Hillcroft

**CLOSING DATE TUESDAY 5th July at 12 NOON**

Idyllic country property with lovely garden and 1.38 acres of amenity woodland

Attractive refurbished family accommodation, requiring some final works to complete

Lovely quiet country setting

Delightful gardens and grounds

1.38 acres of amenity woodland

3 Outside Stores

Convenient for Cupar, Glenrothes, St Andrews, Dundee and Edinburgh

Ideal for commuters

1.83 acres in total

EPC Rating

Rating Band F

Council Tax

Tax Band D

Tenure Freehold

Property Details & Description

Accommodation:

Ground Floor:

Entrance Porch, Main Hall, Lounge/Bedroom, Living Room, Open Plan Kitchen/Dining Room, Bathroom, Utility Room and Conservatory.

First Floor:

2 Bedrooms, Hall.

Exterior:

Delightful gardens and grounds

1.38 acres of broadleaf woodland

Driveway parking

Garden stores

Situation

Highly secluded Hillcroft is a wonderful idyllic country property, beautifully set and surrounded by some stunning Fife countryside. The house is well placed for the commuter, located just a short distance to the south-west of the popular county market town of Cupar, which provides a good range of local shops, services and amenities together with primary and secondary schooling. St. Andrews, the ancient and historic university town renowned worldwide as “The Home of Golf” is a thirty-minute drive to the east, with the popular town of Glenrothes to the south. The full range of city amenities and facilities are readily accessible in Dundee, home to Scott’s RRS Discovery and the V & A. Perth is within comfortable driving distance with Edinburgh less than an hour to the south.

Hillcroft provides access to an area of particularly outstanding and varied countryside with hill, wood, river, farmland and a lovely coastline all close by, as well as its own amazing private broadleaf wood. The area is home to an array of wildlife and presents a fine choice for the outdoor enthusiast with walking, cycling, sailing and riding all readily available. It is perhaps golf for which Fife is most well-known however with numerous top courses in a comparatively small area including the world-renowned Old Course at St. Andrews which plays regular host to the Open Championship, with the next scheduled visit being the summer of 2022. Ladybank, Lundin Links, Elie, Scotscraig, Kingsbarns, Crail and the Duke’s Course are all nearby along with the many highly rated courses in and around St. Andrews itself. The lovely quaint fishing villages of the East Neuk such as Anstruther, St. Monans, Pittenweem and Crail, several good beaches such as Elie and St. Andrews and the vast open spaces of the Lomond hills are also all within easy reach. In terms of visitor attractions, the area is well served by a number of National Trust for Scotland properties including Falkland Palace, Kellie Castle and Hill of Tarvit House. There are several state primary and secondary schools in the area with independent schooling on hand at St. Leonards in St. Andrews, the High School of Dundee and several well-regarded schools in the Perth area. There are railway stations in Springfield, Cupar, Ladybank, Markinch and Leuchars with Edinburgh airport about forty-five minutes away by road. Dundee airport operates short haul flights.

Description

Hillcroft is a superb detached extended cottage which has been remodelled and upgraded by the present owners to create a unique comfortable family home within a lovely white painted exterior under a red tile roof. The house is thought to have been constructed in the early1900’s and extended at a later date. At the heart of this lovely home is the exceptional highly spacious open plan kitchen / dining room with breakfast bar, range style cooker (bottled gas) and cosy stove. Along the hall is the superb sitting room, again with stove and also a raised glazed roof seating area looking out over the garden. There is a good-sized bedroom / further sitting room with open fire, along with stunning glazed roof family bathroom / shower room and conservatory, with the utility room and entrance porch completing the ground floor. Upstairs there are two well-proportioned bedrooms along with hall. In need of some final works / decoration to be fully complete, the house has double glazing and oil-fired central heating.

Garden and Grounds

Hillcroft stands in a lovely leafy garden, with lawn and well stocked with a delightful mix of plants, trees and shrubs.

Woodland

At the bottom of the garden is a long strip of delightful broadleaf amenity woodland.

Outbuildings

3 garden stores

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 KY15 7TY

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

Mains water and electricity. Private drainage. Oil fired central heating.

Local Authority

Fife Council, Fife House, North Street, Glenrothes, Fife KY7 5LT Tel: Website:

EPC Rating

Rating Band F

Council Tax

Tax Band D

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.

Photos 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: F
Council Tax Band: D


Marketed by: Rettie & Co, St.Andrews