PRICE GUIDE FROM 425,000

TIGH A GHLINNE, MUIRSHEARLICH, BANAVIE, FORT WILLIAM 38 High Street Fort William PH33 6AT Tel: 01397 703231 Fax: 01397 705070 E-mail: property@solicitors-scotland.com Website: www.solicitors-scotland.com AN IMMACULATE AND SPACIOUS 1½ STOREY, DETACHED AND EXTENDED FAMILY HOME OFFERING BED & BREAKFAST ACCOMMODATION WITH THE BENEFIT OF SEPARATE OWNERS ACCOMMODATION AS WELL AS A SELF-CONTAINED ANNEX. SET IN APPROXIMATELY 1½ ACRES IN AN ABSOLUTELY STUNNING LOCATION ENJOYING WILDLIFE AND MOUNTAIN SCENERY INCLUDING VIEWS TOWARDS AONACH MOR, BEN NEVIS AND THE CALEDONIAN CANAL. SUN DECKING TO FRONT AND REAR OPTION TO OFFER BED & BREAKFAST ENERGY PERFORMANCE RATING D-59 SET IN BEAUTIFUL WEST HIGHLAND SCENERY WITH STUNNING VIEWS SPACIOUS, MODERN AND BEAUTIFULLY PRESENTED THROUGHOUT FEATURE WOOD BURNING STOVE TO GUEST LOUNGE DOUBLE GLAZING/DOUBLE CAR PORT/THREE SUBSTANTIAL SHEDS FULLY SELF-CONTAINED ANNEX WITH HOLIDAY LET POTENTIAL SEPARATE RESIDENCE ACCOMMODATION PRICE GUIDE FROM 425,000 ACCOUNTS ARE AVAILABLE TO SERIOUS PROSPECTIVE BUYERS

Tigh a Ghlinne is set amongst spectacular west highland scenery in an area of outstanding beauty and enjoys fantastic views towards the Caledonian Canal, Ben Nevis and Aonach Mhor. The property is in immaculate decorative order throughout and has been designed to take full advantage of both light and views. The layout has also been carefully considered to maximize its potential to generate an income. Although being sold as a residential family home there are currently three spacious en-suite letting rooms, a fully selfcontained annex and separate owners accommodation all set up to suit a modern working family lifestyle. The property sits in approximately 1½ acres of predominantly welltended garden grounds surrounded by an abundance of wildlife, woodland and mountain scenery. With neutral décor throughout this beautiful property forms a stunning, clean and contemporary family home which benefits from substantial living accommodation, double glazing, wood burning stove to the lounge with additional LPG gas heating, solar panels, sun decking and double car port with additional off street parking. Accommodation comprises: Ground floor: Fitted kitchen, Dining Room, Lounge, Snug, W.C, Utility, Three double en-suite bedrooms. 1 st floor: Master Bedroom with full en-suite and spacious sitting room/study. Independent Annex all on ground floor with Lounge, fitted Kitchen, double bedroom and en-suite shower room. Situated approximately 6 miles from Fort William within the small crofting community of Muirshearlich and close to the amenities of Corpach and Banavie. Corpach is situated just 4 miles away and has a Post Office, Co-Operative store, Hotel and bar and benefits from the popular school catchment of Banavie Primary school. Also nearby is Spean Bridge. Spean Bridge is an attractive and well equipped village, with a well-stocked shop, primary school, woolen mill, hotels, bars, cafe and restaurants. There are good rail and road links to Fort William from Spean. Fort William is the main district town of Lochaber and is known as the Outdoor Capital of the UK. The town is a popular tourist destination and has a wide variety of tourist attractions including the Caledonian Canal, Ben Nevis, Glen Nevis and the Great Glen and has developed an enviable reputation for providing all manner of outdoor pursuits including skiing, hill walking, mountain biking and sailing to name but a few. With that reputation, there is an increasing demand for holiday accommodation and this demand could be met by Tigh a Ghlinne continuing to offer bed and breakfast accommodation. Accounts are available to any serious prospective buyer. LOCATION: TIGH A GLHINNE, MUIRSHEARLICH, BANAVIE, FORT WILLIAM, PH33 7PD TRAVELLING NORTH: on the A82 from Fort William, at the distillery roundabout turn left onto the A830 road to Mallaig, continue until reaching signs for Banavie, turning right continuing onto the B8004 for approximately 3 miles until reaching Tigh a Glhinne on the right.

ENTRANCE/INNER HALLWAY: 2.98m x 0.90m (9 09 x 2 11 ) A warm and welcoming entrance with ½ glazed front door providing plenty of natural daylight. There is oak flooring, downlights and overlooks the front garden. Access can be taken immediately into the kitchen or a further inner hallway gives access to the Bed & Breakfast accommodation and lounge. KITCHEN-DINER: 5.52m x 2.96m (18 01 x 9.08 ) (at longest x widest points) Spacious fitted kitchen with dual aspect windows overlooking the front garden and hillside beyond. There is a variety of wall, drawer and base units with solid beech worktops. Partially tiled walls to work surface areas, downlights, radiator and oak flooring. There is space for a range oven, LPG hob, electric double oven, American style fridge/freezer and dishwasher all of which may be available under separate negotiation with the seller. LOUNGE: 5.20m x 4.16m (17 01 x 13 08 ) Rear facing and enjoying spectacular views towards Ben Nevis, the surrounding mountains and the Caledonian Canal. With wood burning stove, radiator, oak flooring, central light fitting and access to the B & B accommodation. The lounge is generally kept for the enjoyment for guests during the bed & breakfast season.

DINING ROOM: 5.39m V 4.13m (17 08 x 13 06 ) (at longest x widest points) Also rear facing so benefiting from the spectacular views, this spacious room has French doors giving access to the decking area and outside seating perfect for enjoying breakfast on a summer s morning. Oak flooring, central light fitting, radiator, 2 built-in storage cupboards both with shelving. SNUG (owner s accommodation) 3.67m x 3.48m (12 00 x 11 05 ) (at longest x widest points) Accessed from the dining room, this front facing room has two Velux windows, vaulted style ceiling, radiator and oak flooring. A stained wooden staircase leads to the master bedroom on the first floor. W. C: 1.52m x 0.91m (5 00 x2 04 ) WC, wash hand basin with tile splashback. Vinyl flooring.

FIRST FLOOR - BENEFITS FROM SPECTACULAR VIEWS STUDY or PLAYROOM 3.66m x 3.49m (12 00 x 10 07 ) (at longest x widest points) Currently set up as a bedroom but also lends itself to a further sitting room/office-study or playroom. The room is rear facing with two Velux windows. Carpet floor, spotlights and radiator. Two build-in cupboards with shelving. MASTER SUITE 6.00m x 5.22m x (19 07 x 17 01 ) (at longest x widest points) A beautiful, bright and spacious room with feature full height picture window and two Velux windows all providing spectacular views to Ben Nevis, Aonach Mor and the Caledonian Canal. Another unique feature are fitted, triple mirrored wall to ceiling sliding wardrobes free standing in the room which create a partition wall to define the sleeping and dressing areas. There are two further store cupboards one with hanging rail, one with shelving and additional storage into the eaves. Carpeted, spotlights and radiator MASTER ENSUITE 2.42m x 1.97m (7 11 x 6 05 ) White WC, wash hand basin, bath and shower cubicle. Fully tiled with decorative border and coordinating mirror. Tile effect vinyl flooring, extractor fan, heated towel rail and spot light.

GUEST BEDROOMS ALL DOUBLE EN-SUITE ROOMS - GROUND FLOOR AND BENEFIT FROM VIEWS. BEDROOM 2 3.05m x 3.05m (10 00 x 10 00 ) Beautifully presented with carpet flooring, radiator, built-in wardrobe with handing rail and shelving. EN-SUITE SHOWER ROOM 1.70m x 1.40m (5 07 x 4 07 ) Lovely modern room with double door walk-in shower cubicle with wet wall finish. Part tiled and part painted walls, heated towel rail, downlights, extractor fan, modern pull-cord, light up mirror and wood effect vinyl flooring. BEDROOM 3 4.34m x 2.92m (14 03 x 9 07 ) Front facing room has views to the front garden and hill. Carpeted and in excellent decorative condition. Radiator. EN-SUITE SHOWER ROOM 2.10m x 1.50m (6 11 x 4 11 ) White suite with shaped bath and shower over with wet wall finish to bath and shower area. Part tiled and part painted walls, heated towel rail, downlights, extractor fan, modern pull-cord, light up mirror and vinyl flooring. BEDROOM 4 5.24m x 3.06m (17 02 x 10 00 ) (at longest x widest points) Spacious room with dual aspect windows. The layout of the room allows for a small dressing area. Carpet flooring and radiator. EN-SUITE SHOWER ROOM 2.24m x 1.79m (7 04 x 5 10 ) Modern room with double door walk-in shower cubical with wet wall finish. Partially tiled and partially painted walls, heated towel rail, shaver socket, pull cord mirror, downlights and extractor fan. Wood effect vinyl flooring. UTILITY ROOM - Available to guests 2.25m x 1.70m (7 04 x5.07 ) Equipped with sink, base and wall units, space for a washing machine, tumble dryer, fridge-freezer, a small vanity unit. Partially tiled walls. Vinyl flooring and radiator. This room is also available for guests to use.

SELF CONTAINED ANNEX IDEAL HOLIDAY LET OR INDEPENDENT LIVING With independent entrance door or by shared access from the dining room. There is a store cupboard within the hallway. FITTED KITCHEN/DINER 3.84m x 3.64m (12 07 x 11 11 ) (at widest points) Front facing fitted kitchen with a variety of wall, drawer and base units with modern worktops, built-in oven, hob and extractor chimney, integrated fridge and freezer, plumbing for washing machine, tiled walls to work surface area, radiator, downlights and vinyl flooring. Two built in cupboards and space for a dining table. LOUNGE 5.25m x 4.25m (17 02 x 14 07 ) Dual aspect windows and door with glazed panels to either side providing the room with plenty of natural daylight. Rear facing and enjoying spectacular views towards Ben Nevis, the surrounding mountains and the Caledonian Canal. A spacious room with LPG gas fire with wood surround and marble effect mantle, quality fitted carpet and radiator. BEDROOM (at longest points) 5.03m x 3.65m (16 06 x 11 11 ) Dual aspect windows enjoying stunning views. Double door built-in wardrobes with hanging rails and shelving. Quality fitted carpet and radiator. EN-SUITE 3.00m x 2.31m (9 10 x 5 06 ) (at longest points) This spacious en-suite has a walk in shower cubical, WC, wash hand basin, heated towel rail, vanity cupboard, central spotlight, extractor fan, predominantly tiled walls and vinyl flooring.

EXTERNALLY This delightful property sits in approximately 1½ acre of ground set back alongside the Caledonian Canal. Access is taken from the B8004 down a well maintained tarmac road, Tigh a Ghlinne is on the left. To the front of the property the grounds are well tended and neatly kept with a variety of mature and ornamental trees, shrubs and flowers. There is double gated access leading to the property with shingle paths leading to each front door. With canopied front for guest and residence access and a continuation of the path to the independent entrance of the annex. To the guest side of the garden is a small decking area. The boundary is hedged to the front and to one side with a low level stone wall to the other side. There is fence and wire down to the canal. A section of the rear garden has been gated and left untended with a worn path leading to the canal. The rear is predominantly grassed with a few rockery type features dotted around. The decking area is adjacent to the dining room so perfectly located for outside entertaining or breakfast. There are stunning views. There is a double car port and three generous size sheds, one with double doors, electric supply and lighting in 2 sheds and the carport. There is an outside tap and security lighting.

A HOME REPORT IS AVAILABLE VIEWING by contacting the Selling Agents ENTRY by arrangement with the sellers. ENQUIRIES AND OFFERS TO THE SELLING AGENTS:- McIntyre and Company Solicitors and Estate Agents 38 High Street Fort William PH33 6AT Tel: 01397 703231 Fax: 01397 705070 E-mail: property@solicitors-scotland.com Website: www.solicitors-scotland.com www.facebook.com/mcintyreandcompanyfortwilliam These particulars are not guaranteed and are not to be incorporated into any formal missives of sale/purchase to follow hereon. The measurements and conversions are approximations only and are not be founded upon. Offers should be submitted to the Selling Agents in Scottish Legal Terms. The Seller will not be bound to accept the highest, or indeed any offer. Interested parties should register their interest with the Selling Agents lest a closing date for offers is set, but the Seller will not be obliged to proceed to a closing date.