Ingle Neuk House. 2 Water Path, Banff

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1 Ingle Neuk House 2 Water Path, Banff

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3 Ingle Neuk House 2 Water Path, Banff A characterful grade A listed house in a convenient location. Elgin 35 miles, Aberdeen 46 miles. Ground Floor: Hall. Kitchen. Sitting Room. Bathroom. First Floor: 2 Double Bedrooms (one with Dressing Room). Second Floor: Attic Room / 3rd Bedroom. Convenient yet quiet town centre location Many fine original features Generously sized rooms Flexible, spacious accommodation Well maintained walled garden About 0.11 ha (0.27 acres) 5 Commerce Street Elgin Moray IV30 1BS elgin@galbraithgroup.com

4 GENERAL Ingle Neuk House is a delightful property situated in the historic Scotstown area of the popular town of Banff. Located on the Moray Firth coast at the estuary of the River Deveron, Banff is one of the best-preserved townscapes in Scotland with a grand Georgian upper town in addition to the older Scotstown area. The town also boasts two harbours and spectacular scenery, whilst there are a wide range of recreational activities within the area including golfing, fishing, water sports and stunning walking trails. Banff has good day to day amenities including an array of shops, banks, hotels, restaurants, cafes, a health centre and schooling at both primary and secondary levels. The historic city of Elgin is 35 miles away and provides a comprehensive range of shops and amenities whilst the surrounding area offers some excellent hotels, restaurants and historic local attractions. Aberdeen is located some 46 miles away, and provides all the leisure, recreational and entertainment facilities expected from the oil capital of Europe. It also provides good transport links with a mainline railway station and is host to an airport providing both domestic and international flights. DESCRIPTION Ingle Neuk House is a wonderfully characterful, grade A listed house in a convenient yet quiet town centre location. Dating back to the 17th Century and constructed of harled stone under a pitched slate roof, the house provides spacious and flexible accommodation over three floors. From a cobbled courtyard the front door opens to the hallway. From here an opening leads to the kitchen, a generous sized room with a great deal of character and a number of fine original features including exposed ceiling beams and a deep recessed ingleneuk fireplace framed by a segmentalheaded hearth. Also on the ground floor are the sitting room, with original wood panelled walls, and a bathroom. A staircase leads to the first floor which gives access to two bright and very generously sized bedrooms, both with wonderful open fireplaces and views out to the garden. On the second floor there is a converted attic room and the potential exists to convert the remaining space into a further room, subject to all necessary planning consents being obtained. In general Ingle Neuk is a characterful property that would make a delightful family home and also offers great potential as a holiday let. The house benefits from gas central heating and mains electricity. Outside, to the rear of the house lies a generous sized walled garden, the walls of which are grade A listed, as is the summerhouse within the garden. The pretty garden is well maintained and largely laid to lawn bordered by mature plants and shrubs. There is also the potential to use part of the top of the garden for off street parking. To the front of the house lies a paved and cobbled courtyard which can be accessed from the road via an arched pend. On the other side of the courtyard, opposite the entrance to Ingle Neuk House is an 18th Century stable, currently a used as storage.

5 DIRECTIONS From Elgin follow the A96 east to Fochabers. At the roundabout at the end of the Fochabers roundabout take the first exit onto the A98 and follow this road to Banff. In Banff follow the A98, turn right at the junction to stay on the A98 then take the first left onto Castle Lane. Turn left at the end of the lane onto Old Castlegate, follow this road round to the right (where it becomes Water Path) and down the hill where Ingle Neuk House is located on the right. (See site and location plans for details). SERVICES Mains water. Mains electricity. Mains drainage. Gas fired central heating. LOCAL AUTHORITY Aberdeenshire Council, Banff and Buchan Area Office, Town House, 34 Low Street, Banff, AB45 1AN. Tel VIEWING Strictly by appointment with the selling agents. OUTGOINGS Ingle Neuk House has been assessed for Council Tax purposes as band D. EPC E INTERNET WEBSITE This property and other properties offered by Galbraith can be viewed on our website at as well as our affiliated websites and MORTGAGE FINANCE Galbraith has an alliance with Fox Private Finance, a boutique brokerage with a bespoke approach to funding. Through their relationships with retail, commercial and private banks they can assist with securing a mortgage to suit your circumstances. For further information contact Matthew Griffiths, based in our Edinburgh office, on 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. FIXTURES AND FITTINGS Fitted carpets and curtains are included in the sale. No other items are included unless specifically mentioned in these particulars. 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

6 of Section 3 of The Requirements of Writing (Scotland) Act 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 Scottish form should be submitted, through a Scottish Lawyer, to Galbraith, 5 Commerce Street, Elgin, Moray, IV30 1BS 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.

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