The Smiddy

, 4 Berryhill Steading, Newburgh, Cupar, KY14 6HZ

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• Floorplan
• EPC

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Property Description

Stunning upgraded accommodation within steading development

• Attractive light, bright, airy accommodation

• Flexible, modern, extended space

• Lovely, low maintenance garden

• Accessible country location – close to motorway links

• Approx 1,603sqm

More Details

Council Tax - Band E
EPC - Band D
Tenure - Freehold

Property Details & Description

Accommodation

Ground Floor:
Open plan sitting room/dining room, kitchen/breakfast room, WC, hall

First Floor:
Two bedrooms (one with en-suite bathroom one with en-suite bathroom and dressing room), landing with office area.

Exterior:
Private gravelled parking area to the front and courtyard garden area to the rear.

Shared communal areas within the development.

Situation
4 Berryhill Steading forms part of an outstanding and award-winning small conversion development of nine properties at Berryhill, Grange of Lindores. Located a short distance to the north-west of Cupar in Fife and idyllically set, the property benefits from good local services and facilities in the village of Newburgh, just a 5-minute drive to the north-west, with wider offering available in the local county market town of Cupar.

A full range of city amenities can be found in Perth and Dundee, both well within comfortable driving distance and the ancient and historic university town of St Andrews is no more than a 25 minute drive to the east. There is excellent accessibility to the cities, via the main motorway network. The M90 is easily accessible at Bridge of Earn offering easy routes into Edinburgh, Glasgow and Aberdeen.

Home to an array of wildlife, the outstandingly beautiful and picturesque rolling countryside that surrounds Berryhill comprises a charming mix of hills, woodland, farmland and coastline making the area ideally suited for the outdoor enthusiast. State schooling is available locally with private schooling being provided at St Leonards in St Andrews, the High School of Dundee and several schools in and around Perth, such as Craigclowan and Strathallan. Cupar and Ladybank railway stations provide both commuter and mainline services to Edinburgh, Dundee, Aberdeen and Perth/Inverness. Edinburgh airport is about a 45-minute drive to the south.

General Description
With an attractive stone exterior and a red pantiled roof, 4 Berryhill Steading is an outstanding contemporary house offering beautifully presented accommodation over two levels. The property benefits from open living spaces, high-quality finishes, and many delightful features throughout. On the ground floor there is a well thought out kitchen/breakfast room, airy and open dining/sitting room, WC and hall. Upstairs two bedrooms, both with an ensuite bathroom good storage and one with a standalone dressing room and a landing, with useful office area, complete the accommodation.

There is a glazed door from the dining room leading out to the lovely enclosed rear garden.

Early viewing is recommended.

Exterior:
There is a private gravelled parking area to the front of the property and a private courtyard garden area to the rear and shared communal areas within the development.

General Remarks & Information

Viewing
Viewing is strictly by appointment with the selling agents Rettie & Co, 28 Bell Street, St Andrews KY16 9UX. Tel: 01334 237700.

Satellite Navigation
The property’s postcode is KY14 6HZ

Fixtures and Fittings
Only items specifically mentioned in the particulars of sale are included in the sale price.

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

Services & Factoring
Mains water and electricity, private drainage and LPG central heating (bulk gas tank shared with neighbouring properties).

£100 plus £50 annual fee per quarter, for the septic tank and gardens.

Local Authority
Fife Council

EPC Rating
Band D

Council Tax
Band E

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.

Photos September 2023.

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

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