purchasers who have notified their interest through lawyers to 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 written Scottish Legal form should be submitted to the local Galbraith office per these sales particulars, through a Scottish Lawyer, confirming: if an offer is in relation to the whole, or a specific lot, or a combination of lots, and if the offer is subject to the sale of a property, together with proof of funding and identification.

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. ROOF TERRACE 13'3 (4.04m)

9'2 x 9'2 (2.79m x 2.79m)

UP UP BEDROOM/STUDY BEDROOM GAMES ROOM MASTER 13'2 x 12'4 16'8 x 15'1 11'2 x 11'2 BEDROOM (4.01m x 3.76m) BEDROOM (5.08m x 4.60m) (3.40m x 3.40m) 22'5 x 14' 9'6 x 7'5 (6.83m x 4.27m) (2.90m x 2.26m)

BEDROOM 15'1 x 10'1 UP (4.60m x 3.07m) BEDROOM 12'4 x 10'5 UP (3.76m x 3.18m) N

SECOND FLOOR FIRST FLOOR GROSS INTERNAL GROSS INTERNAL FLOOR AREA 455 SQ FT / 42.3 SQ M FLOOR AREA 1610 SQ FT / 149.6 SQ M

9'2 x 9'2 (2.79m x 2.79m)

IN CELLAR 32'6 x 11'10 ROOF TERRACE (9.91m x 3.61m) 13'3 (4.04m) SUN ROOM 31'7 x 21'3 (9.63m x 6.48m) 9'2 x 9'2 BOILER DRAWING ROOM (2.79m x 2.79m) LIBRARY 27'5 x 16'8 DINING ROOM 25'6 x 12'4 (8.36m x 5.08m) 14'11 x 13'9 (7.77m x 3.76m) UP RECEPTION HALL UP (4.55m x 4.19m) 24' x 17'8 UP BEDROOM/STUDY BEDROOM UP GAMES ROOM MASTER 13'2 x 12'4 16'8 x 15'1 11'2 x 11'2 (7.32m x 5.38m) UP BEDROOM (4.01m x 3.76m) BEDROOM (5.08m x 4.60m) (3.40m x 3.40m) 22'5 x 14' 9'6 x 7'5 (6.83m x 4.27m) (2.90m x 2.26m)

BEDROOM 15'1 x 10'1 UP BASEMENT (4.60m x 3.07m) GROSS INTERNAL BEDROOM 12'4 x 10'5 FLOOR AREA 275 SQ FT / 25.5 SQ M UP (3.76m x 3.18m) N

GROUND FLOOR SECOND FLOOR GROSS INTERNAL FIRST FLOOR KITCHEN GROSS INTERNAL FLOOR AREA 2599 SQ FT / 241.5 SQ M GROSS INTERNAL 18'2 x 17'3 FLOOR AREA 455 SQ FT / 42.3 SQ M FLOOR AREA 1610 SQ FT / 149.6 SQ M (5.54m x 5.26m)

UTILITY ROOM

9'2 x 9'2 KESSOCK HOUSE (2.79m x 2.79m)

NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY IN APPROXIMATE GROSS INTERNAL FLOOR AREA 4939 SQ FT / 458.9 SQ M CELLAR 32'6 x 11'10 (INCLUDING AREAS OF RESTRICTED HEIGHT) (9.91m x 3.61m) EXTERNAL OUTBUILDINGS FLOOR AREA 530 SQ FT / 49.2 SQ M SUN ROOM 31'7 x 21'3 TOTAL COMBINED FLOOR AREA 5469 SQ FT / 508.1 SQ M (9.63m x 6.48m) All measurements and xtures including doors and windows BOILER DRAWING ROOM LIBRARY are approximate and should be independently veri ed. 27'5 x 16'8 DINING ROOM 25'6 x 12'4 (8.36m x 5.08m) 14'11 x 13'9 (7.77m x 3.76m) Copyright © exposure ) E (4.55m x 4.19m) m R RECEPTION HALL www.photographyandoorplans.co.uk 9 4 ' O 1 24' x 17'8 UP 3 . T UP 1 x S (7.32m x 5.38m)

UP x 1 STORE D 1 '

m O 0 11'7 x 10'11 3

O 1 3 . (3.53m x 3.33m) W 3 STABLES ( 16' x 11' (4.88m x 3.35m) GARDEN STORE BASEMENT 11' x 8'7 GROSS INTERNAL (3.35m x 2.62m) FLOOR AREA 275 SQ FT / 25.5 SQ M

OUTBUILDINGS GROSS INTERNAL FLOOR AREA 530 SQ FT / 49.2 SQ M GROUND FLOOR GROSS INTERNAL KITCHEN FLOOR AREA 2599 SQ FT / 241.5 SQ M 18'2 x 17'3 (5.54m x 5.26m)

UTILITY ROOM

KESSOCK HOUSE NOT TO SCALE - FOR ILLUSTRATIVE PURPOSES ONLY APPROXIMATE GROSS INTERNAL FLOOR AREA 4939 SQ FT / 458.9 SQ M (INCLUDING AREAS OF RESTRICTED HEIGHT) EXTERNAL OUTBUILDINGS FLOOR AREA 530 SQ FT / 49.2 SQ M TOTAL COMBINED FLOOR AREA 5469 SQ FT / 508.1 SQ M All measurements and xtures including doors and windows are approximate and should be independently veri ed.

Copyright © exposure ) E

m R

www.photographyandoorplans.co.uk 9 4 ' O 1 3 . T

1 x S

x 1 STORE D 1 '

m O 0 11'7 x 10'11 3

O 1 3 . (3.53m x 3.33m) W 3 STABLES ( 16' x 11' (4.88m x 3.35m) GARDEN STORE 11' x 8'7 (3.35m x 2.62m)

OUTBUILDINGS GROSS INTERNAL FLOOR AREA 530 SQ FT / 49.2 SQ M