THE ISLE OF SKYE ESTATE AGENCY

A BEAUTIFUL COUNTRY HOUSE, COTTAGE AND LAND WITH PANORAMIC VIEWS OVER PORTREE BAY AND THE CUILLIN HILLS

Sitting room, dining room, kitchen, larder,WC, utility room, hall, entrance hall, master bedroom, dressing room, two bathrooms, three further bedrooms, bedroom five/study
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Integral garage, further triple garage and useful outbuildings
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Heated greenhouse and landscaped gardens
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Two bedroom cottage
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Three grass paddocks with boating slipway to Portree Bay
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About 4.14 hectares (10.90 acres) in total
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For sale as a whole or in four lots by private treaty

SITUATION
Mossbank House, Mossbank Cottage and Mossbank Parks are situated in an outstanding rural location, just to the south of Portree on the Isle of Skye and they enjoy panoramic views towards the Cuillin Hills in the south, Portree Bay and the Old Man of Storr to the north.

Portree is approximately two miles away and offers a good range of services, including primary and secondary education, shops and a wide range of restaurants and visitor attractions.

Inverness is the nearest major city and is easily accessed by either road or train from Kyle of Lochalsh.

DIRECTIONS
From Broadford follow signs on the A87 for Portree. Approximately two miles south of Portree take the road to the right, signposted Braes. Continue on this road and turn left, following the sign for Penifiler. Continue past the farm buildings on the right and Mossbank House and Cottage are immediately afterwards on the left hand side.

MOSSBANK HOUSE
Mossbank House was built in 1782 by Captain Alexander MacLeod, a veteran of the Napoleonic Wars. Captain Macleod had the tenancy of Penifiler and when it was split up into crofts in 1831 he retained the three parks between the house and shoreline. On his death in 1844, the tenancy was obtained by Sheriff Thomas Fraser. Sheriff Fraser was a popular man in the locality and his small farming operations at Mossbank formed an important part of his income.

The property was occupied by a number of different local characters until it was sold for the first time in June 1948 by Lord MacDonald for £650.

The Mossbank Parks were purchased by the new owners of Mossbank House in 1951. As the house was quite dilapidated by this time, part was rebuilt and part was renovated to the house we know today. The bungalow was built in 1956 for a cook/housekeeper and was purchased along with the house and parks by the current owners in 1994.

ACCOMMODATION
The accommodation comprises:

Ground Floor
Entrance Hall: with double glass panelled doors leading to inner hall, and window with beautiful views over Portree Bay. Quarry tile floor.

Inner Hall: light spacious hallway with doors to sitting room, dining room and kitchen. Stairs lead from the hall to the first floor with a useful built in cupboard and a further storage cupboard under. Double glass panelled doors lead from the hall to the patio and gardens.

Kitchen: fully fitted kitchen with tiled work surfaces and an oil fired Aga, which provides hot water and heat through the house. Quarry tile floor and dual aspect windows with stunning views over the garden.

Larder: two slate shelves and one wooden shelf. Electrical sockets for fridge/freezer, concrete floor and two windows.

Utility Room: concrete floor, houses hot water cylinder and boiler. Fittings for washing machine. Pulley drying rack and row of coat hooks. Bothy boarding halfway up wall and large window. Built in gun cabinet cupboard and small press cupboard.

WC: WC and wash hand basin.

Dining Room: open fireplace with timber surround. Dual aspect windows with stunning views.

Sitting Room: open fireplace with timber surround. Triple aspect windows with stunning views.

FIRST FLOOR

Master Bedroom: built in wardrobes, cast iron fireplace, dual aspect windows with views over the gardens and the Cuillin Hills.

Dressing Room: built in storage cupboard and window overlooking driveway.

Bathroom 1: bath, shower,WC, sink and built in cupboard.

Bathroom 2: cast iron rolltop bath,WC, built in cupboards.

Bedroom 2: window with views over the garden.

Bedroom 3: window with views over Portree Bay.

Bedroom 4: window with window seat and views over Portree Bay, built in cupboard.

Bedroom 5/Study: built in shelving along three walls and window with views over Portree Bay.

OUTBUILDINGS
There is an integral garage which can be accessed from the utility room in the main house. This garage has been used as a games room in the past. There is also a triple garage with wooden doors, and a spacious leanto woodshed at the end.

A spacious heated greenhouse extending to approximately 3.9m x 2.6m is located in the garden of Mossbank House.

All outbuildings have an electricity supply and provide useful storage and workspace.

GARDEN GROUND
The garden ground with Mossbank House extends to approximately 0.63 hectares (1.56 acres) of south west facing established landscaped gardens leading down to the Lon Mhor Burn.There are a huge variety of shrubs and plants providing an array of colour throughout the year.The patio area enjoys sun from mid morning to early evening.

NOTE:
This plan is published for the convenience of the purchaser only. Its accuracy is not guaranteed and it is expressly excluded from any contract.

MOSSBANK COTTAGE
Built in 1956, Mossbank Cottage is situated at the end of the drive to Mossbank House. It enjoys stunning views to the south towards the Cuillin Hills. The property is of Dorran construction and the accommodation comprises:

• Hall
• Kitchen
• Sitting Room
• Two Bedrooms
• Bathroom

Mossbank Cottage benefits from its own enclosed garden extending to approximately 0.03 hectares (0.08 acres).

A further storage shed is located beside Mossbank Cottage, constructed from stone walls, with a tin roof.

The cottage is currently let on a Short Assured Tenancy to a long term tenant and is offered with vacant possession.

MOSSBANK PARKS
Mossbank Parks comprise three fenced paddocks, extending to approximately 3.75 hectares (9.30 acres) in total and run from the front of Mossbank House down to the shoreline. The parks are laid down to grass and are currently let out on an annual grazing licence to a local farmer, and are IACS registered.

Approximately two thirds of the top field adjacent to Mossbank House is identified within the Settlement Development Area of Penifiler in the West Highland and Islands Local Plan Deposit Draft 2008. If the Deposit Draft is adopted on this basis, there may be potential for further residential development within the holding.

The owner of Mossbank House has the right to use the slipway at the foreshore which allows access for boats to Portree Bay.

SERVICES
The properties are both served by mains electricity and mains water, although there is provision within the Title to draw water for domestic and other uses from the well situated on the opposite side of the access road, as long as a supply exists. Both properties are connected to separate septic tanks, both of which have been registered.

ACCESS
The property is accessed via a private drive from the public road. There is right of access in existence along this drive and the track passing along the east edge of the parks for Braes Estate and for crofters to access the shore to collect seaweed. It is understood that this is rarely used and maintenance of this track is on a user basis. Lot 4 will be granted a servitude right of access over Lot 3 if sold separately, and Lot 1 will be granted a servitude right of access over Lots 3 and 4, if sold separately.

POSTCODE
IV51 9NF

COUNCIL TAX
Mossbank House is within Band F. Mossbank Cottage is within Band B.

LOCAL AUTHORITY
The Highland Council Glenurquhart Road INVERNESS IV3 5NX Tel: 01463 702000

VIEWINGS
All interested parties may view the property by appointment with the Joint Selling Agent,

The Isle of Skye Estate Agency (Portree)
Bridge Road
PORTREE
Isle of Skye IV51 9ER
www.iosea.co.uk
Email: sales@iosea.co.uk
Tel: 01478 612683

OR

The Isle of Skye Estate Agency (Kyle of Lochalsh)
Main Street,
Kyle of Lochalsh,
Ross-shire.
IV40 8AB
Tel: 01599 534555
Fax: 01599 534480
Email: sales@lochalshproperties.co.uk

ENTRY
Early entry with vacant possession is available following legal settlement and payment of the full purchase price.

WATER,DRAINAGE,WAYLEAVESAND OTHERTHIRD PARTY RIGHTS AND SERVITUDES
The property is to be sold subject to the conditions of the Title Deeds and subject to and with the benefit and burden of all servitude rights, reservations and wayleaves, including rights of way and rights of access as may have been constituted.The purchasers will be held responsible to have satisfied themselves as to the nature of all such servitude rights and others.

MINERALS
Mineral rights are included in the sale insofar as they are owned, except as provided for by statute.

CLOSING DATE
In the event of there being a closing date for the receipt of offers, we will use our best endeavours to inform all parties who have formally noted their interest with us. It is strongly recommended that interested parties register their interest in this property by solicitor’s letter rather than relying on email or telephone.

CONDITIONS OF SALE
A deposit of 10% of the purchase price shall be paid by the purchasers within five days of conclusion of missives.This deposit will be nonreturnable in the event of the purchaser failing to complete the purchase for reasons not attributable to the seller or their agents. The balance of 90% of the purchase price will be payable on entry with interest accruing thereon at 5% above The Royal Bank of Scotland base rate.

OFFERS
Mossbank is offered for sale either as a whole or in four lots as follows:

Lot 1:
Mossbank House and garden ground, extending to 0.63 hectares (1.56 acres) offers in the region of £485,000.

Lot 2:
Mossbank Cottage and garden ground, extending to 0.03 hectares (0.08 acres) offers in the region of £140,000.

Lot 3:
Part Mossbank Parks in front of Mossbank House, extending to 2.60 hectares (6.42 acres) offers in the region of £95,000.

Lot 4:
Part Mossbank Parks adjacent to shore, extending to 1.15 hectares (2.85 acres) offers in the region of £45,000.

The Whole offers in the region of £765,000 (SEVEN HUNDRED AND SIXTY FIVE THOUSAND POUNDS) Sterling are sought.

All offers should be submitted in Scots legal form to:-

Messrs Bowlts, Chartered Surveyors,
Barnhill, Pluscarden,
by Elgin, Moray,
IV30 8TZ.
Tel: 01343 890400,
Fax: 01343 890222,
Email: mail@bowlts.com

It should be noted that the vendors reserve the right to accept any offer at any time and prospective purchasers are therefore advised that they should register their interest in writing with the selling agents.

The vendors will not be bound to accept the highest, or indeed any offer, for this property.

REQUIREMENTS OF WRITING (SCOTLAND) ACT 1995
These particulars and any representations made either by Messrs Bowlts or The Isle of Skye Estate Agency both acting as Joint Selling Agents or the vendors shall not be binding on Messrs Bowlts,The Isle of Skye Estate Agency or the vendors whether acted on or otherwise unless the same satisfies the requirements of Section 3 of the Requirements for Writing (Scotland) Act 1995.

PROPERTY MISDESCRIPTIONS ACT
Whilst we use our best endeavours to make our sale particulars reliable, if there is any point that is of particular interest and importance to you, please contact this office.We can check the information for you, particularly if you are contemplating travelling some distance to view the property.

IMPORTANT NOTICE
Messrs Bowlts and The Isle of Skye Estate Agency both for themselves and for the vendors of this property, whose Joint Selling Agents they are, give notice that:
a. The particulars are set out as a general outline only for the guidance of intending purchasers and do not constitute, nor constitute part of, an offer or contract;
b. All descriptions, dimensions, references to condition and necessary permissions for use and occupation and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves, by inspection or otherwise, as to the correctness of each of them;
c. No person in the employment of either Messrs Bowlts or The Isle of Skye Estate Agency has any authority to make or give any representation or warranty whatever in relation to this property nor is any such representation or warranty given whether by Messrs Bowlts or the Isle of Skye Estate Agency or the vendors of this property. It is the responsibility of any intending purchaser to satisfy himself as to the accuracy of any information upon which he relies in making an offer. The making of an offer for this property will be taken as an admission by the intending purchaser that he has relied solely upon his own personally verified inspection and enquiries.

TMC/HT/JS/IS 2485 6th July 2009