Pickylaw, Hopeman IV30 5YA

PROPERTY DESCRIPTION
Grigor & Young are delighted to bring to the market this well-presented detached cottage with a two-storey extension, surrounded by countryside, and situated on the outskirts of Hopeman. A rare opportunity to acquire a beautiful property with a plot size equating to approximately 5.93 acres, and with a selection of outbuildings, including stables, barn and detached garage. Accommodation comprises of lounge, dining kitchen, dining room, utility room, four bedrooms, shower room and bathroom. A range of amenities are available within the village, including primary school, shops and bus route. The Armed Forces' Bases at Lossiemouth and Kinloss are also within easy commuting distance. Pickylaw offers spacious and comfortable accommodation, further benefitting from a Biotech wood-pellet boiler, photovoltaic solar panels with battery storage, double glazing, well-presented grounds, tarmac driveway and a garage. This property is likely to appeal to a wide range of prospective purchasers, especially those with an equestrian interest. Viewing is highly recommended.

ENTRANCE HALLWAY
Solid wooden external door with two adjacent full-height windows; a bright and welcoming entrance hallway; carpeted; doors to lounge, Bedrooms 2,3 and 4, bathroom and dining room; spotlights inset into the ceiling; access to one of the three attic spaces.

LOUNGE (6.86m x 5.03m)
Bright and very spacious lounge; space for a range of furniture; window to the rear aspect, overlooking the south-facing garden; wood burning stove with a Caithness slate hearth; shelving inset discreetly behind; carpeted; double, glazed patio doors leading out onto the patio area; carpeted stairs to first floor.

DINING KITCHEN (5.88m x 4.32m)
Capacious dining kitchen; large selection of wall-mounted and base units; laminate work surfaces with a stainless steel sink with mixer tap set within; electric range cooker which is included; free-standing fridge freezer, slimline dishwasher and electric hob; space for a large dining table and chairs; dual-aspect windows to the front and rear of the property; linoleum flooring; doors to rear vestibule and dining room; double, glazed patio doors leading out to the patio to the rear; access to attic space 1 - access via Ramsay ladder, fully floored, Velux window and Icynene spray insulation.

REAR VESTIBULE
Located between the kitchen and utility room; built-in cupboard which houses the Tesla gateway which controls the flow from the solar panels to the batteries and the electricity consumer unit; rear external door.

DINING ROOM (4.20m x 3.68m)
Beautifully relaxing dining room located off the kitchen; selection of shelving which is included; walkway has vinyl flooring and remainder is carpeted; space for a large dining table and chairs, as well as additional furniture, if desired.

UTILITY ROOM (2.65m x 1.71m)
Located to the rear of the property, off the kitchen; selection of base units with laminate work surfaces; stainless steel sink set within; window to the side aspect; washing machine which is included; built-in storage cupboard, shelved at top with space for storage of larger items beneath; tiled flooring; wall-mounted coat hooks.

BATHROOM (1.76m x 1.60m)
Ground floor; bath with an overhead rain fall shower fitment; glass shower screen; WC; wall-mounted wash hand basin; tiled around wet areas; shaver socket; wall-mounted mirrored cabinet; translucent window to the side aspect; heated towel rail; shelved cupboard beneath the window sill; extractor; vinyl flooring.

BEDROOM 1 (4.18m x 3.24m)
King-size bedroom located on the first floor; lovely bright room with two south-facing Velux windows, fitted with fitted blackout blinds; window to the side aspect overlooking the patio area, fitted with a roller blind; bank of drawers (5 sets) with a solid wood work surface and inset sockets with USB's; 3 x double built-in wardrobes with a selection of shelving and clothes rails; carpeted.

SHOWER ROOM (2.44m x 1.79m)
First floor shower room consisting of corner shower enclosure and an electrical shower unit; WC; wall-mounted wash hand basin within a storage unit; bidet; Velux window; tiled around wet areas; carpeted flooring.

UPPER HALLWAY
Doors to Bedroom 1 and shower room; carpeted stairs and landing; window to the side aspect fitted with bamboo blinds; double built-in shelved linen cupboard.

BEDROOM 2 (3.43m x 3.07m)
Ground floor, double bedroom; space for a range of furniture; carpeted flooring; window to the front aspect.

BEDROOM 3 (3.23m x 2.95m)
Double bedroom which would make an ideal study / office; carpeted flooring; space for furniture; window to the side aspect overlooking the garden.

BEDROOM 4 (2.96m x 2.51m)
Double bedroom; laminate flooring; window to the side aspect fitted with a roller blind; space for furniture.

DRIVEWAY, BOILER ROOM, OUTBUILDINGS & LAND
Tarmac driveway leading up to the property, with space for several vehicles; extensive wraparound garden with fields beyond; starting on the south side, there is a large area laid to lawn; lovely selection of trees (including fruit trees) and shrubs on the perimeter of garden area; fabulous, recently-built summer house (4.07m x 3.22m) with power and lighting, offering a comfortable and relaxing place to sit and absorb the beautiful countryside views; compost bins; water butt; round to the west side of the property is a large patio area, where access into the lounge and dining room is available; outdoor tap and hose. Large stone-constructed barn (13.09m x 4.68m) to the north-easterly aspect would make an ideal venue for hosting guests - two large metal sliding doors to access, power and lighting available within; stone-built boiler room with an electric roller door, where the bio-mass boiler is located, ample space for storage of pellets; water tank; Tesla car charging point and battery system where electricity can be stored and utilised at a later time. Large stone construction with a metal sheet profile roof, and divided into various compartments, including a store, gym, space suitable for garaging up to 3 vehicles, 4 stable boxes and a tack store and a timber greenhouse; photovoltaic solar panels. Fields surrounding are defined by post and wire fencing, a selection of approx. 2000+ native trees have been planted under a Woodland Trust Grant Scheme.

COUNCIL TAX: F

ENERGY EFFICIENCY RATING: E

NOTE 1: Included in the asking price will be all floor coverings, blinds, curtains, light fittings, electric range cooker, fridge freezer, dishwasher, washing machine and the integrated electric hob.

NOTE 2: The mention of any appliances and/or services in these details have not been tested or checked that they are connected, and does not imply that these are in full and efficient working order.

NOTE 3: Measurements are approximate and for guidance only.

OFFERS: -
Sellers reserve the right to accept an offer at any time during the marketing process.

Formal Offers must be submitted by a Scottish solicitor in writing.

A Closing Date, by which date and time offers must be submitted via a Scottish solicitor, may be arranged. All parties who have formally noted interest via a solicitor will be notified of any Closing Date