MILLER GERRARD SOLICITORS AND ESTATE AGENTS

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MILLER GERRARD SOLICITORS AND ESTATE AGENTS WALNUT COTTAGE THE CROSS RATTRAY,

double bedrooms, gch, dg, garage, garden Home Report Value 130,000 EPC Band D

1 MILLER GERRARD SOLICITORS AND ESTATE AGENTS WALNUT COTTAGE THE CROSS RATTRAY, BLAIRGOWRIE, PH10 7DR OFFERS AROUND 120,000 Detached two bed cottage with potential for extension. Requires modernization Sitting room, dining room, kitchen, bathroom, stairs to two double bedrooms, gch, dg, garage, garden Home Report Value 130,000 EPC Band D Miller Gerrard The Studio, 13 High Street, Blairgowrie, PH10 6ET Tel: Fax: property@millergerrard.co.uk PSPC

This traditional cottage is situated on a generously sized plot, well set back from the road and with excellent potential for extension subject to local authority consent.

The accommodation, which requires complete modernization, comprises on the ground floor, sitting room to the front, dining room, also to the front, with connecting door to the kitchen which overlooks

2 This traditional cottage is situated on a generously sized plot, well set back from the road and with excellent potential for extension subject to local authority consent. It overlooks public open space near Rattray Kirk. The accommodation, which requires complete modernization, comprises on the ground floor, sitting room to the front, dining room, also to the front, with connecting door to the kitchen which overlooks the rear garden, and bathroom. Upstairs there are two double bedrooms with dormer windows to the front. Outside there is plenty parking on the driveway and at the front, a single garage, and a generously sized but manageable garden to the rear set out mostly in lawn. The country town of Blairgowrie and Rattray (originally separate boroughs, but now connected by the bridge over the River Ericht) is conveniently situated approximately 15 miles (half an hour by car) from the cities of both Perth and Dundee with their onward motorway and rail connections. There are pleasant local walks in Rattray and the surrounding area, and the beautiful Perthshire countryside in Glenshee, Strathardle, Glenisla and Dunkeld is within easy reach (again approximately 30 minutes by car). Local amenities in Rattray include a primary school with nursery, a small supermarket, tennis courts and bowling green, while in Blairgowrie there is a wide range of shops, large supermarkets, senior school, recreation centre with swimming pool, cottage hospital, health centres, dental surgery and library. There are thriving sports clubs and cultural organizations in and around the area, including several golf courses. The property enters by the glazed front door to the HALL with shelf over radiator. SITTING ROOM 14 ft 9 x 12 ft average Window to the front. Timber mantelpiece. Shelved alcove. Venetian blind. DINING ROOM 10 ft 9 x 9 ft 5 Window to the front. Venetian blind. Deep window shelf with cupboard below. Telephone point. Connecting doors with kitchen and rear hall.

KITCHEN 7 ft 9 x 6 ft 9 Window to the rear garden. Floor standing and wall mounted units.

Vinyl flooring. Access to understairs cupboard with shelving. Rear Hall enters from dining room. Cloak rail. Glazed rear door.

Deep window shelf. Stairs to Upper Hall with Velux style window to the rear. Wall-mounted central heating boiler.

3 KITCHEN 7 ft 9 x 6 ft 9 Window to the rear garden. Floor standing and wall mounted units. Stainless steel sink with drainer and mixer tap. Plumbed for automatic washing machine. Deep window shelf. Roller blind. Vinyl flooring. Access to understairs cupboard with shelving. Rear Hall enters from dining room. Cloak rail. Glazed rear door. BATHROOM with window to the rear. Enters from rear hall. White bathroom suite. Wetwall to dado level. Venetian blind. Deep window shelf. Stairs to Upper Hall with Velux style window to the rear. Wall-mounted central heating boiler. Original attractive banister and rails. Hatch to attic. Fusebox. DOUBLE BEDROOM 13 ft 7 x 11 ft Front left looking from the front Dormer window to the front. Deep window shelf. Under eaves cupboard. Coombs front and rear. Open aspect.

DOUBLE BEDROOM 13 ft 7 x 11 ft 10 Front right looking from the front Dormer window to the front.

as seen, with no guarantee as to their condition. PARKING GARAGE Available in driveway and area at the front of the property.

4 DOUBLE BEDROOM 13 ft 7 x 11 ft 10 Front right looking from the front Dormer window to the front. Builtin double wardrobe with sliding door and storage above. Deep window shelf. Coombs front and rear. Open aspect. Gas central heating. Double glazing. Exterior tap. Council Tax Band - C Energy Performance Certificate Band - D Please note if any domestic appliances are included in the price, they must be accepted as seen, with no guarantee as to their condition. PARKING GARAGE Available in driveway and area at the front of the property. Single breeze block garage with up and over door. Side door. GARDEN Rear garden set out in deep paved area along the rear of the property, otherwise in lawn with two plum trees. Herbaceous borders. Lean-to brick shed. Greenhouse. Secluded by timber fencing and hedging. Front garden in lawn, parking area, herbaceous border and mature copper beech tree. Masonry wall.

5 It is strongly recommended that any interested party should read the Home Report on the property. Any matters concerning the property mentioned in the Home Report should be considered to have been disclosed by these particulars of sale. The Home Report recommended that the house should be inspected by a specialist firm dealing with the treatment of dampness and timber defects to find out the extent of repairs required. An inspection has been carried out by the specialist firm of Richardson & Starling, and their report can be made available to any seriously interested party. TO VIEW Please contact Miller Gerrard Solicitors on Alternatively, when our office is closed, please contact the staff at PSPC (Perth Solicitors Property Centre) who will be happy to arrange viewing telephone on weekdays 8.30 am to 9.00 pm, Saturdays 9 am to 4 pm and Sundays 10 am to 4 pm.

6 The above particulars, while believed to be true, are not guaranteed and will not be held to form part of any contract of sale.

MILLER GERRARD SOLICITORS AND ESTATE AGENTS 15 BEECHES ROAD BLAIRGOWRIE PH10 6PN OFFERS OVER 115,000

MILLER GERRARD SOLICITORS AND ESTATE AGENTS 15 BEECHES ROAD BLAIRGOWRIE PH10 6PN OFFERS OVER 115,000 Mid-terraced 3 bedroom villa convenient for schools and amenities Lounge, breakfasting kitchen, bathroom,