Hillside of Guthrie Farmhouse Guthrie, Forfar, DD8 2TJ

West Laverockhall Carmyllie, By Arbroath, Angus, DD11 2RH

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Adjacent paddock extending to approximately 2.07 acres EPC Rating - E

Arbroath 7 miles ▪ Dundee 13 miles ▪ Perth 38 miles ▪ Aberdeen 54 miles

Traditional rural home situated in a lovely countryside setting. Includes a grass paddock and multitude of versatile outbuildings suitable for a variety of uses. Kitchen/dining area, living room, sun room, 3 double bedrooms, WC. Garden, garage facilities and bothy. Extensive multi-purpose buildings including: Garages, Converted barn with stabling, Workshop facilities, entertainment rooms.

Situation West Laverockhall sits in an elevated position boasting views of the beautiful Angus countryside. It is ideally situated for accessible rural living combining an attractive countryside location with good access to larger towns and cities such as Arbroath, Dundee and Aberdeen. The historic coastal town of Arbroath is only a 10-minute drive from West Laverockhall and so the property is perfectly placed for reaching the town’s main amenities and services such as supermarkets, restaurants, doctors and dentists surgeries. Arbroath is known for the famous ‘Arbroath Smokie’ and its historic Abbey where the Declaration of Arbroath can be found. The coastal town also boasts several beaches with the well-known Lunan Bay to the north. Transport links throughout Arbroath are easily accessed with a railway station providing regular services across Scotland and beyond. Airports can be found in Aberdeen to the North and Edinburgh to the south where regular flights to both UK and further destinations can be accessed. Schooling is available locally at Carmyllie Primary and Arbroath High School in addition to private schooling which is also found at Lathallan School in Johnshaven or the High School of Dundee. This area of Scotland provides a wealth of recreational activities. For the golfer, there are several courses within a convenient distance including Arbroath Links, Panmure and Carnoustie. In addition to golf, the ski slopes of Glenshee can be reached in just over an hour’s car journey to the north while the Angus Glens offer wonderful and varied walking routes.

Description West Laverockhall is a former farmhouse constructed of harled stone walls under a pitched slate roof. Attached to the main house is a former bothy which may be suitable for incorporation into the main home. There are a variety of quality outbuildings which include garages, modern machinery stores, converted stabling facilities and workshops. The house is well presented with a lawn to the front and a mixture of mature shrubs and trees.

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Accommodation An entrance porch with tiled flooring, a glazed oak door and side window is perfectly adapted for rural living. Leading from the utility area a modern family bathroom with WC, under sink storage and shower can be found. The large kitchen dining area has an electric oven, hob and other integrated appliances as well as fitted wall and floor cabinets with a large window overlooking the access to the property. Leading from the kitchen, a spacious living room and adjacent sun room can be found. The living room has a feature stone wall and focal wood burning stove. The sunroom is both bright and airy with a panoramic view of the surrounding farmland extenuated by a large feature window. From the living area of the property a hallway can be found leading to two double bedrooms and a third spacious master bedroom with views of the surrounding countryside. Buildings Former Bothy (6.38m x 46m) The former stone bothy is adjacent to the eastern elevation of the property. Flagstone flooring. Divided into two rooms. Two windows and a Belfast sink. Electricity and water supplies which were at one time linked to the main property. Single Car Garage (5.66m x 4.15m) Electric up and over roller door. Concrete floor. Concrete block walls. Insulated roofing. Internal door which connects to the garage door. Internal garage store (5.53m x1.667m) which is divided into two rooms, one of which houses the electrical supply. The garage also houses the central heating fuel tank. Double Garage/Workshop (9.76m x 6.31m) Concrete floor. Timber trusses. Electric supply and tractor driven generator. Sliding double doors of corrugated iron construction. Constructed of rendered concrete panels. Corrugated iron roof. Shed 1 (19.1m x 18.63m) Former potato grading store. Mixed concrete block and brick walls with steel portal frame and roof trusses. Insulated corrugated iron roofing. Concrete floor. Sliding double doors of corrugated iron construction. Electricity and water supply with roof lighting and associated plug sockets. Internal: Insulated wooden shed with electricity source. Static caravan which can be included if required. Shed 2 (22.75m x 14.86m) With steel portal frame and block walls. Painted concrete floor Internal: Partitioned temporary rooms. Carpet flooring, electrical supply and Dual RCD mains fuse board. Shed 3 (14.97m x 5.86m) Adjacent to Shed 2 with internal access. Electrical supply. Concrete flooring. Concrete block walls. Steel portal frame construction and insulated roofing. Shed 4 (28.91m x 8.6m) Attached to Shed 3 forming an L-Shape building, the shed includes both four and two post car lifts, tyre changing and balancing machines which can be removed if not required. Concrete block construction, concrete flooring, tile insulation and double sliding corrugated iron doors.

Shed 5 (17.6m x 13.21m) A large sliding metal door allows access from shed 4. There is a large sliding metal door to shed 6 and another similar sized door leading to the rear Shed 6 (32.3m x 11.6m) Concrete flooring. Insulated roof. Door to the yard and sliding interconnecting door to shed 5. Electricity is available. Shed 7 (7.4m x 32.9m) Concrete floor with steel portal frame of concrete block all construction. Fuse box and lighting within the shed. Steel portal frame, concrete floor and concrete black wall construction. Currently housing a temporary stable (3.7m x 3.7m) and accompanying tack shed/feed store, water and electrical supplies, it is divided into two areas which is separated by a block concrete wall and metal hanging gate. The building is accessed by corrugated iron sliding doors. Shed 8 (14.3m x 13.3m) Concrete floor, corrugated steel walls with block concrete half way up for the most part. Mono pitched roofing with timber trusses and a lean-to incorporated which measures approximately 9.1m x 4.6m. Electricity available. Land Included with the property is a grass paddock extending to approximately 2.07 acres (0.84ha) currently laid to grass. Perfect for equestrian or small holder purposes, the land is surrounded by well-kept fencing and gates with access from two entrances.

Important Notice These sale particulars were prepared on the basis of information provided to us by our clients and/or our local knowledge. Whilst we make every reasonable effort to ensure that they are correct, no warranty or guarantee is given and prospective purchasers should not rely upon them as statements or representations of fact. Furthermore neither Bell Ingram LLP or its partners or employees assume any responsibility therefore. In particular: i) prospective purchasers should satisfy themselves as to the structural condition of any buildings or other erections and the state of repair of any services, appliances, equipment or facilities; ii) any photographs included in these particulars are for general information only and any furniture or contents shown in these photographs are not included in the sale unless this is expressly stated in these particulars; and iii) any descriptions, measurements or dimensions quoted are approximate only and references to conditions, planning permissions, services, usage, construction, fittings & fixtures and moveable items are for guidance only.

Services West Laverockhall is serviced by single phase electricity with three phase on-site. Mains water, oil fired central heating and drainage to septic tank. Council Tax The property is assessed as Band E for Council Tax purposes, which is payable to Angus Council. Energy Performance Certificate West Laverockhall has an EPC rating of E. Fixtures and fittings Fitted flooring, curtains, blinds and integrated kitchen appliances are included. Other items may be available separately. Servitude rights, burdens and wayleaves The property is sold subject to and with the benefit of all servitude and wayleave rights, including rights of access and rights of way, whether public or private. The property is also sold subject to the rights of public access under the land reform(Scotland) Act 2003. Possession Vacant possession and entry will be given on completion. Offers Offers in Scottish Legal Form are to be submitted to the selling agents, Bell Ingram LLP, Manor Street, Forfar, Angus, DD8 1EX. A closing date for offers may be fixed and prospective purchasers are advised to register their interest in writing with the selling agents following inspection. 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. In addition, the seller reserves the right to not accept the highest or indeed any offer. The information in these particulars is given without responsibility on the part of Bell Ingram LLP. The particulars do not form any part of an offer or a contract and neither Bell Ingram LLP nor their employees has an authority to make or give any representations or warrant whatever in relation to this property. Directions From the North and West, take the A90 to Forfar. From Forfar, follow the B9128 Carnoustie road for approximately 6 miles until reaching a left turn signposted for Redford. From here West Laverockhall is 2 miles on the left as signposted. From the East and South, take the B961 Friockheim to Dundee road. Upon entering the Hamlet of Redford follow the sign for West Hills. West Laverockhall can be found on the right after 1 mile. Viewing Arrangements Strictly by appointment with the selling agents. Please contact Bell Ingram LLP to arrange a viewing: Bell Ingram LLP Manor Street, Forfar, Angus, DD8 1EX Tel: 01307 462 516 Email: forfar@bellingram.co.uk

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Manor Street, Forfar, DD8 1EX Tel: 01307 462516 Fax: 01307 466920 bellingram.co.uk forfar@bellingram.co.uk