3 bedroom detached house for sale

Impressive and well presented 19th century townhouse.

Description

Cookston Farmhouse is an attractive house, located close to the edge of Brechin, and surrounded by its own gardens of some 0.46 acres. Dating from the late 19th century, the property was originally a farmhouse and today is perfect for a modern lifestyle. Acquired by the sellers in 2001 the house has since benefited from considerable improvements, so is now a well presented and comfortable home. In the first few years the house, integral garage and the bothy were re-roofed, while the kitchen and bathroom were refurbished. Later the drive was tarmacked. A wood burning stove was fitted in the sitting room in 2016 and a new boiler installed in 2023. Over the years the gardens were landscaped, a log cabin and summerhouse installed and paving laid, to make the most of the sun during the day, creating ideal entertaining areas. Internally the house still retains much of its period character, with cornicings in the reception rooms and two of the bedrooms, along with panelled doors. It is a handsome stone built house, with a slate roof, which benefits from double glazing. The integral garage at the back is brick and timber clad with a box profile roof.

Cookston Farmhouse is approached by a private drive which leads up to ample parking adjacent to the house and garage. A front door from the garden opens to a welcoming hallway, with a dado rail, staircase to the first floor and a shelved understair cupboard. To one side is a well proportioned and double aspect sitting room with a fireplace housing a warming wood burning stove and a French door to the garden. To the other is a living room, again double aspect, with a fireplace with display shelves and an alcove with a cupboard. A back hallway has a side entrance door and links to the dining room which has a hatch through to the living room and to the well appointed kitchen which has fitted units with tiled splashbacks and sink. Fitted appliances include a five ring gas hob with extractor, an AEG double oven/grill, dishwasher and fridge/freezer. There is ample space for informal dining. An adjoining utility room has fitted units with a sink and plumbing for a washing machine. Off this is a WC with washbasin with vanity unit, and the integral double garage with two automatic up and over doors, power, light and a wall mounted Worcester boiler.

At first floor level is bedroom 1 with access to a lined walk in store. Off the landing is bedroom 2 with fitted wardrobes and bedside and dressing tables. Also off the landing is an office/additional bedroom and bedroom 3. The tiled family bathroom has a bath, shower cubicle, washbasin, WC and vanity units, together with a hatch with an attic ladder up to useful and partially floored roof space.

Outside there are steps down to a cellar which has a stone flagged floor, power and light.

To the side of the house is a former stone built bothy with a slate roof, now used for storage, with power and light. Attached is a covered log store/car port (6.4m x3.4m approx.). Behind this is a vegetable garden which has productive raised beds, a greenhouse (1.85m x 1.85m approx) and a polytunnel (3.8m x 1.8m approx). Beyond this is a wooded area.

The lovely main garden to the front and side of the house is enclosed by hedges and fencing which give privacy, and is mainly down to lawn, with flower borders. There is a paved patio linked to the sitting room, which is ideal for afternoon and evening light, as is the wooden summerhouse, while the log cabin has covered decking, and is again ideal for entertaining.

Location

Cookston Farmhose is conveniently located on Cookston Road in Brechin, close to the edge of town. It is within walking distance of Maisondieu Primary School, the High School and the town centre which provides a range of shops, banks, business and leisure facilities, including a swimming pool at the new community campus and High School. Private schooling is available at Lathallan (Johnshaven) and at Dundee High School. Both schools run daily bus services from Brechin. The nearby A90 provides fast access to Aberdeen and south to Dundee which are both easily reached and offer all the services expected of major cities. Dundee has renowned cultural facilities including the V&A museum. There are railway stations at Montrose and Laurencekirk on the east coast mainline with regular services to Aberdeen and the south, including a sleeper to London. Journey times to Aberdeen and its airport have been much reduced by the Western Peripheral Route. Aberdeen Airport provides a range of domestic and European flights and there is a service from Dundee to Heathrow.

The cathedral city of Brechin is well placed to take advantage of the many sporting pursuits the county of Angus has to offer. There are golf courses at Brechin, Edzell and Montrose together with the championship course at Carnoustie. Fishing is available on the nearby South and North Esks. The Angus Glens, which form the foothills of the Grampian mountains, offer some of the best hill walking in eastern Scotland, together with skiing at Glenshee in the winter. There are popular sandy beaches at Lunan Bay and at St Cyrus, which is a nature reserve. From the nearby village of Edzell the scenic Cairn o’ Mount route gives access to Deeside.

Square Footage: 2,609 sq ft


Acreage: 0.46 Acres

Directions

From Dundee head north on the A90 dual carriageway and take the turning into Brechin (A935) passing the Brechin Castle Centre. In Brechin continue on St David’s Street which leads onto Clerk Street and at the roundabout at Parks Motors take the first left signposted Little Brechin, onto Distillery Road. Continue on Cookston Road, signposted Little Brechin, and the entrance into Cookston Farmhouse will be found on the left, after the junction with Provost Miller Road.

Alternatively, if coming from the north on the A90, take the B966 to Brechin, passing through Trinity. On entering Brechin turn right at the mini roundabout (signposted to Little Brechin) and continue as above.

What3words - ///hindering.samplers.observe

Distances – A90 2 miles, Montrose 9 miles, Laurencekirk 10 miles, Forfar 13 miles, Dundee 27 miles, Aberdeen 40 miles

Additional Info

Viewings - Strictly by appointment with Savills -[use Contact Agent Button].

Services - Mains water, electricity, gas and drainage. Mains gas central heating.

Local Authority & tax band - Angus Council Band F.

Fixtures & Fittings - Fitted carpets, curtains and light fittings are included.

Photos taken and brochure produced - June 2024.

Servitude rights, burdens and 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 referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied himself as to the nature of all such servitude rights and others.

Offers
Offers, in Scottish legal form, must be submitted by your solicitor to the Selling Agents. It is intended to set a closing date but the seller reserves the right to negotiate a sale with a single party. All genuinely interested parties are advised to instruct their solicitor to note their interest with the Selling Agents immediately after inspection.

Deposit
A deposit of 10% of the purchase price may be required. It will be paid within 7 days of the conclusion of Missives. The deposit will be non-returnable in the event of the Purchaser(s) failing to complete the sale for reasons not attributable to the Seller or his agents.

IMPORTANT NOTICE

Savills, 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 here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. 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. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Our Ref RO 250626