Binns Farm House

Charming period family farmhouse with extensive grounds and an idyllic secluded leafy setting

• Spacious well-presented family accommodation
• Lovely quiet country setting
• Delightful gardens and grounds
• Orchard
• Driveway parking
• Polytunnel, greenhouse, tractor shed, summer house
• Convenient for Dundee, Perth, Edinburgh and Aberdeen
• Ideal for commuters
• Proven Airbnb potential
• Contents available by separate negotiation
• Planning permission to extend ref 07/00831/FUL
• 3 phase power
• 6.63 acres in total

EPC E
Council Tax to be assessed - currently rated
Tenure Freehold

Accommodation:

Ground Floor:
Vestibule, Hallway, Lounge, Dining Room, Kitchen, TV Room/Snug, Utility Area, Toilet.

First Floor:
Landing, Bedroom with Dressing Room and En-Suite Shower Room, 4 Additional Bedrooms, Bathroom.

Exterior:
Extensive gardens and grounds
Orchard
Driveway parking
20’ Rhino Greenhouse
Polytunnel
Tractor shed with loft and apple store
Summerhouse

Situation
Highly secluded Binns Farm House is a wonderful idyllic country property in extensive mature gardens and grounds, beautifully set at the end of a quiet country lane and surrounded by some stunning leafy countryside. The house is well placed for the commuter, located just a short drive to the west of the city of Dundee, with Perth, Edinburgh and Aberdeen also within driving distance. The property is located close to the Angus / Perthshire border with both counties offering a wide range of outdoor pursuits including cycling, walking and horse riding. There are numerous local golf courses in the area including Downfield and Piperdam, with the Piperdam resort also hosting a leisure centre. The high-profile championship golf courses at Carnoustie and St Andrews are both easily accessible from the property. Nearby Fowlis is a quiet rural village with regular bus links to Dundee. Primary schooling is provided at Liff with secondary schooling at Dundee. There are several independent schools locally, including The High School of Dundee, Strathallan, Kilgraston and Craigclowan Preparatory School. The City of Dundee is no more than a ten-minute drive to the south east and hosts a good range of city amenities. With the waterfront undergoing regeneration and the recently opened V&A museum, Dundee is a modern city with two well regarded universities, Dundee University being home to one of the UK’s top medical schools. Ninewells hospital is located 6 miles south-east of Binns Farm House with Dundee airport a further two miles, offering regular flights to London. There is main line train station in Dundee.

Description
Binns Farm House is a wonderful family house dating from the mid 1800’s and beautifully remodelled and upgraded by the present owners to create a magnificent comfortable modern home within a lovely painted harled stone / slate exterior. The house exudes character and charm whilst retaining an abundance of period features, and is currently operated as a successful holiday let. At the heart of this beautiful home, either side of the main hallway, are the wonderful main reception rooms, comprising the lovely sitting room with stove, and the impressive formal dining room, again with stove and also a separate working open fire chimney. A door leads through to the well-appointed kitchen / breakfast room with under floor heating, island unit and Aga. There is a cosy snug / tv room with wood burner to the rear with the two utility rooms, wc, hall and vestibule completing the ground floor. Upstairs there are five well-proportioned bedrooms with the lovely main bedroom having a walk-in dressing area and en-suite shower room. Completing the first floor, which is served by the charming main staircase and also a separate back stair, is the hall and family bathroom. There is planning permission to extend the house – ref 07/00831/FUL

Garden and Grounds
Binns Farm House stands in wonderful extensive leafy gardens and grounds, with generous lawns, and well stocked with a delightful mix of plants trees and shrubs. The grounds include a productive orchard and ancient woodland and there are wild snowdrops in spring and many other wildflowers and trees. There is also a natural burn running through the entire grounds with waterfalls.

Outbuildings
Greenhouse – 20’ Rhino
Polytunnel
Tractor shed with loft space and insulated apple store
Summerhouse

General Remarks:

Viewing

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

Satellite Navigation

The property’s postcode is DD2 5LL

Fixtures and Fittings

Only items specifically mentioned in the particulars of sale are included in the sale price. The contents may be available to purchase in addition, by way of separate negotiation.

Entry & Possession

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

Services

Mains water and electricity. Private drainage. Oil fired central heating. 3 phase power

EPC Rating

Band E

Rating

Binns Farm House is rated as a self-catering unit, with a rateable value of £4,000. Change of use to residential may be required and interested parties are advised to make their own enquiries in this regard.

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.

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

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.

The photographs in this brochure date from June 2022.

Websites and Social Media

This property and other properties offered by Rettie & Co can be viewed on our website at as well as our affiliated websites at and addition, our social media platforms are facebook.com, RettieTownandCountry, twitter.com, RettieandCo, 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.

EPC Rating: E
Council Tax Band: E


Marketed by: Rettie & Co, St.Andrews