W + LB. solicitors estate agents. Tigh-na-Craig, 14 Toberargan Road, Pitlochry. PH16 5HG

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1 W + LB solicitors estate agents n o t a r i e s Tigh-na-Craig, 14 Toberargan Road, Pitlochry. PH16 5HG

fireplaces and ornate plasterwork. The property has also been substantially modernised including the alteration and refurbishment of the family kitchen and bathrooms.

3 Tigh-na-Craig is a substantial traditional detached stone villa situated within walking distance of Pitlochry town centre. The house is believed to be approximately 120 years old and retains many original features including attractive solid wood skirting, doors and surrounds, case and sash windows, Victorian style fireplaces and ornate plasterwork. The property has also been substantially modernised including the alteration and refurbishment of the family kitchen and bathrooms. The accommodation and layout offer a number of options with regard to the use of the property. The main part of the property consists of a family kitchen, lounge, three double bedrooms, study (also suited for use as a double bedroom), bathroom, shower room and utility room and is presently used as the main family home. There is also an adjoining and interconnecting granny flat consisting of lounge, double bedroom, kitchen and bathroom. The main house and the flat each has it s own independent access. Accordingly the property would lend itself to a number of uses including (a) one single substantial family home, (b) for use as a bed and breakfast business using the flat as owner s accommodation or (c) utilising its present layout with the flat being used as either a granny flat or possibly for holiday rentals. Location Pitlochry is a small Victorian town situated at the heart of Highland Perthshire amidst very attractive scenery. It is a popular and busy tourist destination. It is easily accessible being situated adjacent to the A9 Perth to Inverness trunk road and on the main Perth to Inverness railway line. The train service has regular direct services to Inverness, Edinburgh, Glasgow, and the London sleeper service. The area caters for numerous leisure pursuits including hill walking, fishing, golfing, canoeing and cycling. The town itself also offers a good range of shops, services and amenities. Pitlochry High school is highly regarded and provides pre-school, primary and secondary education. Pitlochry is also in range of some of Scotland s best private schools including Craigclowan, Strathallan, Kilgraston, Glenalmond College, Ardvreck and Morrisons Academy. Pitlochry is approximately 25 miles north of Perth and has easy access to the motorway network to Edinburgh and Glasgow. Ground Floor First Floor Plans are for illustrative purposes only. Not to scale.

Accommodation Entrance Vestibule (1.90 x 2.24m) Entered by a solid wood front door with solid wood floor.

Telephone connection point, radiator and large hall cupboard.

4 Accommodation Entrance Vestibule (1.90 x 2.24m) Entered by a solid wood front door with solid wood floor. Beautiful period woodwork and glass surrounds the internal front door that opens into the impressive reception hallway. Reception Hall (2.42 x 3.46m) Large attractive reception hallway with carpet flooring, beautiful woodwork and decorative arched detail. Telephone connection point, radiator and large hall cupboard. Solid wood doors off to lounge, bedroom 1, study/bedroom and rear hallway. Lounge (6.33 x 5.43m) A good-sized attractive lounge with large south-facing bay window to the front of the house. This bright room features attractive ornate cornices and central ceiling rose as well as a Victorian black cast iron fireplace. Two radiators, TV aerial point and four double sockets.

ornate central ceiling rose and feature light fitting. Two radiators and four double sockets. Study/ Bedroom (4.53 x 3.

5 Bedroom 1 (4.28 x 4.41m) Well-proportioned double bedroom with recessed south-facing windows to the front, solid wood flooring, Victorian black cast iron fireplace (non- functioning), recessed wood panelled cupboard, ornate central ceiling rose and feature light fitting. Two radiators and four double sockets. Study/ Bedroom (4.53 x 3.33m) With window to the side, solid wood flooring, Victorian style fireplace, TV aerial and telephone points, four double sockets and two radiators. Presently used as a study/family room, this room would be equally well suited for use as a further double bedroom. Rear Vestibule: Leading through to family kitchen with under-stair cupboard, shower room and utility room off. Family Kitchen (4.09 x 5.57m) Large bright family kitchen with ample dining space. The kitchen was completely refurbished in It features a four oven gas Aga. A David Douglas bespoke kitchen with ample base and wall units with black granite work surfaces, Belfast sink with a further single bowl preparation sink with mixer taps over, integrated dish-washer and reclaimed brick floor from Fired Earth with underfloor heating. Multi lighting options, TV wall bracket, aerial point and generous provision of power points. Local craftsman made bespoke double glazed sash and case windows and stable style door to side garden/courtyard. French doors to rear entrance courtyard area.

Utility Room (3.02 x 1.55m) Formed in 2008 as part of the alterations and refurbishments, the reclaimed brick floor from Fired Earth continues into this room with under floor heating.

Plumbing for automatic washing machine, venting for tumble drier, extractor fan, three double sockets and a condensing boiler (installed 2005) discreetly housed in cupboard. Shower Room (1.60 x 3.

Local craftsman made the large bespoke wooden sash and case window with opaque doubleglazing.

6 Utility Room (3.02 x 1.55m) Formed in 2008 as part of the alterations and refurbishments, the reclaimed brick floor from Fired Earth continues into this room with under floor heating. Features include a double white porcelain sink with mixer tap over, solid beech work surfaces, built-in base and wall units, open shelving and ceiling mounted drying pulley. Plumbing for automatic washing machine, venting for tumble drier, extractor fan, three double sockets and a condensing boiler (installed 2005) discreetly housed in cupboard. Shower Room (1.60 x 3.18m) Also formed in 2008 as part of the alterations and refurbishments, the reclaimed brick floor from Fired Earth continues into this room with under floor heating. Local craftsman made the large bespoke wooden sash and case window with opaque doubleglazing. Features include a built-in thermostatic shower with glazed door, a porcelain bowl wash-hand-basin on porcelain and wood stand and a large Victorian style heated towel rail. Recessed downlighting, extractor fan, WC and shaver point. Bathroom (2.60 x 2.30m) With large t r a d i t i o n a l f reestanding roll top bath with claw feet and chrome mixer tap. Separate curved glass shower cubicle with t h e r m o s t a t i c shower and tiled surrounds. Wood panelling to dado rail height and ceramic mosaic floor tiles. Traditional high cistern white WC with pull chain flush. Traditional white pedestal wash-hand basin, traditional style heated towel rail, extractor fan, radiator and fitted bathroom accessories. Large south-facing window to front. Stairway to Upper Floor: With newly fitted stair runner with brass stair rods, solid wood banister and decorative balustrade. Large original decorative glazed window on stairwell leading to the landing. (The lower half has regulation safety glass) Landing (2.72 x 2.47m) Fitted carpet. Doors off to bathroom, bedrooms 2 and 3 and door off to the flat. Access hatch to attic with Ramsay ladder. Bedroom 2 (4.80 x 5.02m) Generously sized double bedroom with south-facing windows to front and single window to the side. Victorian style fireplace (non-functioning), Solid wood floor, recessed wood-panelled cupboard, wash-hand basin, telephone point, three double sockets and radiator. Bedroom 3 (4.50 x 3.30m) Solid wood floor, single window to the side, two radiators, wash-hand basin and three double sockets.

Flat: Entered either by connecting doorway from the main house upper landing or from separate side entrance via traditional cast iron spiral stair.

Victorian style fireplace (non-functioning), solid wood floor, decorative cornice and feature central ceiling light, double radiator and four double sockets. Kitchen (3.33 x 3.

Built-in electric oven and hob with extractor hood over, integrated fridge/freezer and dishwasher. Small dining area and double radiator. Bedroom (3.70 x 2.90m) Window to the side.

7 Flat: Entered either by connecting doorway from the main house upper landing or from separate side entrance via traditional cast iron spiral stair. Central hallway giving access to all rooms with space for small office area. Lounge (4.20 x 4.40m) Well-proportioned bright room with south-facing windows to front and window to side. Victorian style fireplace (non-functioning), solid wood floor, decorative cornice and feature central ceiling light, double radiator and four double sockets. Kitchen (3.33 x 3.00m) Fully fitted kitchen with base and wall units, work surfaces, one and a half bowl sink with mixer tap and tiled splash backs. Built-in electric oven and hob with extractor hood over, integrated fridge/freezer and dishwasher. Small dining area and double radiator. Bedroom (3.70 x 2.90m) Window to the side. Fitted wardrobes and storage, radiator, fitted carpet and three double sockets. Bathroom (2.84 x 2.14m) Large white traditional freestanding roll top bath with claw feet, shower over with traditional race-track curtain rail. Traditional style white WC and pedestal wash-hand basin. Natural coloured Italian floor tiles, Victorian style heated towel rail, radiator, extractor fan and fitted bathroom accessories. Window to the side. Outside: The house is situated in a good-sized interesting and attractive garden with stonewall boundary. Gravelled parking area with sufficient space for approximately four vehicles with gate leading into small courtyard area adjoining the rear entrance to the family kitchen. To the other side of the kitchen is a beautiful cobbled courtyard with independent gate access and wrought iron staircase to the granny flat. The curved stone garden wall was designed and built by a local stonemason to reflect the curves of the spiral staircase. This garden is full of pink, blue and white shrubs and flowers which bloom for eight months of the year. To the front and side of the house the garden is partly terraced with areas of lawn, shrub beds and trees as well as a good sized vegetable garden. There is also a good range of outbuildings including a modern thirty square metre workshop/store with power and light, single garage, large greenhouse and storage sheds. There are two outdoor water taps.

Fixtures and fittings: Included in the sale are all the fitted floor coverings and integrated appliances in both kitchens. A range of curtains, blinds and light fittings are also included.

8 Fixtures and fittings: Included in the sale are all the fitted floor coverings and integrated appliances in both kitchens. A range of curtains, blinds and light fittings are also included. Services: The property is served by mains water, gas, electricity and drainage. Council Tax: Band F Directions: From Pitlochry town centre turn into Bonnethill Road following the directions for Scotland s Hotel. Turn first right immediately after passing the hotel and continue along Toberargan Road. Tigh-na-Craig is situated on the right hand side. Offers: Offers over 440,000 are invited. Please note a closing date for offers may be fixed and prospective purchasers are advised to note their interest with the selling agents via their own solicitors. Noting interest entitles parties to be notified of any closing date that is fixed. The sellers will not, however, be under any obligation to fix a closing date. Viewing: By arrangement with the selling agents. Home Report: A Home Report is available for viewing online. If you require a copy in another format please contact the selling agents. Watson & Lyall Bowie Solicitors, Notaries + Estate Agents Union Bank Building Coupar Angus Perthshire ph13 9aj Tel: Fax: legalservices@wandlb.co.uk Note for Guidance: These particulars have been carefully prepared to give a general overview of the property. Measurements are for guidance only and are not precise. If interested parties have any particular requirements or if any aspects of the property are of special significance we would advise you to discuss such matters with us prior to viewing. These particulars and any communications made by or on behalf of the sellers are not intended to nor shall they form part of any contract.

ENTRANCE VESTIBULE:- LOUNGE:-

ENTRANCE VESTIBULE:- LOUNGE:- Accommodation Comprises:- Entrance Vestibule, Reception Hallway, Lounge, Dining Room, Dining Kitchen, Three Double Bedrooms, En-Suite, Study, Shower Room, Extensive Gardens, Driveway. This is a well presented