NIMLAH LOCHARD ROAD ABERFOYLE

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1 NIMLAH LOCHARD ROAD ABERFOYLE

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3 NIMLAH, LOCH ARD ROAD, ABERFOYLE FK8 3SZ A Handsome Five Bedroom Family House with Spacious Accommodation and Colourful Garden. ACCOMMODATION Ground Floor: Entrance Hall, Sitting Room, Family Room, Dining Room, Breakfasting Kitchen with Aga, Utility Room, Shower Room, Boiler Room, Larder. First Floor: Master Bedroom, Bathroom, Double Bedroom 2, Double Bedroom 3/Study, Shower Room, Double Bedroom 4, Double Bedroom 5. Central Heating and Double Glazing. Exterior: Double Garage with Loft Storage over and Solar PV Panels. Large south facing garden with many specimen rhododendrons and azaleas providing a wealth of springtime colour. About 0.45 Acres SITUATION Nimlah is situated on the western edge of the village of Aberfoyle in the heart of the Loch Lomond and Trossachs National Park. The village centre with its supermarket, cafes, pubs, butcher, post office, medical centre, pharmacy and other local services is within easy walking distance as is the Primary School. Secondary schooling is available at Maclaren High School in Callander, which provides a wider range of local services and amenities. Stirling is 20 miles away and in addition to its historical attractions such as Stirling Castle, the Wallace Monument and Bannockburn, offers a wide range of retail, sports and other leisure opportunities. These are supplemented by those available in Glasgow (about 26 miles), Scotland s largest city. Stirling University has an arts centre and sports facilities. Both Edinburgh and Glasgow airports are within an hour s driving distance of Aberfoyle. The surrounding countryside in the Loch Lomond and Trossachs National Park offers a wealth of outdoor recreational opportunities including walking and cycle trails, jogging and running routes as well as hill-walking opportunities. Nearby, Go-Ape provides treetop adventures and Loch Ard has a Sailing Club and Watersports Centre. Aberfoyle has a scenic 9 hole Golf Course and there is a variety of other courses in the district including the famous Loch Lomond Golf Club. DESCRIPTION Nimlah is a handsome, characterful primarily Victorian home with a quiet situation, set back and elevated from the adjoining minor public road on the western edge of Aberfoyle. The Primary School is a short distance to the west and the house enjoys open views over farmland to the south and south-west. Principally built of whinstone with red sandstone margins, Nimlah was extended in 1990 to incorporate the current Sitting Room and Double Bedroom 2 above. Nimlah is screened from the public road by a stone wall with hedge over. Two handsome stone gate pillars with stone balls frame the tarmacadam driveway which gives way to an extensive gravelled car parking and turning area adjacent to the house.

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5 The front porch is set into the principal south facing elevation and is entered via twin outer doors. Red sandstone frames the inner door with its etched glass inset panel which in turn opens into the Entrance Hall with its cornice; principal staircase rising to First Floor and doors to the Dining Room and Family Room. An open doorway to the rear leads to the rear hall and thereby a large Kitchen/ Breakfast Room (23 9 x 12 7 ) and service accommodation. To the left, a doorway opens into a Family Room which has a timber mantelpiece with surrounding tiled inlays and a multi fuel stove. This room also benefits from a cornice and shelved recess with double doors leading to the main Sitting Room (S & W) with glazed patio doors leading to the garden. The spaciousness of this principal reception room (16 2 x 14 4 ) is enhanced by a raised ceiling, ornate cornice and picture rail. There are four fitted wall lights and a TV aerial point. Adjoining the Sitting Room is a patio overlooking the enclosed front garden with its attractive variety of colourful shrubs and rectangular lawn. Leading east from the Entrance Hall is the Dining Room with its contemporary recessed wood burning stove with slate hearth, ornate cornice and ceiling rose. A recessed shelved cupboard provides welcome storage for drinks and a doorway leads to the large Breakfasting Kitchen with its extensive fitted units and two oven oil-fired Aga. The fitted floor and wall mounted units feature granite worktops, sink and drainer and tiled splashbacks. There is also plumbing for a dishwasher and a shelved recess. Glazed french doors lead to the east and a further garden patio in the sheltered eastern lea of the house. The Kitchen also features a part tiled and part oak floor as well as a panelled ceiling and the original bell display (no longer working). The rear hall off the Kitchen leads to a number of useful domestic offices including Utility Room with Belfast sink, plumbing for washing machine and tumble dryer, clothes pulley and insulated hot water tank; adjacent Larder with fitted shelving, large recessed store cupboard, boiler room and contemporary Shower room with fully tiled walk-in shower. The Shower room also incorporates a WC and wash hand basin as well as recessed linen cupboard. From the rear hall a staircase rises to Bedroom 5. Throughout the ground floor there is excellent storage. The principal staircase rises to the first-floor landing which is naturally lit by a large cupola over. The L shaped Master Bedroom is situated in the south-east corner of the house and has two windows and lightly coombed ceiling. An adjacent recessed hanging cupboard is situated on the landing and the principal Bathroom is also adjacent and is fully tiled with bath with shower attachment, wash hand basin, WC and medicine cabinet. Bedroom 2 is a further double bedroom with a principal south facing aspect and additional velux window to the west. The ceiling is partly coombed. Study/ Bedroom 3 is situated towards the rear of the house and is currently used as a study. It has oak flooring and an easterly aspect. The adjacent Shower room is west facing with a glass screened shower cabinet, wash hand basin, WC, heated towel rail/radiator and fully tiled walls with illuminated vanity mirror. Bedrooms 4 and 5 are both spacious double bedrooms with easterly and westerly aspects respectively. Bedroom 5 has a cupboard and a door leading to the rear staircase. Nimlah benefits from good storage throughout as well as attractive period features. The oil-fired central heating is supplemented by two stoves, one wood burning and one multi fuel. Externally, the Double Garage is constructed of harled concrete block under a pitched and slate clad roof which also incorporates a large loft storage area and is possibly suitable for conversion to additional accommodation, subject to planning consent. The garage measures 21 4 x 19 6 and has two up-and-over doors, concrete flooring and a ladder to the floored loft with two velux roof lights. Sixteen solar panels generate 50.67p per kilowatt hour and provide an income of about 1,500 per annum through the Feed In Tarrif. This will continue for a further 20 years uplifted by RPI each year. The panels also save about 400 per annum ion the electricity bill. The mature garden is south facing and extends to about 0.45 acres. There are patios both to the south and east of the house and the garden is notable for the wide variety of specimen rhododendrons and azaleas which provide a great variety of springtime colour. A rhododendron adjacent to the entrance drive is particularly notable. To the rear of the house is an outbuilding housing the oil tank and adjacent log store.

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7 The principal area of garden lies to the south and is lawned with perimeter flower and shrub borders. There is a further patio to the east of the house, accessed from the kitchen patio doors. To the back of Nimlah the garden stretches up to the established woodland which is designated a Site of Special Scientific Interest (SSSI) and incorporates a small fruit/vegetable garden, additional lawns and a gate leading into the woodland to the rear. Nimlah is a spacious yet manageable four/five-bedroom family house with three reception rooms and a large breakfasting kitchen. Three bath/shower rooms complete the principal accommodation and the comfort and warmth of the accommodation is boosted by the oil-fired central heating, double glazing and two stoves. The double garage with its integral loft provides excellent storage and the south-facing garden surrounds the house and is again of generous but manageable proportions extending to about 0.45 acres. GENERAL REMARKS AND INFORMATION Satellite Navigation For the benefit of those with satellite navigation the property s postcode is FK8 3SZ. Directions From Aberfoyle Village centre head west onto Loch Ard Road. Nimlah lies on your right after a short distance with the house name on the gate pillars. Viewing Arrangements Viewing strictly by appointment with the selling agents Fixtures and Fittings The following should be noted: (i) The carpets are included in the sale. (ii) The wall and ceiling lights are included in the sale. Local Authority Stirling Council Viewforth Stirling FK8 2ET Tel: Council Tax Band The property is Band G. EPC Rating Band D Services Mains water, electricity and drainage. Oil fired central heating. Telephone connection subject to BT Regulations. Superfast Broadband. Solicitors Kerr Stirling LLP 10 Albert Street Stirling FK8 2Q Tel: Offers Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 11 Wemyss Place, Edinburgh, EH3 6DH. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time. Internet Websites This property and other properties offered by Rettie & Co can be viewed on our website at as well as our affiliated websites at and

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9 Servitude Rights, Burdens & Wayleaves The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes whether contained in the title deeds or informally constituted and whether or not referred to above. Particulars and Plans These particulars and plan are believed to be correct but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law. Misrepresentations 1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent. 2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contract in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property. 3. Any error, omission or mis-statement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action. Important Notice Rettie & Co, 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 in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. 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 and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice. 3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.

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12 11 Wemyss Place, Edinburgh, EH3 6DH Edinburgh Glasgow Melrose Berwick Upon Tweed Newcastle Upon Tyne London