ACCOMMODATION

The accommodation on two floors comprises the following:

Ground Floor

• Entrance Hall 
  Part glazed door leading to Entrance Vestibule, double panel radiator.  Inner double glass panelled door leading to:

• Main Hall               
  Staircase to first floor with fitted cupboard under.  2 double panel radiators.  Telephone point.  Large walk in cloaks cupboard. Coving.  Door to:

• Dining Room (NW)
  Approx 4.62m x 3.80m (15’2” x 12’5”)  - Double glazed patio door with views over the front garden and golf course to Moray Firth.  Double panel radiator.  Coving.  Door to:

• Kitchen/Family Room (NW & SW)
  Approx 8.05mx 4.50m(26’5”x14’9”)into bay. Double glazed patio doors leading to patio and garden.  Good views to Moray Firth.  Good range of high quality fitted floor and wall units.  1½ bowl ceramic sink with a single drainer and mixer taps.  Ceramic hob and electric double oven.  Hood with extractor fan.  Fridge built in to kitchen units.  Tiled splash backs.  Recessed lighting.  2 double panel radiators.  Telephone point. Door to:

• Utility Room 
  Approx 4.11m x 1.80m (13’6” x 5’11”) (SW) Fitted floor and wall units with 1½ bowl stainless steel sink with single drainer and mixer taps.  Plumbing for dish washer and washing machine.  Tiled splash backs.  Double panel radiator.  Part glazed back door giving access to side of property.  Door to garage.  Door to:

• Cloakroom (NE) 
  Approx 1.80m x 1.27m (5’11” x 4’2”) Pedestal basin.  Close coupled WC.  Double panel radiator.  Extractor fan.

• Bathroom (SE) 
  Approx 3.28m 3.11m (10’9”x10’2”) max Panelled bath. Pedestal basin. Bidet. Close coupled WC.  Shower cubicle.  Full wall tiling.  Tiled floor.  Double panel radiator.  Extractor fan.

• Bedroom 1 (NW)   
  Approx 4.96m x 3.66m (16’4” x 12’) Double glazed patio doors leading to patio and garden.  Good views to Moray Firth.  Double panel radiator.  Telephone point.  Door to

• En suite Bathroom (NW)
  Approx 2.38m x 2.32m (7’10” x 7’8”)Corner spa bath.  Basin with mixer taps and fitted cupboards under.  Wall mirror, shelves, small fitted cupboard and halogen lighting over.  Close coupled WC.   Chrome heated towel rail.  Full wall tiling.  Floor tiling.  Extractor fan

• Dressing Room (NW)    
  Approx 4.37m x 1.24m (14’4” x 4’1”) Comprehensive range of fitted wardrobes, chest of drawers with wardrobe over and dressing table.  Double panel radiator.

• Bedroom 2 (SE)     
  Approx 3.42m x 4.00m (11’3”x 13’1”) max. Fitted wardrobe with sliding mirrored doors.  Double panel radiator.

• Bedroom 3 (SE)     
  Approx 3.98m x 3.94m (13’ x 12’11”) Fitted wardrobe with sliding mirrored doors.  Double panel radiator.

• Bedroom 4 (NE)    
  Approx 3.34m x 2.82m (11’ x 9’3”) Fitted wardrobe with sliding mirrored doors.  Double panel radiator.

First Floor

• Sitting Room (SE & NE)          
  Approx 7.46m x 5.11m (24’6”x 16’9”) max  Slightly combed ceiling.  Main window and velux window giving double aspect.  Hatch to roof space.  2 double radiators.  Fitted cupboard.  Double glass panelled doors to:

• Drawing Room (NW)      
  Approx 6.01m x 4.77m (19’9” x 15’8”) Double patio doors with access to balcony giving excellent views over the golf course to the Moray Firth and the hills beyond.  Open fireplace with wooden surround and mantle, marble insets and hearth.  Fitted with gas flame effect fire.  Slightly combed ceiling.  Double panel radiator.  Telephone point.

• Study/Bedroom 5  (NW)
  Approx 4.70m x 3.32m (15’5” x 10’10”)max Excellent views to Moray Firth and the Black Isle.  Fitted walk-in cupboard.  Airing cupboard with insulated hot water tank and fitted shelving.  Telephone point.  Double panel radiator.  Part combed ceiling.

• Cloakroom (SE) 
   Approx 1.92m x 1.60m (6’3” x 5’3”) Hand basin with fitted cupboard under and wall light incorporating a shaver point over.  Close coupled WC.  Double panel radiator.  Extractor fan.  Part combed ceiling.

• Double Garage Approx 6.96m x 5.48m (22’10” x 18’) Double electric doors.  Electric power and lighting.  Hatch to roof space.  Side door to garden.  Door to Utility Room.  Gas boiler for central heating and hot water.  Water tap.

Services

The house is served by mains electricity, gas, water and drainage.

OUTSIDE

Double wrought iron gates leading to brick paved drive.  Garden laid mainly to lawn with low stone wall on border.  Access down both sides of house to rear garden which has a large patio area running the whole width of the house.  Excellent views over golf course to Moray Firth and the Black Isle.  Well stocked sloping flower bed with central steps leading to lower lawned area.       

GENERAL

• Price Offers in excess of £275,000 are invited.
  

• Entry to be by mutual arrangement.
  

• Viewing Arrangements - Strictly by appointment with the selling agents.
  

• Fixtures and Fittings - All fitted carpets will be included in the sale.
  

• Council Tax - Applegarth is in Council Tax Band ' G '.

CLOSING DATE

A Closing Date may be fixed and we would advise prospective purchasers to register their interest with Bell Ingram Ltd, Durn, Isla Road, Perth, PH2 7HF.

Whilst every effort will be made to ensure that parties having registered their interest will be notified of a closing date this cannot be guaranteed.  It should be noted that the vendor reserves the right to accept offers prior to a closing date being set.

MISREPRESENTATION

1    The property is sold with all faults and defects, whether of condition or otherwise and neither the seller nor Bell Ingram Ltd, the selling agents, are responsible for such faults and defects, or for any statements contained in the particulars of the property prepared by the said agents.

2    The purchaser(s) shall be deemed to acknowledge that he has not entered into this contract in reliance on any 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

1. These particulars have been prepared in all good faith to give a fair overall view of the property.  If any points are particularly relevant to your interest in the property please ask for further information.

2. Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise nor that any services, appliances, equipment or facilities are in good working order.  Purchasers should satisfy themselves on such matters prior to purchase.

3. The photograph/s depict only certain parts of the property.  It should not be assumed that any contents, furnishings/furniture, etc. photographed are included in the sale.  It should not be assumed that the property remains as displayed in the photograph/s.  No assumptions should be made with regard to parts of the property that have not been photographed.  Please ask for further information if required.

4. Any areas, measurements or distances referred to are given as a GUIDE, ONLY and are not precise.  If such details are fundamental to a purchase, purchasers must rely on their own enquiries.

5. Where any reference is made to planning permissions or potential uses such information is given in good faith.  Purchasers should however make their own enquiries into such matters prior to purchase.

6. Descriptions of the property are subjective and are used in good faith as an opinion and NOT as a statement of fact.  Please make further specific enquiries to ensure that our descriptions are likely to match expectations you may have of the property.

7. The information in these particulars is given without responsibility on the part of Bell Ingram Ltd or their clients.  The particulars do not form any part of an offer or a contract and neither Bell Ingram Ltd nor their employees has any authority to make or give any representations or warranty whatever in relation to this property.

8. Neither these particulars nor any subsequent communication relative to the property shall be binding upon Bell Ingram Ltd or the Sellers (whether acted on or otherwise) unless the same is incorporated within a written document signed by the Sellers or on their behalf satisfying the requirements of Section 3 of the Requirements of Writing (Scotland) Act 1995 or is granted in pursuance of any such document.