2 bedroom semi-detached house for sale

Charming ‘B’ Listed thatched cottage in a sought-after conservation village

• Delightful property with good holiday letting potential

• Lovely quiet setting

• Charming, upgraded accommodation, circa 1,012 sqft

• Enclosed garden with useful bothy / store and sheltered terrace

• Driveway parking

• Accessible location - convenient for Dundee, Edinburgh and St Andrews

• Contents potentially available by separate negotiation

• Fantastic opportunity

Tenure - Freehold
EPC Rating - Band G
Rateable value £2,100

Property Details & Description

Accommodation

Ground Floor
Hall, Living Room, Kitchen / Dining Room, Bathroom.

First Floor
Hall, Two Bedrooms, Utility / Store.

Exterior
Useful garden bothy / store, ample driveway parking.

Garden
Charming, enclosed courtyard garden, ideal for entertaining and al fresco dining, with a stone-built bothy with power and light, suitable for a variety of uses.

Situation
West End is situated in a lovely position directly opposite the village park at the heart of the conservation village of Collessie which has a unique quaint feel with many delightful old buildings and lots of open space. Local services and facilities can be found in the villages of Letham, Ladybank and Auchtermuchty with a wider offering available in the bustling local county market town of Cupar with its more comprehensive range of family-owned and High Street shops, supermarkets, restaurants, a monthly farmers’ market and leisure facilities including a sports centre. Ladybank also benefits from an excellent golf course. The surrounding countryside provides a stunning mix of farmland, hill and river, home to a wide range of wildlife and also offers excellent choices for the outdoor enthusiast with walking, cycling, riding and sailing all readily available and St. Andrews only 16.2 miles to the east.

Communications links are excellent: the nearby A91 connects to the M90 which offers rapid access to Edinburgh, Glasgow and Aberdeen while the cities of Dundee, Perth and Stirling are all very commutable with even Glasgow being only around an hour or so by car. Ladybank station offers regular services to Edinburgh in under an hour while Edinburgh airport is less than 40 miles to the south. The area offers a good selection of state schooling including Letham and Ladybank Primary Schools and Bell Baxter High School together with independent schools including the High School of Dundee, St. Leonards, Kilgraston, Craigclowan Prep and Strathallan.

General Description
Restored in 1998 by the renowned Arc Architects, and significantly upgraded by the current owner, West End is an attractive 18th century ‘B’ listed property offering light-filled accommodation arranged over two floors, sensitively modernised to combine the amenities of modern living with a wealth of retained period features including a water reed thatched roof, sash windows, exposed beams and fireplaces.

Featuring wooden flooring to several rooms, the ground floor accommodation flows from a welcoming entrance hall and comprises a generous sitting room with a feature recessed fireplace, a contemporary fully-tiled family bathroom with bath and separate walk-in shower and a wonderful spacious kitchen/dining room with a range of wall and floor units, attractive worktops, modern integrated appliances, a recessed fireplace and space for a good-sized breakfast/dining table.

On the first floor a landing with useful storage / utility space gives access to two exquisite bedrooms, both with built-in storage and both rooms featuring exposed A frame vaulted ceilings.

The contents are potentially available by separate negotiation.

Exterior
Useful garden bothy / store, ample driveway parking.

Garden
Charming, enclosed courtyard garden, ideal for entertaining and al fresco dining, with a stone-built bothy with power and light, suitable for a variety of uses.

General Remarks & Information

Viewing
Viewing is strictly by appointment with the selling agents Rettie & Co, 28 Bell Street, St Andrews KY16 9UX. [use Contact Agent Button].

Satellite Navigation
The property’s postcode is KY15 5RQ

Fixtures & Fittings
Only items specifically mentioned in the particulars of sale are included in the sale price. The contents are potentially available in addition, by way of separate negotiation.

Entry & Possession
Entry and vacant possession will be by mutual agreement and arrangement.

Services & Factoring
Mains water, drainage and electricity.

Electric heating.

Local Authority
Fife Council

Rateable Value
£2,100

EPC Rating
Band G

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.

Offers
Offers should be submitted in Scottish Legal Form to the selling agents Rettie & Co at 28 Bell Street, St Andrews KY16 9UX.

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.

Particulars & 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.

The photographs in this brochure date from April 2023

Websites & Social Media
This property and other properties offered by Rettie & Co can be viewed on our website at as well as our affiliated websites at www.( ... ).co.uk, and . In addition, our social media platforms are facebook.com, RettieTownandCountry, twitter.com, RettieandCo, Instagram and LinkedIn.

Proof and Source of Funds/Anti Money Laundering
Under the HMRC Anti Money Laundering legislation all offers to purchase a property on a cash basis or subject to mortgage require evidence of source of funds. This may include evidence of bank statements/funding source, mortgage, or confirmation from a solicitor the purchaser has the funds to conclude the transaction. All individuals involved in the transaction are required to produce proof of identity and proof of address. This is acceptable either as original or certified documents.

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 contact 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.

3. Any error, omission or misstatement 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
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 misstatement 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.


EPC Rating: G