VALLIVORE HARRIETFIELD LOGIEALMOND PERTHSHIRE

VALLIVORE HARRIETFIELD LOGIEALMOND PERTHSHIRE

VALLIVORE, HARRIETFIELD, LOGIEALMOND, PERTHSHIRE An architecturally designed family home, in a peaceful rural setting, with a stunning outlook over the Glenalmond valley and beyond. Perth 10 miles (17km), Crieff 12 miles (19km), Edinburgh 52 miles (84 km) (All distances are approximate) Accommodation Ground Floor: Entrance Vestibule, Back Hallway, Main Hallway, Drawing Room, Sun Room, Kitchen/ Dining Room, Master Bedroom, en suite Shower Room, Utility Room, Shower Room First Floor: Galleried Study area, three Double Bedrooms, Bathroom Exterior: Neat lawn gardens to front, sides and rear contained by rabbit fencing. Decorative borders with attractive shrubs and a feature ornamental patio area enclosed by a wooden fence. American barn style double garage. Spacious and flexible accommodation above with Shower Room. For sale as a whole. Situation Vallivore is set aside Harrietfield, a small Perthshire village which lies in the Glenalmond valley between Perth and Crieff. Methven, approximately 5 miles (8 km) away has two pubs, a restaurant, a Post Office and a convenience store. Further afield Perth, 10 miles (17 km) to the South East, provides a wider range of amenities including an excellent variety of shops, high quality restaurants and bars. Leisure facilities include two sports centres, an ice rink and swimming pool. There is also the National Hunt, racing and polo at Scone Palace. Golf courses nearby including Murrayshall and Crieff and the facilities of Gleneagles Hotel. Fishing is available on the River Tay and there is hill walking and ski-ing at both Glenshee and Aviemore to the north. Logiealmond Primary School is located closeby whilst there is ample secondary schooling available in Perth. Local private schooling can be found across the valley at Glenalmond College or Strathallan (Bridge of Earn), Craigclowan (Perth) and Kilgraston (Bridge of Earn) a little further afield. Perth has a railway station with services to Edinburgh, Glasgow, Dundee, Aberdeen and Inverness, with connections to national rail links. Perth also has direct links via the M90 to Edinburgh, the A9 and M9/ M80 to Stirling and Glasgow and the A9 north to Inverness and the A90 dual carriageway leading east to Dundee and Aberdeen. Edinburgh Airport is easily reached and there is a service from Dundee to London City Airport.

General Description Set off the B8063, along a shared private farm driveway, a pair of wooden gates, opens onto an expansive tarmacadam court with ample room for car parking and turning. Vallivore, which has been finished externally in a combination of stone and render, under a pitch slate roof, was thoughtfully designed by the James Denholm Partnership in Comrie to present a traditional finish and sited to make the most of the southerly views across the Glenalmond valley. The front door, flanked by glazed panels, opens onto a bright entrance vestibule, which floods light through a glazed astragal door into the back Hallway. A solid wooden floor extends through to the Utility Room, which is fitted with wall and floor units, with a Belfast sink inlaid into the work surface and space for a washing machine. The back hallway extends into the Main Hall through an open threshold, where a timber staircase rises to the First Floor. An astragal glazed door leads into the light, dual-aspect, open plan kitchen/dining room which is fitted with a wide range of timeless floor and wall units with integrated display cabinets and an additional island. It is well-appointed with quality integrated appliances, including AEG oven, microwave, dishwasher and Baumatic 4 ring calor gas hob, as well as a 4 oven electric AGA. There is ample room for dining, under a South facing window which frames the impressive outlook across the garden and the valley beyond. The kitchen opens onto the Sun Room which is triple aspect and enjoys wide views of the surrounding rural scenery. It benefits from a single door which leads out onto the patio area to the front of the property. The Drawing Room offers generously proportioned reception space, complete with a traditional styled gas stove and slate mantle. It is a triple aspect room and benefits from the impressive views over the valley to the south. The Master Bedroom suite is located on the ground floor and offers comfortable double accommodation with a dressing area and an adjacent Wet Room with shower, pedestal wash hand basin and WC. A further Shower Room with Mira XL shower, pedestal wash hand basin and WC completes the accommodation at this level. The first floor landing is flooded with light from two sets of Velux ceiling windows and doubles as a galleried study area. Off the landing are located two further comfortable double bedrooms both of which have fitted wardrobe space and are dual aspect, with windows to the East and West respectively. Each room benefits from dormer windows which offer superb far reaching southerly views. There is a further sizeable Double Bedroom, again dual aspect, with outlooks over the surorunding countryside to the North and West, and with a large fitted cupboard. These bedrooms share a Family Bathroom which is complete with a bath, with a tiled surround and a Mira XL shower overhead, a WC and a pedestal wash hand basin. There is ample storage capacity on this level with a shelved cupboard and separate double linen cupboard, both off the hall. Externally, there is an expansive double garage with work shop area. A separate entrance provides access to the self-contained accommodation above. The entrance hall includes a cloaks cupboard and gives access to a cupboard which houses the separate boiler. Stairs lead up to the first floor where there is a sizeable galleried mezzanine space which leads onto the generously proportioned room beyond. The bright area is double aspect and boasts both a pair of dormer windows and a window to the south which frames the impressive elevated view over the Glenalmond valley. Currently used for storage this accommodation lends itself to reconfiguration as a studio flat or annexe. The gardens and grounds are contained within fencing and predominantly laid to lawn with feature flower beds, well stocked with a variety of plants and shrubs. To the front of the property there is an ornamental flagstone patio area, an attractive focal feature in the garden which acts as a viewing platform across the rural scenery to the South.

For identification purposes only - Not to scale

GENERAL REMARKS AND INFORMATION Viewing Viewing is strictly by appointment with the selling agents Rettie & Co, 11 Wemyss Place, Edinburgh EH3 6DH. Tel: 0131 220 416 Satellite Navigation: For the benefit of those with satellite navigation the property s postcode is PH1 3TB Fixtures and Fittings: Only items specifically mentioned in the particulars of sale are included in the sale price. Local Authority: Perth & Kinross Council, 2 High Street, Perth. PH1 5PH. Tel: 01738 475000, Fax: 01738 475497 Email: enquiries@pkc.gov.uk Council Tax Band: G Services: Private shared water from Scone Estates, mains electricity, private septic tank. Oil central heating with bottled gas for stove and hob. Telephone connection subject to BT regulations. Entry and Vacant Possession Entry and vacant possession will be by mutual agreement and arrangement. Solicitors Thorntons LLP 17-21 George Street, Perth PH1 5JY Phone: +44 1738 621212 Fax: +44 1738 444766 Offers Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 11 Weymss Place, Edinburgh, EH3 6DH. Servitude Rights, Burdens & 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 or not referred to above. EPC Rating Band C Particulars and Plans These particulars and plan are believed to be correct but they are in no way guaranteed. Any error, omission or misstatement shall not annul the sale or entitle any party to compensation nor in any circumstances give grounds for action at law. Websites This property and other properties offered by Rettie & Co can be viewed on our website at www.rettie.co.uk as well as our affiliated websites at www.rightmove. co.uk, www.onthemarket.com and www.thelondonoffice.co.uk Misrepresentations 1. The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Rettie & Co, the selling agent, are responsible for such faults and defects, nor for any statement contained in the particulars of the property prepared by the said agent. 2. The Purchaser(s) shall be deemed to acknowledge that he has not entered into contact in reliance on the said statements, that he has satisfied himself as to the content of each of the said statements by inspection or otherwise and that no warranty or representation has been made by the seller or the said agents in relation to or in connection with the property. 3. Any error, omission or mis-statement in any of the said statements shall not entitle the purchaser(s) to rescind or to be discharged from this contract, nor entitle either party to compensation or damages nor in any circumstances to give either party any cause for action. Important Notice Rettie & Co, 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 in writing or by word of mouth. Any information given is entirely without responsibility on the part of the agents or the sellers. 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 and it should not be assumed that the property remains as photographed. Any error, omission or mis-statement shall not annul the sale, or entitle any party to compensation or recourse to action at law. It should not be assumed that the property has all necessary planning, building regulation or other consents, including for its current use. Rettie & Co. have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise and ought to seek their own professional advice. 3. All descriptions or references to condition are given in good faith only. Whilst every endeavour is made to ensure accuracy, please check with us on any points of especial importance to you, especially if intending to travel some distance. No responsibility can be accepted for expenses incurred in inspecting properties which have been sold or withdrawn.

11 Wemyss Place, Edinburgh, EH3 6DH 0131 220 4160 mail@rettie.co.uk www.rettie.co.uk Edinburgh Glasgow Glasgow West End Melrose Berwick Upon Tweed Bearsden London