SPEYBURN LODGE ROTHES, MORAY

SPEYBURN LODGE ROTHES, MORAY

SPEYBURN LODGE, ROTHES, MORAY, AB38 7AG A stunning edge of village contemporary home in secluded setting. Rothes 0.5 miles; Elgin 9 miles; Inverness 48 miles; Aberdeen 60 miles About 1.14 ha (2.84 acres) Ground floor: Open Plan Dining Hall and Living Area. Breakfasting Kitchen. Utility Room. 4th Bedroom. Shower Room. Integral Double Garage. First floor: Mezzanine Seating Area. Master Suite (Bedroom, 2 Walk-In Closets, Wet Room, Sauna, Dressing Area). 2 Guest Bedrooms. Family Bathroom. Luxury, architect designed energy efficient home Flexible accommodation in excellent condition Extensive built in storage space and many fine features Heat recovery (+ heat pumps) and air filtration system 4 kw solar panels Quiet and secluded setting Delightful garden and extensive grounds Spectacular views Building plot with outline planning permission for a detached dwelling house Close to the River Spey and a wide range of amenities 5 Commerce Street Elgin Moray IV30 1BS 01343 546362 elgin@galbraithgroup.com

with an integrated heat recovery and ventilation system and 4 kw solar panels. Extending to approximately 327m 2 the open-plan accommodation is provided over two storey and allows considerable flexibility of use. Attention to detail was paramount in the design and the house has been finished with many luxury features. The first of four entrance doors opens directly into a very spacious utility room. A door leads into the spacious integral double garage which is fitted with two electric remote-controlled shutter/roller doors. The well-equipped breakfasting kitchen includes a comprehensive range of integrated appliances an induction hob, double eye-level cooker and a dishwasher, as well as a free-standing double larder fridge-freezer. A glazed door leads off the dining area out into the front garden and patio area whilst an oak and glass panelled door leads into the elegant open-plan dining/living area which also has the main door and porch leading to the rear garden. The entrance and dining area are overlooked by the galleried mezzanine/snug with its superb oak and glass balustrade. A Burley Fireball Brampton 8kW wood burning stove is located in the dining area whilst a sliding glazed door leads out onto a patio and seating area. Three feature steps lead off the dining hall down to the spacious living area which features picture double-glazed windows and an integrated sound system. New carpets were fitted to all carpeted areas throughout the house in 2017. Accessed from the dining hall is a 4th bedroom (currently used as a study), and a shower room with feature glass basin and toilet. A beautiful bespoke oak and grass staircase provides access to the first floor s galleried mezzanine seating area. From here, access leads to the master suite with a generously sized double, two walk-in closets, a dressing area, double wash basins (with storage units), a wet room and sauna. A short hallway is located at the opposite end of the mezzanine where a further two guest bedrooms (one of which has a walk-in wardrobe/ dressing room) and a well equipped family bathroom are located. Accessed via a tarmac driveway, the grounds extend to about 2.8 acres. Block brick paving and tastefully landscaped gardens immediately surround the house. A greenhouse with a concrete base is situated close to the house. The remaining grounds include a small orchard, a completely secure fenced area (paddock) of about half an acre which is currently used as a pet play park. Outline planning permission for a residential property within the grounds is included in the sale. LOCATION Speyburn Lodge sits in a secluded elevated position near Rothes and at the heart of Speyside. Rothes has an excellent range of local amenities including a primary school, a good range of shops and Hotels including the recently refurbished Station Hotel. The village has a thriving local community including excellent tennis, bowling and football clubs. Craigellachie (about 4 miles) also has good day to day amenities including the newly refurbished Craigellachie Hotel with The Copper Dog Grill, the Fiddichside Inn, The Highland Hotel and a range of independent shops. Aberlour, about 6 miles to the south, has a small supermarket, a health centre which is attached to the 15 bed Fleming Cottage Hospital, a dental practice and pharmacy, a highly regarded delicatessen and various Hotels, pubs and coffee shops. With easy access to the Spey, Cairngorms and Moray coastline, the area has a rich and diverse range of services and amenities and is becoming a haven for arts, cultural and social events with many new independent shops in the area. Elgin (about 10 miles) is an historic city and is the main commercial hub for the county. Elgin also has an excellent range of amenities including various major supermarkets, a library, a good selection of independent shops, various sporting and recreational facilities and a train station providing direct links to Aberdeen and Inverness. Aberdeen and Inverness provides all of the facilities expected from modern and prosperous cities, with an excellent selection of shopping, retail parks and associated services, rail links and airports. Moray is renowned as being one of the sunniest and driest counties in Scotland and it has a wide range of excellent places to stay, eat and shop. The county is famed for its breathtaking scenery, long sandy beaches and wildlife and offers wonderful leisure and recreational opportunities. There are many golf courses accessible within a short drive including the attractive course in Rothes and as a popular tourist area, local attractions include The Whisky Trail, The Speyside Way which passes nearby, Cairngorm National Park, together with many ancient monuments, castles, buildings and villages of historical significance. There are many opportunities for various field sports and fishing for salmon and trout in the area including the world famous River Spey which flows to the east of Rothes. DESCRIPTION Speyburn Lodge is an exceptional architect designed contemporary house situated on an elevated site overlooking lovely countryside and the tranquil Broad Burn which flows into the River Spey nearby. The house s meticulously planned energy efficiency resulted in construction using leading edge SIPS (Structural Insulated Panels) technology together

DIRECTIONS From Elgin, head south on the A941. Once at Rothes, take the first exit off the Glen Grant Distillery roundabout towards Mosstodloch on the B9015. Take the first left towards the Speyburn Distillery and continue for about 300m where Speyburn Lodge is located on the right hand side. (See Site and Location Plans for details). SERVICES Mains water. Mains electricity. Private drainage. Heat recovery and ventilation system (inc. heat pumps). EPC EPC = C SOLICITORS Stephen & Robb, Clydesdale Bank Buildings, 163 Mid Street, Keith, AB55 5BL. Tel: 01542 886267 LOCAL AUTHORITY Moray Council, Council Offices, High Street, Elgin, Moray. Tel: 01343 563000 OUTGOINGS Speyburn Lodge has been assessed as council tax band F. FIXTURES AND FITTINGS Any fitted carpets are included in the sale. No other items are included unless specifically mentioned in these particulars. For the avoidance of doubt, the appliances in the utility room are excluded from the sale. VIEWING ARRANGEMENTS Viewings are strictly by prior arrangement with the selling agents. The person who may accompany you may however not be an employee of Galbraith. Prior to making an appointment, Galbraith strongly recommend that you discuss any particular points that are likely to affect your interest in the property with a member of Galbraith s staff who has seen the property in order that you do not make a wasted journey. INTERNET WEBSITE This property and other properties offered by Galbraith can be viewed on our website at www. galbraithgroup.com as well as our affiliated websites www.rightmove.co.uk and www.onthemarket.com. 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 at Duddingston House, Edinburgh, EH15 1RB on 01315 109250.

3519 sq ft - 327 sq m IMPORTANT NOTES 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. 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. 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 of Section 3 of The Requirements of Writing (Scotland) Act 1995. 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. 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.