Marykirk, Laurencekirk, AB30

C-LISTED CHARMING SEMI-DETACHED COTTAGE WITH ANNEX Located in the heart of Marykirk. This cottage has a spacious lounge, modern kitchen, family bathroom, 3 double bedrooms & 1 en-suite with tiered rear garden including summerhouse, bar, pergola & hot tub. An ideal property for growing families!

Viewing Arrangements: Please book directly online or contact YOPA on Alternatively you can call the local agents on .

Aberdeenshire Council Tax Band: D                      EPC Band: E                     Tenure: FREEHOLD

This well-looked after semi-detached cottage is recognised as C-listed property in a Conservation area, understanding its architectural and historical value. Adams Cottage in particular, offers modern comfort including a beautiful kitchen, dual-aspect lounge, three double bedrooms with 1 en-suite, family bathroom and on-street parking to the front. The rear of the property includes a spacious garden with Annex, sheltered Pergola, BBQ hut, hot tub and summer house that will all remain as part of the sale.

The cottage benefits from oil central heating and mixed glazing, blending the charm of its historic roots with contemporary living. All light fittings, fitted flooring, blinds and appliances as stated below will remain as part of the sale.

More about the property…

Entering through the secure key code entry located on the original front double doors into the inner hallway, which is laid to original wooden flooring that seamlessly flows through into the lounge. The hallway has a front facing window allowing natural light to fill this area, ceiling spotlights and a carpeted staircase granting access to the upper accommodation.

The first room on the left-hand side is bedroom 3, which is a neutrally decorated room with carpeted flooring and has ample space for double bedroom furnishings. There is a front facing window and ceiling spotlights further illuminating the room.

Back into the hallway and along to the beautifully presented kitchen, you will find an array of modern base and wall units with coordinated worksurfaces and matching splashback tiling, incorporating a ceramic sink with mixer tap beneath the rear facing window. The kitchen is well-equipped and comes with various integrated appliances such as, a washing machine, slim line dishwasher, fridge freezer, double ovens and a four-burner induction hob with extractor fan above. There are ceiling spotlights in here, wood effect flooring, rear door access to the garden with built-in coir matting, plus a pantry-style cupboard with shelving.

Through a glass panelled door at the end of the hallway into the dual-aspect lounge that comes with a single-glazed window to the front and double-glazed door to the rear, allowing access to the garden and creates a light and bright environment. The lounge is neutrally decorated with great space for furnishings and has two recessed shelved areas perfect for displaying decorative items to either side of the media wall. This includes space for a TV and sound bar that can remain under separate negotiations with an electric living flame fire below.

Ascending the staircase to the first floor, there is a rear facing window overlooking the garden, ceiling spotlights, a ceiling hatch granting access to loft space and a high wall cupboard that houses the electrical components. To the left, there is a built-in desk that would make a great area for working from home or gaming, if desired.

Bedroom 2 is another carpeted room, decorated in neutral tones with a front facing window soaking in the country-side views and offers ample space for furnishings. This room benefits from a built-in storage cupboard complete with a hanging rail.

Next is the modern family bathroom, fitted with a four-piece white suite comprising of a WC, floating a wash hand basin with drawer storage below and splashback tiling above, a separate shower enclosure housing a rainfall shower with ceiling spotlight extractor fan above and bath with hot and cold tap with wet wall to this area. There is a front facing half opaqued window for ventilation, ceiling spotlights, a chrome heated towel rail, shelving for toiletry items and a built-in storage cupboard for any linen items.

Lastly is bedroom 1 which is a dual-aspect room with windows to the front and rear with fitted triple wardrobes providing ample storage space and carpeted flooring for comfort. This room benefits from an en-suite shower room with a two-piece suite including a separate shower enclosure housing a rainfall shower with ceiling spotlight extractor fan, shaver sockets, tiled walls and flooring and a chrome heated towel rail

Externals

The rear of the property includes a well-equipped tiered garden with a paving section out from the rear door in the kitchen including an outdoor tap, the oil tank and side gate access to the front of the property.

Heading up some steps you will find the Annex, a sheltered Pergola with exterior sockets with space for exterior furnishings. There is also a hot tub on this level that will remain as part of the sale, along with a bar area with two BBQs and space for an undercounter fridge and freezer.

There is another section to the garden that is mainly laid to lawn with some planters to the side, a wooden shed that will remain as part of the sale and a chip stone area with apple tree. At the bottom of the garden, you will find the summer house that is currently being utilised as a home gym but could serve as a home office or entertainment space if desired. There are windows to both sides and the front, wood effect flooring and great space for any furnishings.

This property comes with an Annex that is equipped with its own electrics and water tank, providing living space for elderly living with family or teenagers after their own space, if desired with its open plan living space, kitchen and shower room. The living space is carpeted with space for lounge or bedroom furnishings with a ceiling hatch, ceiling spotlights and a decorative fireplace. The kitchen has wood effect flooring with base and wall units with coordinated worksurfaces and lipped splashback incorporating a stainless-steel sink with mixer tap. Appliances include a two-burner induction hob and space for a fridge freezer. The shower room has a two-piece white suite with separate shower enclosure housing an electric shower with tiling to the suite areas, wet room flooring and wall fitments.

There is ample on-street parking available to the front.

Room Measurements

Ground Floor

Kitchen: 11’8 x 10’4 (3.55m x 3.15m)

Lounge: 11’2 x 14’7 (3.40m x 4.44m)

Bedroom 3: 9’3 x 14’8 (2.82m x 4.47m)

First Floor

Bedroom 1: 9’7 x 15’2 (2.92m x 4.62m)

En-suite: 3’7 x 9’2 (1.09m x 2.79m)

Bedroom 2: 10’0 x 11’2 (3.05m x 3.40m)

Family Bathroom: 8’9 x 10’6 (2.67m x 3.20m) *At the widest points*

Office Space: 9’8 x 4’5 (2.95m x 1.35m)

Annexe

Open Plan Kitchen Living Space: 14’2 x 15’8 (4.32m x 4.78m)

Shower Room: 6’8 x 3’6 (2.03m x 1.07m)

External

Summer House/Gym: 18’5 x 12’2 (5.61m x 3.71m)

Transport & Amenities

Marykirk is a quiet village equidistantly positioned between Montrose and Laurencekirk and in close proximity to the A90 about 1 mile for those requiring to commute to Aberdeen or Dundee taking approximately 40 minutes by car to either city, including Dundee and Aberdeen airports.

Train stations are within 10 minutes’ drive, to either Montrose or Laurencekirk.

Marykirk has a village pub, good primary school, play park and an active village hall giving it a real community identity. There are lovely riverside and country walks nearby and a choice of outdoor pursuits from golfing, fishing, hill walking etc all within easy reach. Marykirk Primary School is nearby for the younger children and secondary schooling is at Mearns Academy in Laurencekirk. The highly regarded Lathallan private school is just 10 minutes’ drive over the Garvock Hill to Johnshaven.

**MATERIAL INFORMATION**

The information above has been provided by the vendor, agent and GOTO Group and may not be accurate. Please refer to the property’s Legal Pack. (You can download this once you have registered your interest against the property). This pack provides material information which will help you make an informed decision before proceeding. It may not yet include everything you need to know so please make sure you do your own due diligence as well.

This property is for sale by Online Auction. The Online Modern Method of Auction is a flexible buyer friendly method of purchase. The purchaser will have 56 working days to exchange and complete once the draft contract is received by the buyer’s solicitor (or 10 working days after receipt of the buyer’s premium, whichever is earlier). Allowing the additional time to exchange and complete on the property means interested parties can proceed with traditional residential finance. Upon close of a successful auction or if the vendor accepts an offer during the auction, the buyer will be required to put down a non-refundable reservation fee called a Buyer’s Premium. This secures the transaction and takes the property off the market. The buyer will be required to agree to our terms and conditions prior to solicitors being instructed. Copies of the Reservation form and all terms and conditions can be found on the online Auction website or requested from our Auction Department.

Please note this property is subject to an undisclosed Reserve Price which is typically no more than 10% in excess of the Starting Bid. Both the Starting Bid and Reserve Price can be subject to change. Our primary duty of care is to the vendor. Terms and conditions apply to the Modern Method of Auction, which is operated by GOTO Auctions.

To book a viewing visit Yopa.

Auctioneer's Comments:

This property is for sale by Online Auction which is a flexible and buyer friendly method of purchase. The purchaser will not be exchanging contracts on the fall of the virtual hammer but will be given 56 working days in which to complete the transaction, from the date the Draft Contract is issued by the seller’s solicitor. By giving a buyer time to exchange contracts on the property, means normal residential finance can be arranged.

The Buyer’s Premium secures the transaction and takes the property off the market. Fees paid to the Auctioneer reserve the property to the buyer during the Reservation Period and are paid in addition to the purchase price and are considered within calculations for Stamp Duty Land Tax. Further clarification on this must be sought from your legal representative. The buyer will be required to sign a Reservation form to confirm acceptance of terms prior to solicitors being instructed. Copies of the Reservation form and all terms and conditions can be found in the Legal Pack which can be downloaded for free from our website or requested from our Auction Department.

Buyer Fees

Upon close of a successful auction or if the vendor accepts an offer during the auction, the buyer will be required to make payment of a non-refundable Buyer’s Premium of £6,600 including VAT and a Legal Pack fee of £396 including VAT. This secures the transaction and takes the property off the market.

Stamp Duty Land Tax (SDLT) is applicable if you buy a property or land over a certain price in England, Wales or Northern Ireland.