BALHALL LODGE. b y b r e c h i n. m e n m u i r. a n g u s

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1 BALHALL LODGE m e n m u i r n b y b r e c h i n n a n g u s

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3 BALHALL LODGE m e n m u i r n b y b r e c h i n n a n g u s n d d 9 7 r w Brechin 6 miles, Forfar 13 miles, Dundee 26 miles, Aberdeen 44 miles, Edinburgh 88 miles outstanding, modernised country house with exceptional views gen er at ing a su bsta n t i a l incom e Hallway, sitting room, dining room, conservatory, study, family room, kitchen, utility room, master bedroom with en suite bathroom, 5 further bedrooms, bathroom, 2 shower rooms, 2 WCs. Annexe with living room, kitchen, shower room and 2 bedrooms. Savills Brechin 12 Clerk Street Brechin, Angus DD9 6AE brechin@savills.com Coachman s Cottage with sitting room, dining kitchen, utility, 2 bedrooms (1 en suite), dressing room, store room, bathroom. Extensive outbuildings with garaging, workshop and store Leisure complex with swimming pool and games room Gardens, fields, woods In all about acres EPC rating = E 3 3

4 Situation Balhall Lodge occupies an enviable position at the foot of the Angus hills, with extensive views south to Finavon Hill, and over towards Montrose and the coast. To the north lies Glen Lethnot and Glen Esk, with Glen Clova to the west. In spite of its idyllic location the property is not remote, being only some 4 miles from the A90 dual carriageway. It is a most attractive area, set in lush, rolling farmland. Balhall Lodge is ideally situated for those who wish to enjoy the range of outdoor pursuits offered in Angus. Salmon and sea trout fishing is available on the nearby North and South Esks or the West Water. The Angus glens also offer some of the best hill walking in eastern Scotland and skiing is available at Glenshee. From Edzell the scenic Cairn o Mount route gives access to Deeside. Golf courses in the area include Edzell and Brechin, with championship courses at Carnoustie and Rosemount (Blairgowrie). There are pleasant sandy beaches at Lunan Bay and at St Cyrus. The nearby towns of Forfar and Brechin provide a range of shopping, leisure and business facilities, together with secondary schooling. There is also a local bus service to Websters High School in Kirriemuir. Primary schooling is found at Edzell, Tannadice and Brechin. Private schooling is available at Lathallan (Johnshaven) with a bus from Brechin and the High School of Dundee, with a bus from Forfar. The nearby village of Edzell has a good range of local shops including a butcher, post office, chemist and health centre, together with a country club within the Glenesk Hotel. 4

5 The A90 is easily reached and links Aberdeen with Dundee and Perth. At Perth it connects with the M90 to Edinburgh and the A9 west to Stirling and Glasgow. Both Aberdeen and Dundee are easily reached and offer all the services expected of major cities. There is a railway station at Montrose on the east coast mainline with regular services to Aberdeen and the south, including a sleeper. Aberdeen Airport provides a range of domestic and European flights and there is a direct service from Dundee to London Stansted. Edinburgh Airport is also easily reached and journey times to Aberdeen will be much reduced with the opening of the Western Peripheral Route. 5

6 Description Balhall Lodge is a most attractive country house, which has recently benefitted from substantial refurbishment. It also receives a substantial income generated from its biomass heating system, ground rent and electricity from a discreetly located turbine, together with cottage and field rents. Built as the principal house for the original Balhall Estate, it dates from A wing, together with a turret, was added at the turn of the 19th century. There is a date stone of 1891 and the house was sited in a carefully selected position to make the most of the extensive views, yet is sheltered from the north, west and east by trees and topography. While not listed, it is an imposing house, which is stone built with a slate roof, and has an interesting fish-scaled roofed turret, echoing its commanding position. Internally it boasts spacious and well-proportioned rooms, and has benefitted from substantial investment in modernisation and refurbishment, particularly with the addition of the conservatory, together with the new leisure complex and additional outbuildings. As such it is a house that is ideal for entertaining, yet is manageable and private. 6

7 Balhall Lodge was acquired by the sellers in At that stage it was a house that had benefitted from 20 years of improvements by the previous owners. However since 2002 substantial enhancement has been undertaken. This has included a new and large conservatory, which was added in 2005, linking to both the kitchen and dining room. At the same time the kitchen was renewed, including a new Aga, as was the master en suite. Most of the other bathrooms and shower rooms were also refurbished and a new garage block was constructed. The leisure complex was built in 2007 / Coachman s Cottage which sits behind Balhall Lodge, was fully refurbished in 2012 and since 2016 the house has been redecorated and the drive has been re-tarred. As such it is a property that is in excellent order, yet the main house still has its original character with panelled doors, and the reception rooms and bedrooms still retaining cornicings. Most of the house benefits from secondary glazing. A tarred and tree lined drive with rhododendrons leads up to stone gate piers with a wrought iron gate which opens onto a gravelled drive which leads up past the front of the house and continues on to the back, where it links back to the main drive. At the front, steps lead up to a gravelled terrace with a verandah. A wooden front door opens to a tiled entrance vestibule with an inner partially glazed door with leaded side lights to the hall. 7

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9 The sitting room, dining room and kitchen are all accessed directly off the hall and have Karndean flooring, with the study and family room being off the side hall. The impressive sitting room has a marble fireplace, four wall lights and high level skirting. Beyond is the study which has fitted bookshelves and the family room with a fireplace with wooden mantel, marble surround and hearth. There is also a tiled WC with pedestal washbasin and high level skirting. On the other side of the hall is the dining room which is another elegant room with four wall lights, bay window and fireplace with wooden mantel, granite surround and hearth housing a wood burning stove. An opening leads to the fully fitted kitchen and a glazed door links to the conservatory. This has air conditioning, automatic roof vents, three roof fans, three wall lights, two sets of French doors to the garden and underfloor heating. The fully fitted bespoke kitchen has wooden wall and floor units with granite worktops, tiled splashbacks, soft closing drawers, four oven Aga, Hotpoint induction hob with oven below, two Blomberg dishwashers, sink, Rangemaster drinks fridge, fitted larder fridge, fridge freezer and a central island unit with storage units. The back hall gives access to the annexe and has stairs down to a cellar with wine shelves and a Worcester Danesmoor 50/70 boiler. Beyond is the utility room which has wall and floor units, tiled splashbacks, sink, plumbing for washing machine and dryer, coat hooks and shelves and a door to the side hall. From the hall a staircase with wooden balustrades and banisters leads to the first floor landing with a dado rail and a walk in shelved cupboard. Bedroom 1 has a cast iron fireplace with wooden mantel and a fitted linen cupboard with hot water tank. Bathroom 1 is partially tiled with a bath with shower, pedestal washbasin and WC and an interlinking door to bedroom 1. Bedroom 2 has a picture rail, mirrored hanging 9

10 wardrobes, fittings for a wall mounted TV and an interlinking door to a tiled shower room with pedestal corner washbasin, WC and shower cubicle. The impressive master bedroom has a picture rail and fitted furniture including wardrobes, dressing table, bedside tables and two chests of drawers. The partially tiled en suite bathroom has a corner Jacuzzi bath, steam shower cabinet with body jets, twin washbasins with vanity unit and WC. Off the side landing is bedroom 4, a tiled WC with washbasin, and a tiled shower room with pedestal washbasin, WC and walk in shelved cupboard. Bedroom 5 has a turret. Stairs lead up to an attic room / bedroom 6. The annexe has its own entrance door and links to the back hall. It has a living room with a walk in store housing Rhino combi 90 oil fired boiler, together with a kitchen with fitted units with tiled splashbacks, sink, Bosch dishwasher, four ring induction hob and Electrolux oven. A walk in cloakroom has fitted shelved and coat hooks, while the shower room is tiled with some wet walling, a shower suitable for disabled access, washbasin and WC. Stairs lead up to two bedrooms, one with fitted furniture. 10

11 Coachman s Cottage Situated behind Balhall Lodge, and directly accessible from the main drive, is the Coachman s Cottage. This is stone built, with a slate roof and again has benefitted from substantial renovation, including double and secondary glazing. The dining kitchen has fitted wall and floor units, tiled splashbacks, sink, four ring Hoover halogen hob and oven, Indesit dishwasher and a tiled floor. The utility room also has fitted wall and floor units, plumbing for washing machine, Worcester Heatslave 15/19 oil fired boiler and an Alfa Laval domestic distribution unit. There is a bathroom with wet walling, bath, pedestal washbasin and WC, together with an understair cupboard and a rear lobby. The sitting room has a wall mounted electric fire, further entrance door and stairs to the first floor. Here there are two bedrooms, one with a partially tiled en suite shower room with pedestal washbasin and WC. Beyond is a dressing room / study which has a door to a store room which is currently used as another bedroom. Outbuildings Attached to Coachman s Cottage are the former stables and bothy which now comprise a garage with sliding doors, garden store, attached wooden garden store and a stone built lean to store to the rear. Beyond are the newer range of buildings which include a block built garage block with a slate roof with a large garage with two automatic up and over doors, and concrete floor, together with a workshop with work bench and fitted shelving. Adjacent to this is the Biomass shed with box profile cladding and roofing with Annexe Cottage 11

12 a chip dryer shed for the biomass system, with underfloor air dryer and a wood chip store, and an attached covered shed. Further buildings include a hopper which feeds into the boiler room housing a KSM multi stoker biomass boiler. In addition there is a further garage with an up and over door, three further stores and a greenhouse. Leisure Complex This modern complex has larch cladding and is fantastic for entertaining. It includes a fully fitted games room / gym with pool, table tennis and air hockey tables, together with table football, gym equipment and two wall mounted Panasonic TVs. The magnificent pool room has a swimming pool with an automatic cover, Jacuzzi with overflow waterfall, sauna cabinet and a fitted bar with fridge and a wall mounted Phillips TV. Doors open out onto seating areas outside. There are two changing rooms each with a separate shower, WC and washbasin and a ceiling body dryer. Both the games room and pool room have an integrated sound system. There is a plant room with a Heatstar control system. Gardens & Grounds The gardens and grounds at Balhall Lodge are a delight. Immediately in front of the house are steps leading down to a terraced lawn, with a beech hedge separating it from the field in front. The garden is sheltered by trees and there are some fine rhododendrons. There are gravelled seating areas in front of the leisure complex and beside the conservatory. There are two fields, extending to some 12.2 acres, which are sheltered by trees. Either side of the fields, and behind the house are attractive areas of woodland and which lead down to the Donie Burn, which forms the eastern boundary of the property. Within the den are fine trees including beech, Scots pine and fir. Two ponds have been created and some 12.5 acres were planted between the mid 1980s and 2000 with Norway spruce, larch, fir, birch, sitka spruce and mixed hardwoods. These woods all add to the privacy and conservation value of the property. General Remarks Viewing Strictly by appointment with Savills Directions From the A90 (Dundee to Aberdeen dual carriageway) about 2 miles south of Brechin and 3 miles north of Finavon, turn onto the road signposted to Careston, Menmuir, Fern and Noranside. After some 3.4 miles turn left at the T junction, signposted Noranside. The drive into Balhall Lodge will be seen on the right after a further 0.8 miles, and immediately after passing a crescent of houses. Outgoings Angus Council: Balhall Lodge Band H Coachman s Cottage Band B. 12

13 Energy Performance Certificate EPC rating = E Solicitors Shiells, 32a St David Street, Brechin, Angus, DD9 6EJ. Services Private water and drainage, mains electricity, biomass heating. Air conditioning and underfloor heating in conservatory. Fixtures and Fittings Carpets, curtains and light fittings are included. Access There is a right of access up the drive, but not past the house, in favour of the local farmer to the neighbouring fields. There is also a right of access to the turbine. Balhall Lodge Cottage has a right of access over the bottom part of the drive. Coachman s Cottage This is let under the terms of a short assured tenancy. The current rent is 10,200 pa. Fields The fields are let out for the grazing of ponies and sheep under the terms of a seasonal grazing agreement which runs until 20th March 2019, at a rent of 1,800 pa. Turbine A 20 year lease was entered into in 2012 for ground rent for a turbine located up behind the woods at Balhall Lodge. The ground rent for 2017 was 2,342. In addition the agreement also provides for up to 80,000 kwh of free electricity, currently saving approximately 12,000 pa. Biomass Heating System The biomass heating system was installed in 2012 and provides heating for the house, leisure complex and Coachman s Cottage. The system benefits from the renewable heat incentive scheme (RHI) and receives quarterly payments from OFGEM. During 2017, these payments amounted to 16,216. Estate Income With the biomass heating, turbine rent, and rents for the fields and Coachman s House, Balhall Lodge benefits from a substantial income and offset running costs. Further details are available from the Selling Agents. Internet Connection Free high speed internet connection is provided in exchange for a satellite dish serving neighbouring properties. Servitude Rights, Burdens and 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 referred to in the 13

14 BA LH A LL LODGE MENMUIR BY BR ECHIN A NGUS General Remarks and Stipulations or not. The returnable in the event of the Purchaser(s) failing Purchaser(s) will be held to have satisfied himself as to complete the sale for reasons not attributable to to the nature of all such servitude rights and others. the seller or his agents. Possession Important Notice Vacant possession and entry will be given on Savills, their clients and any joint agents give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. 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 tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. completion. Offers Offers must be submitted in Scottish Legal Form to the Selling Agents. A closing date for offers may be fixed, and prospective purchasers are advised to register their interest with the Selling Agents following inspection. Purchase Price A deposit of 10% of the purchase price may be required. It will be paid within 7 days of the conclusion of missives. The deposit will be non- Drain Drain Drain Drain Drain Donie Burn Balhall Lodge Our Ref: DRO Drain Track Balhall Lodge Menmuir, By Brechin, Angus Sinks Savills, 12 Clerk Street, Brechin DD9 6AE This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. ( ). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. File Ref: g:\sag\agency\ balhalllodge.wor Production date: 27/03/2018 Scale: Not to Scale NOTE: Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Office.(c) Crown copyright licence number Savills (UK) Ltd. 14 NOTE - Published for the purposes of identification only and although believed to be correct its accuracy is not guaranteed

15 Gross internal area (approx) Main House: sq.m (6864 sq.ft) Outbuildings: sq.m (10650 sq.ft) For Identification Only. Not To Scale. Double Garage x '9" x 29'4" 4.42 x '6" x 7'9" Workshop 8.94 x '4" x 19'9" Chip Dryer 8.25 x '1" x 15'5" Chip Store x '6" x 23'8" Carport x '3" x 19'3" Ground Floor Bedroom x '7'' x 12'4'' Bedroom x '9'' x 11'5'' Garage 4.09 x '5'' x 12'9'' Hopper Bedroom x '7'' x 11'10'' Bedroom x '8'' x 14'3'' Ensuite Shower Dressing 4.34 x '3'' x 10'1'' Store 3.61 x '10'' x 10'10'' Bedroom x '8'' x 9'5'' Store 2.08 x '10'' x 6'10'' Boiler 4.22 x '10'' x 10'3'' Second Floor Store 2.51 x '3'' x 7' First Floor Store 3.05 x ' x 8' Bedroom x '6'' x 12'1'' Bathroom Bedroom x '9'' x 13'1'' WC Ground Floor Green House 3.81 x '6'' x 8'4'' Sitting 4.75 x '7'' x 11'10'' Bathroom Dining Kitchen 5.49 x ' x 8'3'' Utility Garage 6.10 x ' x 16' Garden Store 4.75 x '7'' x 10'7'' Shed 4.60 x '1'' x 10'5'' Bedroom x '11'' x 15'7'' Shower Master Bedroom 5.59 x '4'' x 15'3'' Ensuite Bathroom Shower Bedroom x '9'' x 13'8'' WC Shower WC Shower Plant 3.91 x '10'' x 7'5'' Ground Floor First Floor Bar Living 4.14 x '7'' x 12'7'' Kitchen 3.17 x '5'' x 6'11'' Gym/ Games x '7'' x 22'2'' Pool x '3'' x 35'2'' B Shower Sauna Swimming Pool Kitchen 5.69 x '8'' x 15'6'' Utility 13'10'' x 13'2'' 4.22 x 4.01m WC Ground Floor Hall Conservatory x '4" x 26'1" Cellar 5.23 x '2'' x 14'4'' Dining 6.73 x '1'' x 15'6'' Vestibule Sitting 5.64 x '6'' x 15'2'' Study 4.24 x '11" x 12'7'' Family 5.99 x '8'' x 13'7'' Verandah Lower Ground Floor Ground Floor 15

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