2 bedroom semi-detached house for sale

Beautifully presented two-bedroom semi-detached cottage in picturesque Kilconquhar

Charming two-bedroom cottage

Delightful conservation village setting

Contemporary kitchen and bathroom

South-facing garden

Exposed stonework and original fireplaces

Short drive to Elie and St Andrews

Tenure - Freehold
EPC - D
Council Tax - C

Property Details & Description
Accommodation

GROUND FLOOR

Entrance hallway, inner hallway, kitchen, sitting room, two double bedrooms, family bathroom

EXTERIOR

Gated south-facing front garden with lawn and patio.

Rear garden consisting of lawn, decorative stones, and vegetable beds leading to a burn and open fields.

On-street parking.

Situation
Minutes from Kilconquhar Loch and with picturesque front and rear gardens, Mossgiel occupies an enviable setting. Kilconquhar, a conservation village boasts a church along with the renowned Kinneucher Inn, recently awarded ‘The Best Local Restaurant in Scotland 2023’ by The Good Food Guide. Kilconquhar Castle Estate has a range of leisure facilities including a swimming pool, tennis courts, and an equestrian centre. The picturesque seaside resort of Elie, just a ten-minute drive, features a wide variety of amenities including a chemist, newsagent, and delicatessen along with the popular Ship Inn. It also has a thriving sports club with golfing facilities, tennis courts, and a bowling green. An array of watersports including canoeing, paddleboarding, and waterskiing are available to enjoy from Elie Bay. Leven offers further dining, recreational, and leisure choices, whilst St Andrews home to Scotland’s oldest university and the world-renowned Old Course is a twenty-minute drive. To the north, Dundee and Perth are within easy reach and Edinburgh is less than an hour to the south.

Surrounded by stunning Fife countryside, Kilconquhar caters to outdoor enthusiasts offering a plethora of recreational activities such as walking, cycling, horseback riding, and golf. A short drive leads to the scenic fishing villages of the East Neuk, including Anstruther, Crail, St Monan’s and Pittenweem, whilst the Fife Coastal Path and Fife Pilgrim’s Way are nearby. For day trips, the expansive Lomond Hills and Falkland Estate are easily accessible. National Trust for Scotland properties to explore in the vicinity include the Hill of Tarvit, Kellie Castle, and Falkland Palace. Stunning sandy beaches await at St Andrews, Tentsmuir, Kingsbarns, and Elie. Local schooling is well-provided with Elie hosting a primary school and Anstruther offering secondary education. Private schooling options include St Leonards in St Andrews and The High School of Dundee. There is a railway station in Cupar, as well as at Leuchars, Markinch, and Ladybank. Edinburgh International Airport is about 55 minutes to the south.

General Description
This beautifully presented semi-detached cottage welcomes you with a delightful south-facing gated front garden comprising of a lush lawn and relaxing patio area. Stepping through the front door you enter an inviting hallway adorned with handsome wooden flooring, a striking vertical cast iron radiator, and exposed stonework, adding character to the space. From here you move into a cosy sitting room that boasts a lovely aspect over the front garden. Enhanced by a log-burning stove set against original stonework beneath an oak mantle, along with wooden flooring and a cast iron radiator this room exudes an appealing rustic ambience. Directly opposite is a light-filled south-facing double bedroom with a tasteful neutral décor including carpeting. The hallway then leads you directly into the kitchen. Open to the hallway and with exposed stonework, this design-led space blends seamlessly with the surroundings. Sleek gloss grey wall and floor units are complemented by butcher block worktops and a Belfast sink whilst an integrated gas hob and oven sit below an extractor hood. Returning to the sitting room, a second door takes you into an inner hall and a tranquil double bedroom looking across the front garden, complete with an original cast iron fireplace and stone chimney breast. Offering ample room for furnishings, this bedroom also benefits from a built-in cupboard. A well-appointed family bathroom completes the accommodation and features a bath, WC and washbasin built into vanity.

EXTERIOR
The enclosed south-facing mature front garden with a lawn and sandstone paving offers a tranquil escape, perfect for relaxation, alfresco dining, and entertaining.
To the rear, the expansive garden with lawn, decorative stones, and vegetable beds runs down to the burn and has a wonderful open outlook over the surrounding fields.
There is ample on-street parking.

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 KY9 1PD.

Fixtures and Fittings

Only items specifically mentioned in the particulars of sale are included in the sale price. Additional items of furniture may be available by separate negotiation.

Entry & Possession

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

Services

Mains water, gas, electricity, and drainage.

Local Authority

Fife Council

EPC Rating

Band D

Council Tax

Band C

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 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.

The photographs in this brochure date from March 2024.

Websites and 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: D
Council Tax Band: C