COUNTRY HOUSE WITH OUTBUILDINGS AND PADDOCK, CLOSE TO LUNAN BAY anniston farm, inverkeilor, by arbroath, angus, dd11 5sw
COUNTRY HOUSE WITH OUTBUILDINGS AND PADDOCK, CLOSE TO LUNAN BAY anniston farm, inverkeilor, by arbroath, angus, dd11 5sw Hallway u sitting room u study u dining kitchen u utility room WC u master bedroom with en suite u 2 further bedrooms bathroom Stables and outbuildings u courtyard with summer house Gardens and paddock About 1.28 acres EPC rating = D Arbroath 6 miles, Montrose 7 miles, Dundee 23 miles, Aberdeen 46 miles SITUATION Anniston Farm is situated outside Inverkeilor and about a mile inland from the southern end of Lunan Bay, an award winning beach on the Angus Coast, which is popular with surfers, dog walkers and horse riders. There are plenty of opportunities for off road riding and walking including to Lunan Bay. This part of the Angus coastline is mainly red sandstone with notable cliffs, rock features and sandy bays. As well as Lunan Bay, popular beaches are found at Montrose and St Cyrus. There is an attractive coastal walk from Lunan Bay to Arbroath via Auchmithie. Fishing has long been associated with the area, especially in Arbroath, famous for its smokies, as well as at Auchmithie and Usan. The surrounding countryside is rolling fertile farmland and there are nature reserves at Montrose Basin and St Cyrus. Salmon and sea trout fishing is available on the North and South Esks. There are golf courses at Montrose and Arbroath with the championship course at Carnoustie within easy driving distance. The village of Inverkeilor is situated just off the A92 coast road. The village provides primary schooling. Gordon s at Inverkeilor is a well known and award winning restaurant, while the But n Ben in Auchmithie is close by. Secondary schooling is available at Montrose and Arbroath which offer a full range of shopping, business and leisure facilities. Private schooling is found at Lathallan and Dundee High School. Inverkeilor is within easy driving distance of both Dundee and Aberdeen which provide all the services expected of major centres. Dundee has renowned cultural facilities. There is a regular bus service from the village to Arbroath and Montrose, and express bus services to Dundee and Aberdeen. There are train stations at Montrose and Arbroath with regular services to Aberdeen and to the south, including a sleeper. Aberdeen Airport has a range of domestic and European flights and there are services from Dundee to London Stansted. Lunan Bay DESCRIPTION Anniston Farm is a most attractive country house with outbuildings and paddock, and is situated within easy walking distance of Inverkeilor. It was originally the Home Farm for Anniston Estate and as such is still surrounded by fine policy grounds and trees. It was cleverly converted into a house in 1994. It is a stone built two storey house, which looks out over its own paddock. To the side are the outbuildings, which form part of the property and which are again stone built, and therefore offer considerable potential for extending the house, or creating an annexe or holiday accommodation if required, subject to obtaining any necessary planning consents. Presently they are used as stables. To the rear is an enclosed courtyard which as well as a summerhouse also has further stables and outbuildings. Anniston Farm is one of a group with two other properties within the original buildings, but is private and not overlooked. Anniston Farm was fully renovated and converted in 1994. At that stage it was re-roofed, fully wired and plumbed and was basically a new house within an old shell, yet it retains a traditional feel. It is fully double glazed. Downstairs the dining kitchen is very much the hub of the house and opens out to the courtyard. On the other side of the hallway is the sitting room and beyond is a study which is sometimes used as an additional bedroom. As such it is a house that lends itself well to modern family living. A gravelled drive leads up to a gate which opens onto a gravelled parking and turning area. A partially glazed wooden front door opens to a porch with an inner glazed door to the hallway which has stairs to the first floor. Off this is the sitting room with a bay window with window seat looking out over the courtyard, two wall lights and a fireplace with wooden mantel which houses a wood burning stove. Beyond is the study which has wooden flooring and picture windows to the garden. Also off the hallway is a WC with pedestal washbasin, and a boiler room with coat hooks and which houses a Worcester Heatslave 20/25 oil fired boiler. The dining kitchen has a wooden floor, beamed ceiling and French doors out to the courtyard. The kitchen comprises wooden wall and floor units with a Hotpoint five ring gas hob, Prestige oven / grill, Indesit dishwasher, sink and breakfast bar. In addition there is an Esse stove and ample space for dining. A stable door leads through to the utility room which also has a French door to the garden, timber lining to dado level, together with units with a wooden worktop with a Belfast sink and plumbing for washing machine.
A timber staircase leads up to the first floor landing which has two walk in cupboards (one shelved and the other both hanging and shelved). The master bedroom has an en suite shower room with a tiled shower cubicle, pedestal washbasin and WC. The family bathroom has a bath with tiled surround, tiled shower cubicle, pedestal washbasin and WC. Bedroom 2 has a built in shelved cupboard, while bedroom 3 has a built in hanging cupboard. The courtyard itself is a lovely sheltered area which includes a lawn, flower and shrub borders, paved and gravelled seating areas and a summerhouse (3 m x 3 m) which is a lovely spot for the afternoon and evening sun. To the side of the house is a further lawn with shrub borders. In front of the house is a level paddock which could be put to a multitude of uses but currently is used for grazing ponies and sheep. Beyond this is a wooded strip providing shelter. Within the paddock is a wooden and corrugated field shelter (5.8 m x 3.6 m) and a hen run. General Remarks Viewing Strictly by appointment with Savills 01356 628628. Directions From the A92 coast road, some 7 miles south of Montrose and 6 miles north of Arbroath, turn off into Inverkeilor. In Inverkeilor, opposite Gordon s restaurant, turn onto Station Road. Continue for 0.2 miles and the turning into Anniston Farm will be seen on the left.
Outgoings Angus council tax band F. Energy Performance Certificate EPC rating = D Solicitors Thorntons Law LLP, Brothockbank House, Arbroath, DD11 1NE. Services Mains water, and electricity, private drainage, oil fired central heating, propane gas for cooking. Fixtures and Fittings Fitted carpets, curtains and light fittings are included. The Shepherd s Hut in the paddock is excluded. 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 nonreturnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the seller or his agents. Our Ref: DRO180619 Access The owners of Anniston Cottage have a right of access over the first part of the drive, but their principal access is from the other drive. Additional Land Further land may be available in addition. 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 General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied himself as to the nature of all such servitude rights and others. Possession Vacant possession and entry will be given on completion.
floorplans Gross internal area (approx): House: 209.58 sq.m (2256 sq.ft) Stables: 86.30 sq.m (929 sq.ft) Lodge Study 5.82 x 2.76 19'1'' x 9'1'' Ensuite Shower Room Master Bedroom 6.18 x 4.53 20'3'' x 14'10'' Sitting Room 6.69 x 4.50 21'11'' x 14'9'' WC Hall Anniston Farm Bathroom Vestibule Hallway Boiler Room Dining Kitchen 6.19 x 4.57 20'4'' x 15' First Floor Bedroom 2 3.29 x 3.05 10'10'' x 10' Bedroom 3 4.76 x 3.47 15'7'' x 11'5'' Anniston Cottage The Old Coach Hou 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 published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. Utility 4.99 x 2.55 16'4'' x 8'4'' Ground Floor Stable/ Tack Room 4.86 x 3.75 15'11'' x 12'4'' Stables 7.40 x 5.17 24'3'' x 17' Stable 5.40 x 3.88 17'9'' x 12'9'' Ground Floor 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 published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. Savills Brechin 12 Clerk Street, Brechin, Angus DD9 6AE brechin@savills.com 01356 628628 savills.co.uk 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 tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.