Kilvannie ManorStrathpeffer, Ross-shire

Kilvannie ManorStrathpeffer, Ross-shire, IV14 9AD

A charming historic family home with two self-contained apartments close to Inverness.

Strathpeffer 1 mile, Dingwall 3 miles, Inverness 18 miles (All distances are approximate)

Accommodation

A period country house with 3 principal reception rooms | 6 bedrooms (1 en-suite) | Two family bathrooms

Two self-contained 2nd floor apartments each with 1 bedroom and separate staircase access

Front covered decking and patio with BBQ | Seating and covered hot tub area

Formal gardens with lawns | Planted borders | Raised beds | Orchard and mature specimen trees

Outbuildings including the garden shelter (open sided with fire pit) | A new triple garage

Gym building | Covered hot tub | Garage workshop | Carport

Fully stocked seasoned wood stores

About 1.12 acres

Edinburgh80 Queen Street, Edinburgh

EH2 4NF

Tel: 0131 222 9600 edinburgh@knightfrank.com

knightfrank.co.uk

SituationKilvannie Manor sits in a private position, nestled in the valley of the River Peffery, just 1 mile from the Victorian Spa Town of Strathpeffer.

The town has local amenities including grocery store, café, deli, chemist, medical practice, restaurant, hotels and primary school. There is also an 18-hole golf course and the Spa Pavilion holds concerts and exhibitions. More extensive services can be found in Dingwall just 3 miles away including larger supermarkets, a train station with services to Inverness, Kyle of Lochalsh on the West Coast, Thurso and Wick to the North. Dingwall also has both primary and secondary schools.

The city of Inverness is only 18 miles away and has all the facilities expected of the Highland’s capital including supermarkets, retail parks, cultural and medical facilities. There is a train station with regular services to Aberdeen, Perth and Edinburgh together with a sleeper to London.

The surrounding area enjoys some of the finest scenery in Scotland and offers everything for the outdoor enthusiast including hill walking, sailing, mountain biking and excellent shooting, fishing and stalking. Kilvannie Manor lies close to the famous North Coast 500 circular route. The rugged West Coast with its stunning coastline and sandy beaches are within an hour’s drive. For the fisherman, there is superb salmon and sea trout fishing on the Rivers Conon, Nairn, Findhorn, Spey, Glass and Beauly. Driven grouse and pheasant shooting are available to rent on surrounding estates.

As well as the local course at Strathpeffer, there are championship courses at Royal Dornoch, Spey Valley, Nairn and Castle Stuart Golf links.

Inverness airport is 24 miles away and offers regular flights to London, Bristol, Manchester, Birmingham, the Scottish Islands, and other UK and European destinations.

Historical NoteKilvannie Manor, was originally built as the Fodderty Church around 1801. It sits on an ancient Neolithic site with standing stones, thought to date to around 3500-4000 B.C. The stones are woven into the local Gaelic legend of Finn McCool and the Giants of Knockfarrel, which boasts an ancient vitrified fort in sight of the Manor, which lies below its saddled peak.

The property was converted around 1863 (when Strathpeffer built its own Churches), consequently housing the local school, until 1900. It then became a country Manor. It was seconded during the Second World War as a Commando HQ. It was a well-known restaurant and hotel in the 1970s. And since the 1980s has been a large and welcoming family residence.

The current owner purchased Kilvannie Manor in February 2002. Over this period he has carried out a sympathetic and total refurbishment including, roofs, new kitchen & appliances (2019), pantry, laundry, 3 bathrooms, 2 newly finished self-contained apartments (2020), new gym & building (2020), new three car garage (2020), outdoor entertainment areas, full landscaping and 15m long raised beds, vegetable garden with three raised beds and a large covered fire-pit (2020).

DescriptionKilvannie Manor is an attractive period family home set within mature gardens and yet only 18 miles from Inverness city centre. Accessed via a tree-lined driveway, the red sandstone house includes 3 principal reception rooms, 6 bedrooms (1 ensuite) and two further bathrooms. In addition, there are two newly refurbished self-contained one-bedroom apartments on the second floor which could be used as holiday lets or as additional accommodation to the main house.

To the front of the house there are large covered patio and decking areas with hot tub, BBQ and seating areas. The lovely formal, south-facing gardens are laid to lawn with planted borders, raised beds and an orchard surrounded by

mature specimen trees. Outbuildings include an open sided garden room with fire pit, a new triple garage, a new gym building, workshop and wood stores. Kilvannie sits in a total of 1.12 acres.

Kilvannie ManorKilvannie Manor is approached off the main road (A834) via a tree-lined and fenced entrance with a gravelled parking area to the side. Dating back to about 1800, the former church and school has retained many period parts from its history. The internal features include the large double aspect sitting room with wooden panelling (constructed from the pews of the old church) with a bar area and wood burning stove and double doors leading to a large patio and covered hot tub, the double aspect dining room with open fireplace and the newly fitted dining kitchen and breakfast room, with double patio doors leading out to the large covered seated decking and a BBQ area. Upstairs there is a newly fitted bathroom with a double walk-in shower and roll top bath. A private tree-lined driveway opens into a gravelled parking area which extends around the house.

Benefiting from double glazing throughout, the accommodation is laid out over three storeys as follows:

Ground Floor: entrance porch, boot room, W.C, under stair storage room, large sitting room (panelled walls) with bar area and wood burner, dining room, office, dining kitchen, pantry, laundry/utility room, W.C, rear porch and separate stairwell.

First Floor: landing, principal bedroom with ensuite shower room, four further bedrooms, two family bathrooms (with separate showers) and a further bedroom

Second Floor: landing, two self-contained apartments each including a dining kitchen with sitting area, bedroom and bathroom.

Doors lead out from the sitting room and the dining kitchen to large covered decking/patio areas complete with, BBQ, dining area and covered hot tub.

Approximate Overall Internal Area: 522.8 sq m (5,627 sq. ft)

This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars

Reception

Bedroom

Bathroom

Kitchen/Utility

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Outside

GardensThe house has wonderful south facing gardens to the front (where the old church bell-tower now sits) and side laid to lawn with planted borders, includes two large raised beds, a small orchard including plum, apple and pear trees. The garden is surrounded by mature specimen trees including douglas fir, lime and beech. A historic standing stone sits within the grounds and are understood to date back to around 3500-4000 B.C (see Historical Note).

OutbuildingsKilvannie has a number of useful outbuildings including:

– Garden House: Timber construction, open sided with seating area and fire pit

– New triple Garage: Timber construction with concrete floor.

– New Gym Building: Glass fronted container building.– General Purpose Shed: 2 bays with lean-to workshop– Wood Store.

DirectionsFrom Dingwall, head west on the A834 signposted for Strathpeffer. Continue for just over 2½ miles and the entrance to Kilvannie is on your right.

Listings / Environmental DesignationsKilvannie Manor is listed as a Historic Environmental record as a former church together with the Standing Stones.

Solicitors Brodies LLP 15 Atholl Crescent Edinburgh EH3 8HA Tel: 0131 656 0275 Email: karren.smith@brodies.com

Local Authority The Highland Council Glenurquhart Road Inverness IV3 5NX Tel: 01349 886606

EntryEntry is available by arrangement with the seller.

Fixtures and fittingsThe fixtures and fittings are owned outright and are included in the sale.

Household ContentsAdditional items of furniture will be available for sale by separate negotiation.

ViewingStrictly by appointment with the Selling Agents Knight Frank (tel: 0131 222 9600).

OffersOffers should be submitted in Scottish legal form to the selling agents. Prospective purchasers are advised to register their interest in writing with the selling agents following inspection.

Residential Schedule Property Occupancy Services Council Tax EPC RatingKilvannie House Owner occupied Mains electricity, oil-fired central

heating & LPG central heating for main house, two separate LPG combi boilers for the two apartments, mains water supply and private drainage.

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Anti-Money LaunderingAll offers to purchase the property (regardless of whether the offer is on a cash basis or subject to loan funding) must be accompanied by evidence of Source of Funds. This can be in the form of a bank statement showing the purchase price, a financial reference from a bank/funding source, or confirmation from a solicitor that the purchaser has sufficient funds to complete the purchase.

In addition, the purchaser must supply certified copies of his/ her passport and confirmation of residence in terms acceptable under anti-money laundering (AML) legislation. These documents will be required for all individuals who will appear on the title once the transaction is complete.

Overseas Purchaser(s)Any offer(s) by a purchaser who is resident outwith the United Kingdom must be accompanied by a guarantee from a bank that is acceptable to the seller.

Closing dateA closing date for offers may be fixed and prospective purchasers are urged to note their interest formally to the selling agents. The seller reserves the right to conclude a bargain for the sale of any portions of the subjects of sale ahead of a notified closing date and will not be obliged to accept the highest or any offer for any part of the subjects of sale.

Conditions of Sale1. Title The subjects are sold under the conditions in the Title

Deeds, rights of way (if any), water rights affecting the same, whether shown in the Title Deeds or not. They will be sold as possessed by the Seller and no warranty is given.

2. Deposit On conclusion of missives a deposit of 10 per cent of

the purchase price will be paid with the balance due at the date of entry. This deposit will be non-returnable in the event of a purchaser failing to complete the sale for reasons not attributable to the Sellers or their agents.

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors.

Important Notice: 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos, Videos etc: The photographs, property videos and virtual viewings etc. show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. 5. To find out how we process Personal Data, please refer to our Group Privacy Statement and other notices at https://www.knightfrank.com/legals/privacy-statement. Particulars dated October 2020. Photographs dated September 2020. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership. If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to marketing.help@knightfrank.com or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address. Brochure by wordperfectprint.com.

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Mapping DepartmentKnight Frank LLPRamsbury House, 22 High StreetHungerford, Berkshire, RG17 0NF

(t) 01488 688508(e) mapping@knightfrank.com

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This Plan is published for guidance only, and although it is believed to be correct its accuracy is not guaranteed,nor is it intended to form part of any contract. ©Crown copyright and database rights 2020 Licence No. 100021721

Note: “This plan is based upon the Ordnance Survey map with the sanction of the control of H.M. Stationery office. This plan is for convenience of purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Licence Number. No. 100021721.”

Note: “This plan is based upon the Ordnance Survey map with the sanction of the control of H.M. Stationery office. This plan is for convenience of purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Licence Number. No. 100021721.”