Conveniently Located and Well Presented Modern

Conveniently located and well presented modern country house cowford cottage, menmuir, by brechin, angus, dd9 6sf Despite its rural location Cowford Cottage is not remote. The A90 is Conveniently located and easily reached and links Aberdeen with Dundee to Perth. At Perth it connects with the M90 to Edinburgh and the A9 west to Stirling and well presented modern Glasgow. Both Aberdeen and Dundee are easily reached and offer all the country house services expected of major cities. There are railway stations at Montrose and Laurencekirk on the east coast mainline with regular services to Aberdeen and the south, including a sleeper to London. Aberdeen and cowford cottage, menmuir, by brechin, Edinburgh Airports provide a range of domestic and European flights and angus, there are services from Dundee to London Stansted and to Amsterdam.

Entrance vestibule u hallway u sitting room u dining room Description kitchen u utility u WC u 5 bedrooms (2 en suite) u 2 bathrooms Cowford Cottage is an attractive and modern country house. Built in 2007 as a single storey house, it was extended a year later into the first Double garage and outbuildings u enclosed gardens floor. It is one of a small group of houses at the original Cowford Farm, About 0.79 acres yet being on the edge, is private. The garden runs down to the Cruick Water, where there used to be a crossing. It is a well presented house, EPC ratings = C which is fully double glazed, insulated and benefits from oil fired central heating. The house which has a harled and Fyfestone finish and a tiled roof benefits from views over the surrounding countryside and towards A90 2.5 miles, Brechin 5 miles, Forfar 11 miles, Dundee 25 miles, the hills. It was acquired by the sellers in 2012. Since then they have Aberdeen 45 miles refurbished the kitchen, re-carpeted and redecorated many of the rooms. An Astroturf play area was installed in the garden. As such it is a house Viewing that is ideal for modern family living, with two of the bedrooms being Strictly by appointment with Savills – 01356 628628. downstairs. There are cornices throughout the ground floor.

Directions Gate piers lead to a gravelled parking and turning area adjacent to From the A90 (Dundee to Aberdeen dual carriageway) about 2 miles both the house and the garage. Over the front door is a date stone south of Brechin and 3 miles north of Finavon, turn onto the road – Cowford Cottage 2007. A paved path leads to a partially glazed signposted to Careston, Menmuir, Fern and Noranside. Proceed entrance door, with side light, which opens to an entrance vestibule with for some 2.1 miles, following the signs for Menmuir and then turn a tiled floor and an inner partially glazed door to the hallway. This has left signposted Milton of Ballhall. After a further 0.4 miles turn right downlighters, two shelved cupboards and a staircase to the first floor signposted Cowford and Dunswood Farm. Continue up the farm road with understair cupboard. Off the hallway is the sitting room. This again passing Dunswood Farm. On reaching Cowford bear left and Cowford has downlighters together with window blinds. Opposite is the master Cottage will be seen ahead. bedroom, again with window blinds and downlighters, fitted wardrobes and an en suite shower room with washbasin and WC. Bedroom 2 also Situation has a fitted wardrobe, together with window blinds. The partially tiled Cowford Cottage is most attractively situated, within its own gardens downstairs bathroom has a Phoenix whirlpool bath, tiled shower cubicle, and grounds, with views out over open agricultural land yet is only a few washbasin with vanity unit, WC and Karndean flooring. minutes from the A90 dual carriageway. The well appointed kitchen, which looks out over the garden, has fitted It is a most attractive area, comprising rolling farmland whilst to the wooden wall and base units with tiled splashbacks, fitted fridge and north are the Angus hills and glens. The property is ideally situated for freezer, Leisure Roma 100 cooker with two ovens, grill and five ring hob, those who wish to enjoy the range of outdoor pursuits offered in Angus. Franke sink and Bosch dishwasher. There is ample space for seating or Salmon and sea trout fishing is available on the nearby North and South dining, with a patio door out to the garden. Off the kitchen is the dining Esks or the West Water. The nearby Angus glens also offer some of the room with wooden flooring and window blinds and which has also been best hill-walking in Eastern Scotland and ski-ing is available at Glenshee. used as a snug and playroom. The utility room has fitted units with sink From Edzell the scenic Cairn o’ Mount route gives access to Deeside. and plumbing for washing machine and dryer, together with a Boulter Golf courses in the area include Edzell and Brechin, with championship Buderus boiler. It also has Karndean flooring as does the adjoining WC courses at Carnoustie and Rosemount (Blairgowrie). There are pleasant with washbasin. sandy beaches at Lunan Bay and at St Cyrus. A staircase with a wooden handrail leads up to the first floor landing The nearby towns of Forfar, Brechin and Kirriemuir provide a range which has a walk in shelved storage cupboard. Arranged off the landing of shopping, leisure and business facilities, together with secondary are bedrooms 3, 4 and 5 and another bathroom. Bedroom 3 also looks schooling. Primary schooling is found at Tannadice, Edzell and Brechin. out over the garden and has a walk in closet with shelves and hanging Private schooling is available at Lathallan (Johnshaven) with a bus from rail, together with an en suite shower room with washbasin and WC. Brechin and the High School of Dundee, with a bus from Forfar. Bathroom 2 is tiled and has a bath, shower cubicle, pedestal washbasin and WC. Beyond the bathroom are bedrooms 4 and 5. The garage (6.20 m x 5.92 m) has a Fyfestone and harl finish, tiled Energy Performance Certificate roof, automatic roller doors, concrete floor and fitted desk and storage EPC rating = C. cupboards. Adjacent is a wooden garden shed (2.98 m x 2.42 m). Solicitors To the side of the house is a further wooden shed (1.78 m x 3.75 m). The Your Conveyancer Ltd, 87 High Street, Dunfermline, KY12 7DR. main area of garden lies behind the house. This has gravelled and paved seating areas and two raised planters. Next to the astroturf play area is Services a covered seating area. There are birch trees and a screened oil tank. Mains water and electricity, private drainage. Oil fired central heating. Beyond a fence, with a gate, is an extensive grassed area of garden, which could be used as a small paddock, and which leads to the burn. Fixtures and Fittings Within this is a further garden shed. Fitted carpets and blinds are included.

General Remarks Access There is a right of access over the farm road with maintenance being Outgoings shared. Angus Council tax band F. Servitude Rights, Burdens and Wayleaves Offers The property is sold subject to and with the benefit of all servitude rights, Offers must be submitted in Scottish Legal Form to the Selling Agents. burdens, reservations and wayleaves, including rights of access and A closing date for offers may be fixed, and prospective purchasers rights of way, whether public or private, light, support, drainage, water are advised to register their interest with the Selling Agents following and wayleaves for masts, pylons, stays, cable, drains and water, gas and inspection. other pipes, whether contained in the Title Deeds or informally constituted and whether referred to in the General Remarks and Stipulations or not. Purchase Price The Purchaser(s) will be held to have satisfied himself as to the nature of A deposit of 10% of the purchase price may be required. It will be paid all such servitude rights and others. within 7 days of the conclusion of missives. The deposit will be non- returnable in the event of the Purchaser(s) failing to complete the sale for Possession reasons not attributable to the seller or his agents. Vacant possession and entry will be given on completion.

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Cowford Cottage

Cowford

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is 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 published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. is expressly excluded from any contract. NOT TO SCALE.

0m 25m 50m 75m

Gross internal area (approx): 207.45 sq.m (2233 sq.ft)

Walk Ensuite in Shower Wardrobe Room Landing

Bedroom 5 6.60 x 3.45 21'8'' x 11'4'' Bedroom 4 Bedroom 3 4.20 x 3.10 4.03 x 3.67 13'3'' x 12' 13'9'' x 10'2'' Bathroom

First Floor

Ensuite WC Shower Master Room Dining Bedroom Room 3.55 x 3.51 3.71 x 3.55 11'8'' x 11'6'' 12'2'' x 11'8'' Utility

Entrance Hallway Vestibule

Kitchen 5.89 x 3.48 Sitting 19'4'' x 11'5'' Room Bedroom 2 Bathroom 4.77 x 4.36 4.36 x 2.83 15'8'' x 14'4'' 14'4'' x 9'3''

Ground Floor

Savills Brechin 12 Clerk Street, Brechin, Angus DD9 6AE [email protected] 01356 628628 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 savills.co.uk tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 16/08/10 DRO1600808