House for sale in 1 BAGBIE QUARRY, CARSLUITH - 3 bedrooms, 1 reception room, 2 bathrooms

GENERAL DESCRIPTION

This property will enjoy a location which is both central within Carsluith, but with a good degree of privacy, as the house will be set at the back of the village at the end of its own private drive, with woodland to the rear.  The property will have a garden which is of reasonable size and is level.  It will benefit from a good aspect, with the morning sun being available in the kitchen/dining area, whilst the living room and all three of the bedrooms, will enjoy a westerly aspect allowing the evening light to be best appreciated.  With a low horizon to the west, magnificent sun sets and skyscapes are a real feature of the site and there are views of Wigtown Bay.

The house has been designed (and the build is being supervised) by the well regarded local Architects, Crallan & Winstanley, and will be covered by their professional Consultant’s Certificate and the terms of their Professional Indemnity Insurance.  The design allows a natural flow from one room to the next, and a clever use of all available space.

The build itself is being undertaken by Kingdon Developments and further information about them and about the build is available at www.kingdondevelopments.co.uk. They are a low volume builder with all work either being undertaken personally by Doug Stephens or overseen by him, and Doug’s craftsmanship, attention to detail, and exacting standards mean that Kingdon Development are gaining a reputation in the local area as very good builders.  Indeed, Kingdon Developments have recently completed the conversion of 1 and 2 Bagbie Forge Cottages, which interested parties will pass on the way to this property, so the standard of workmanship can be seen!

Kingdon Developments practice is to build to a high specification.  For example, traditional timber sarking is used for the roof, high levels of insulation, and the kitchen and bathroom fittings in the property will be well specified. The house will also incorporate many environmental features such as:- the central heating and hot water is through an oil-fired condensing central heating boiler, with the system being supplemented by solar panels, which can provide up to 60% of the energy required; there is a wood burning stove in the sitting room; WCs are dual flush to allow water saving; there will be thermostats on all radiators; and there will be energy saving down-lighters throughout the property.  A further feature is that the whole of the ground floor will be wheelchair accessible, and the house has been designed to allow the occupants to live totally on the ground floor if preferred. In addition, the stairs are designed for easy installation of a stair lift, if required.  Much of the high specification of fit and finish with the property will only become apparent as the build continues with, for example, high quality doors imported from Sweden and Germany (interested parties may like to look at the exterior doors on Bagbie Forge Cottages) and other specifications to a high standard as detailed in these particulars. 

ROOM DIMENSIONS

The layout of the accommodation will be as shown on the plans incorporated in these Particulars.  The dimensions of the rooms are as follows:

Hall :                             4.0m x 3.70m max

Sitting room :                5.0m x 3.75m

Kitchen/dining room :   5.95m x 3.50m

Utility room :                 3.5m x 1.8m

Downstairs bedroom :   3.8m x 3.05m

Shower room :              2.1m x 1.6m

First Floor

Master bedroom :          5.0m x 3.80m

Further double bedroom 5.0m x 3.80m

Bathroom :                       2.7m x 1.70m

……………… PLAN ……………………….

DETAILS OF ACCOMMODATION

ENTRANCE HALL

The spacious entrance hall will set the tone for the whole house.  There is good storage off, with double doors opening to a storage cupboard, and further storage in an under-stairs cupboard.

KITCHEN/DINING AREA

This area will enjoy good natural light, with the feeling of space being enhanced by the ceiling, which will be open to the exposed wooden ridge beam.  The kitchen has been designed and will be supplied and fitted by C & M Designs, and interested parties will be able to view a similar kitchen in their showroom.  It will feature good quality units with a pleasing mixture of solid oak and painted wood effect doors; solid walnut work surfaces; and a stainless steel sink set in a kirkstone green slate surround.  The units will incorporate a Caple double oven, Caple hob with feature island cooker hood over, dishwasher and fridge freezer.  There will be under unit lighting, telephone point and television point.

The dining area will be very bright and double doors will open from the dining area to the sitting room, allowing the westerly aspect to be enjoyed whilst dining.

SITTING ROOM

The sitting room will have a window facing south and double doors facing to the west, affording extensive natural light.  There will be a woodburning stove, and those familiar with the area may know that there is a plentiful supply of firewood locally available at little cost – a very “green” way to heat ones home!  The area outside the patio doors will be finished in Indian sandstone paving, and this paving will continue round the house, as shown on the plan. TV point, telephone point.

UTILITY ROOM

To be fitted with units to match the kitchen, incorporating a single drainer sink unit and with space and plumbing for washing machine and tumble dryer.  The oil-fired condensing central heating boiler will be located in the utility room, together with the hot water storage tank, and this system is supplemented by two solar roof panels.

DOUBLE BEDROOM

The double bedroom on the ground floor will again enjoy the westerly aspect and a good degree of privacy.  There will be extensive fitted wardrobes, though if interested parties commit to a purchase at an early enough stage, they might choose to specify other furniture to a similar value, if, for example they decide to use this room as an additional living room instead.

SHOWER ROOM

The shower room will have a “walk-in” full tiled shower of generous dimensions, water saving W.C., and wash-hand basin. The tiling will be Azteca Ceramica Italian tiling to both the floor and the walls.  There will be an illuminated mirror.

FIRST FLOOR ACCOMMODATION:-

MASTER BEDROOM

This room will probably enjoy the best views in the property across Wigtown Bay towards the Machars peninsula.  The ceiling will be combed leading back from the west facing French windows with “Juliet balcony”, again enhancing the feeling of space and the character of this room.  The room will enjoy a double aspect through a second window.

BATHROOM

The family bathroom will contain bath with shower over, water saving W.C., and wash-hand basin.  The floor and walls will be tiled and there will be an illuminated mirror.

DOUBLE BEDROOM

The third double bedroom, also with a combed ceiling, enjoys a westerly aspect, a similar fine view to the master bedroom, good natural light, and built-in wardrobes. It will again enjoy a separate outlook through a velux window towards the rear.

OUTSIDE

The property will have a good-sized level garden. The area around the house will be finished in Indian sandstone paving as shown on the plan, with other areas close to the house turfed.  The drive and parking area will be finished in gravel with sleepers to define the borders of the parking area.  The boundary of the garden will be fenced. 

GENERAL SPECIFICATIONS

DOORS

All interior doors are soft closing solid wood and maple veneered made by Grauthoff of Germany, and will have brushed aluminium handles. 

WINDOWS

All windows and exterior doors are to be double glazed and made of wood, with sprayed factory finished paint surfaces in white.  Entrance doors will be by “Dooria” of Sweden with “glazed” feature panels and woodwork in red finish.

DECORATION

Walls and ceilings will be finished in magnolia matt emulsion, with skirtings and architraves finished in white eggshell. 

SERVICES

The property will have connections to mains water, mains electricity, and telephone.  Drainage will be to a septic tank, situated in the front garden.  There will be an oil storage tank in the garden and the house will be fitted with an “energy saving Worcester” oil fired condensing boiler, supplemented by Solar panels.  A “boundary box” will be fitted for the water supply, to allow the owners to install a water meter with ease, should they choose to do so in the future.  There will be a TV aerial.

EXTERIOR FINISHES

The exterior of the property will be finished in self coloured render (off-white). The exterior around the entrance door will be finished in Cedar, in similar fashion to Bagbie Forge Cottages.

ENTRY

It is anticipated that entry will be available from April 2009.

NOTE

The images of the property are illustrative only and the final finish may differ slightly.  Kingdon Developments also reserve the right to change fittings and specification where necessary.

GENERAL ENQUIRIES, VIEWING &

OFFERS

General enquiries regarding this property, or arrangements to view, should be made through the Selling Agents, Messrs Williamson & Henry, at their Property Office, 3 St Cuthbert Street, Kirkcudbright DG6 4DJ (Tel: 01557 331049), (e-mail property@williamsonandhenry.co.uk), with whom Offers (in the appropriate Scottish form) should be lodged.

For the benefit of Solicitors, the DX Number is 580813, Kirkcudbright, the Legal Post Number is LP-1 Kirkcudbright and the Fax Number is 01557 332057.

Ref: IMR/KK/STEPD01-04

property reference: WAHE999000226