TAMLEY HOUSE, 1 BRAMBLE LANE, FOODIEASH, CUPAR, FIFE

TAMLEY HOUSE, 1 BRAMBLE LANE, FOODIEASH, CUPAR, FIFE

TAMLEY HOUSE, 1 BRAMBLE LANE, FOODIEASH, CUPAR, FIFE Substantial family home in an attractive country setting Cupar 1.5 miles, St. Andrews 11 miles, Edinburgh 44 miles, Dundee 12 miles Kitchen/breakfast room/family room, dining room, sitting room, office, utility room with wc, 5 en-suite bedrooms Triple garage with useful annexe accommodation Beautiful landscaped gardens Ideal for commuters 16 St Catherine Street Cupar KY15 4HH 01334 659980 cupar@galbraithgroup.com

GENERAL Tamley House is a well presented and substantial detached modern home, which enjoys a lovely setting on the edge of the quiet hamlet of Foodieash in North-East Fife. The house was built about ten years ago and is one of an exclusive development of three properties situated on the north side of the hamlet with outstanding views out over the surrounding countryside. The house is situated a short distance to the north of the sought after town of Cupar, which offers an excellent range of local facilities and amenities with a good selection of shops, supermarkets, pubs, restaurants. 11 miles to the east lies the ancient and historic university town of St. Andrews, renowned world-wide as the Home of Golf. 12 miles to the north lies the resurgent city of Dundee, which is already home to Scott s ship RSS Discovery and will shortly be the location for the V & A Museum. Dundee provides a comprehensive offering of city shops, services and amenities. Perth is about half an hour to the north-west and Edinburgh about a one hour drive to the south. Surrounding Tamley House is some particularly fine countryside with a lovely mix of farmland, woodland, hill and river. The area is home to an array of wildlife and provides great scope for the outdoor enthusiast with walking, cycling and riding all readily available. There are many highly regarded golf courses in the area including championship courses at Carnoustie and the Old Course at St. Andrews, both of which regularly host the British Open. Ladybank, The Duke s Course, Kingsbarns, Elie, Lundin Links and Crail are also nearby whilst the wide open spaces of the Lomond Hills and the pretty fishing villages of Fife s quaint East Neuk such as Anstruther, Pittenweem and St Monans are within comfortable driving distance. In terms of days out there are good sandy beaches at St. Andrews, Elie, Kingsbarns and Tentsmuir, along with a number of popular National Trust for Scotland properties, including Hill of Tarvit, Falkland Palace and Kellie Castle. State schooling is available locally in Cupar with independent schooling being provided at the High School of Dundee and St. Leonards in St.Andrews. There are railway stations in Cupar, Leuchars and Ladybank with Edinburgh airport about one hour to the south. The regional airport at Dundee offers an increasingly good selection of short-haul flights. DESCRIPTION Tamley House is a spacious modern family house finished to a very high standard and offers flexible and beautifully proportioned accommodation over two levels extending to about 362 sq. metres (3,897 sq. ft.). Internally the house has been finished with great attention to detail and has a lovely open-plan bright and spacious feel. An impressive entrance leads into a dining hall overlooked by a galleried landing and glazed double doors lead out to a deck overlooking the private rear garden. Doors lead off the dining hall to a family room, sitting room, bathroom, office and games room/ bedroom 5. The sitting room has windows on three sides and benefits from a fireplace with a marble mantelpiece. The office has fitted drawers and cupboards on all four walls. The games room could be used as a fifth bedroom, off which is a bathroom with wc, wash hand basin, Jacuzzi bath and separate shower cubicle. The well finished kitchen/family room looks out over the front garden and leads open-plan into the family room. To the rear of the kitchen is a pantry and a utility room which has an external door and benefits from a separate wc. The bedroom accommodation on the first floor is laid out off an impressive galleried landing. The master bedroom offers a dressing room and a large ensuite bathroom and there are three further en-suite bedrooms, all with excellent storage. OUTSIDE The gardens are beautifully landscaped and wellpresented and enclosed by a mix of traditional stone wall, wooden fence and hedges. The front garden is largely laid to lawn and interspersed by fruit trees and to the side of the house is a flagstone patio. The rear garden is largely laid to lawn and is overlooked by a deck off the dining area. To the west of the house is a triple garage with three separate electric up and over garage doors. A wrought iron spiral staircase leads up to an annexe accommodation on the first floor. The annexe is currently used as a games room but could also be used as a home office. It has a kitchenette area and also a separate wc. There is also a garden shed attached to the rear of the garage. SERVICES Water Electricity Drainage Central heating and hot water PV panels Mains Mains To private bio-disc LPG (feed-in tariff provide an income of approximately 680 per annum) Back-up water supply/rainwater harvester fitted COUNCIL TAX Tanley is classified as Band G for Council Tax purposes by Fife Council. ACCESS The drive at Bramble Lane is owned by Tamley House (1 Bramble Lane) up to the boundary line. Maintenance is shared. FIXTURES and FITTINGS All fitted carpets, curtains, blinds, light fittings and integral white goods are included in the sale. The pool table and overhead lighting are also included. DIRECTIONS From the centre of Cupar take the minor road north out past the hospital making for Rathillet. After about 0.5 miles turn right at the Foodieash junction and continue through the hamlet of Foodieash. The entrance to Bramble Lane is on the left just before leaving the hamlet and Tamley House is numbered 1 and is immediately on the right. SOLICITORS J&G Wilson, 18 High Street, Kinross, KY13 8AN EPC Rating EPC rating C. VIEWING By appointment with the Selling Agents. 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. 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 of Section 3 of The Requirements of Writing (Scotland) Act 1995. 4. 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, 16 St. Catherine Street, Cupar, KY15 4HH 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. MORTGAGE FINANCE Galbraith has an alliance with Fox Private Finance, a 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 0131 240 6990.

Ordnance Survey Crown Copyright 2015. All rights reserved. Licence number 100022432. Plotted Scale - 1:974 1 Bramble Lane, Cupar, KY15 4QR Gross internal area (approx) 362.03 sq.m (3897 sq.ft) Garage & Study Gross internal area (approx) 78.22 sq.m (842 sq.ft) Garage 8.79 x 5.46 28'10'' x 17'11'' Annexe 6.43 x 3.33 21'1'' x 10'11'' WC For Identification Only. Not To Scale. Square Foot Media. Ground Floor First Floor B WT WC Office 2.95 x 2.67 9'8'' x 8'9'' Sitting 6.35 x 3.89 20'10'' x 12'9'' Bedroom 2 4.50 x 4.14 14'9'' x 13'7'' Utility 4.67 x 2.26 15'4'' x 7'5'' Pantry Ensuite Bathroom Ensuite Shower Ramp Family / Breakfast / Kitchen 7.70 x 4.14 25'3'' x 13'7'' Family 5.97 x 4.29 19'7'' x 14'1'' Dining 10.34 x 4.09 33'11'' x 13'5'' Entrance Hall 4.19 x 2.69 13'9'' x 8'10'' Bathroom Bedroom 5/ Games 3.91 x 3.89 12'10'' x 12'9'' Dressing Master Bedroom 5.31 x 4.14 17'5'' x 13'7'' Ensuite Shower Bedroom 4 4.47 x 3.43 14'8'' x 11'3'' Gallery Ensuite Shower Bedroom 3 5.26 x 3.96 17'3'' x 13' Ground Floor First Floor 1 Bramble Lane OFFICES ACROSS SCOTLAND Foodieash 0m 20m 40m 60m