3 THE SQUARE KENMORE PERTHSHIRE

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1 3 THE SQUARE KENMORE PERTHSHIRE

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3 3 THE SQUARE, KENMORE, PERTHSHIRE A rare opportunity to acquire a charming cottage set in the heart of Kenmore with ease of access to local amenities and the wider activities of Highland Perthshire. Accommodation Ground Floor: Hall, Sitting Room/Bedroom 4, Family/Dining Room, Kitchen/ Breakfast Room. First Floor: Landing, Master Bedroom with en-suite Shower Room, two further Double Bedrooms, Family Bathroom. Exterior: Attractive front and rear garden with patio terrace. Situation Set amidst a dramatic and unspoiled landscape, Kenmore is a long-established destination for outdoor enthusiasts, as well as those seeking a serene, yet accessible, getaway in the Scottish Highlands. A charming conservation village, situated on the Eastern periphery of Loch Tay, it has earnt regional renown and offers range of amenities, including a local store, the Kenmore Hotel and facilities at the Taymouth Castle Estate and Taymouth Marina itself. The pristine upland scenery which abounds Loch Tay is revered for its natural beauty, with the infamous Ben Lawers looming over the Northern shore, much of which is designated as a National Nature Reserve. There is a plethora of footpaths, mountain biking trails and bridle tracks to explore the area, many of which are within easy reach of Taymouth Marina. Loch Tay and outlying rivers support local fishing and Kenmore itself hosts a popular ceremony, opening the salmon fishing on the loch, in January of each year. There are also local golf courses; one at Mains of Taymouth and another, designed by the infamous James Braid, within the grounds of Taymouth Castle. Most notably, Kenmore is home to the Scottish Crannog Centre, which features a unique reconstruction of the iron-age dwellings which were excavated from the Loch. Despite its idyllic rural position in the Scottish Highlands, Kenmore is remarkably accessible. Loch Tay s central position in Scotland, almost half way between the East and West coasts, means that popular locations such as Perth, Stirling, Pitlochry, Oban, Glen Coe and Fort William are within comfortable reachable distance. The nearby A84 and A9 feed into Scotland s main motorway network, which connects to both Edinburgh and Glasgow. Both cities offer airports which can be accessed from Kenmore in under two hours.

4 General Description 3 The Square, Kenmore is completely charming with its traditional front façade which forms part of the attractive Square of Kenmore. The property s painted rough cast render under a pitch slate roof is typical of Highland cottages in Perthshire and considered by many as a timeless fashion. The period detail has been retained with sash windows, distinctive dormers and shutters and complimented with wood burning stoves, a galleried Kitchen /Breakfast room and a balcony with views to Loch Tay. A white picket fence encloses the front garden, a footpath, flanked with lawn and stocked borders guide you to a very attractive traditional lattice framed porch and the front door. The welcoming entrance hall provides access to the two principal reception rooms and the stair to the first floor accommodation. The generously proportioned sitting room with its window providing an outlook over the Square and working shutters enthuses cottage appeal. A central focal point to the room is the Montrose wood burning stove with slate hearth and timber mantel. This room could also be used as a fourth bedroom. Located on the opposite side of the hall is the family/ dining room, which is conveniently situated off the kitchen/breakfast room and also enjoys an outlook over the Square. An attractive feature to the room is the Aarrow wood burning stove with granite hearth. A large under-stair cupboard houses the water cylinder. Adjacent to the family/dining room is the kitchen/ breakfast room, which is set over two levels. It is a bright open plan room with a large kitchen area that comprises of a traditional range of cream floor and wall mounted kitchen units complimented by a black granite work surface. Within the kitchen there is a traditional Belfast sink with swan neck mixer tap, a Belling double oven and Neff appliances include a hob with an extractor fan above, fridge freezer and dish washer. There is a set of double doors which lead directly out to the patio area and garden. Elevated over the kitchen is a galleried seating/ dining area which provides room for a dining table or casual seating to make this room the natural hub of the cottage.

5 The first-floor bedroom accommodation comprises of a master bedroom with sliding door out to a balcony with exceptional views over Loch Tay and to the hills beyond. The en-suite shower room includes a Mira shower, WC, pedestal wash hand basin and heated towel rail. There are two further double bedrooms, both with a double aspect. The bathroom, with natural light emanating down from a Velux roof window, includes a white suite with a bath with shower over, WC and wash hand basin. Exterior There is an attractive picket fence enclosing the front garden, the lawns are complimented by stocked borders providing colour and interest including a pretty clematis, all coming together to provide a very congenial entrance. Double doors from the kitchen/breakfast room open out into the rear garden, which is enhanced by a patio area that is ideal for outside dining. Included within the garden is an attractive fuschia bush, a maple tree and space for a drying green area. There is a lean-to wood store and a footpath, which runs along the side of the house, to provide access from the front direct to the rear garden. It should be noted that the garden is open plan to a private footpath. General Remarks and Information Viewing Viewing is strictly by appointment with the selling agents. Satellite Navigation For the benefit of those with satellite navigation the property s postcode is PH15 2HH. Local Authority Perth & Kinross Council, 2 The High Street, Perth PH1 5HH. Tel: Burdens Council Tax Band C Listed Building C EPC Rating Band E Services Mains water and electricity. Electric heating is via wall mounted electric panel heaters. Mains sewage. Fixtures and Fittings Only items specifically mentioned in the particulars of sale are included with the sale price. Solicitors Peterkins, 60 Market Place, Inverurie AB51 3XN. Tel: Fax: maildesk@peterkins.com Offers Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 11 Wemyss Place, Edinburgh, EH3 6DH. A closing date by which offers must be submitted may be fixed later. Please note that interested parties are advised to register their interest with the selling agents in order that they may be advised should a closing date be set. The seller reserves the right to accept any offer at any time. Entry and Vacant Possession Entry and possession will be by mutual arrangement. Internet Websites This property and other properties being marketed by Rettie & Co can be viewed on our website at as well as our affiliated websites at and www. rightmove.co.uk. 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.

6 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. Home Report A Home Report incorporating a Single Survey, Energy Performance Certificate and Property Questionnaire is available for parties genuinely interested in this property. Please contact us, either by telephone or via the website entry for this property, to request a copy. No charge is made for electronic copies; a paper copy can also be made available from our offices or by post, at a charge of 20 to cover reproduction and administrative costs. 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 contract 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. 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. 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.

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8 11 Wemyss Place, Edinburgh, EH3 6DH Edinburgh Glasgow Melrose Berwick Upon Tweed Newcastle Upon Tyne London