The Granary, 2 Kinloch Stables, Kinloch Farm, Ladybank, Cupar, Fife, KY15

Situation
The Granary forms part of an exclusive development of four executive houses at Kinloch Stables developed about 20 years ago and it lies in a highly secluded position surrounded by beautiful open countryside to the north of the village of Ladybank in Fife. With fine panoramic southerly views to the Lomond Hills, the villages of Ladybank and Auchtermuchty provide a good range of local services and amenities with the Fife market town of Cupar offering a wider range of services just a ten minute drive to the east. In terms of city facilities both Perth and Dundee are within comfortable driving distance whilst the ancient and historic university town of St. Andrews is no more than a twenty-minute drive to the east, with a cosmopolitan mix of shops, hotels and restaurants. From Kinloch there is rapid access to the main M90 motorway which provides access to Edinburgh, with Aberdeen and Glasgow also within comfortable driving distance.

The glorious rolling Fife countryside that surrounds Kinloch is home to an array of wildlife and, for the outdoor enthusiast, offers easy access to a wide range of recreational pursuits including riding, walking, cycling and golf, with many highly rated courses within easy reach including Ladybank, Leven, Lundin Links and the many renowned courses in and around St. Andrews. The Old Course at St. Andrews is regular host to the British Open. In terms of days out the wide open spaces of the Lomond Hills are close at hand along with Fife’s interesting and varied coastline.
Good state schooling is available locally with private schooling being provided at St. Leonards in St. Andrews, The High School of Dundee and a number of highly rated schools in and around Perth including Craigclowan Preparatory, Glenalmond and Strathallan. There are main line railway stations in Ladybank, Cupar and Markinch with Edinburgh airport less than forty five minutes to the south. The busy regional airport at Dundee also offers a good range of short haul flights.

Description
Completed in 2006, The Granary is an outstanding contemporary house finished to the highest of standards and of considerable scale and proportion. Essentially constructed on the site of the former chauffeur’s house, garages and stables for the neighbouring Kinloch House mansion, the surroundings are both secluded and established, offering a tranquil rural lifestyle with all the advantages of a highly accessible location.

The Granary offers spacious and well-proportioned accommodation over two levels extending to about 297 sqm (3,196 sqft) and it is ideal for entertaining and modern family living. The house has been finished to an exceptionally high standard and is in good decorative order throughout and includes many high specification features including engineered oak flooring, oak doors and a fitted kitchen with Rangemaster cooker with induction hob.

The property was purchased by the current owners in 2021 who have carried out a significant upgrade of the property by opening up the ground floor accommodation to create a bright and spacious open-plan kitchen/reception room opening out to a lovely, sheltered terrace. Further improvements include lighting upgrades, general redecoration and the installation of a Stovax log burning stove in the upstairs sitting room.

Accommodation
GROUND FLOOR: Kitchen/dining room/sitting room. Dining room/study/playroom. Utility room, WC. Access to Double Garage.
FIRST FLOOR: Sitting room, 5 bedrooms (2 en suite), bathroom.

Garden
The Granary is approached by an entrance gate, which leads to a generous parking area and up to the double integral garage. A paved courtyard area leads up to the main entrance. The established gardens situated to the south side of the house are largely laid to lawn and interspersed with mature shrubs and make the most of the exceptional views out over the surrounding countryside with the Lomond Hills visible in the distance. Situated in the back garden is a doocot building, which is listed by Historic Scotland.

General Remarks and Information

Council Tax
The property has been assessed by Fife Council as Band G

EPC
Band C

Services
Mains electricity, drainage and water are connected. Oil fired central heating. FTTP (Fibre To The Premises) is available. Mobile Signal.

An indication of specific speeds and supply or coverage potential can be found at https://

Flood Risk
Flood maps of the area can be viewed at

Access
The property is sold subject to any public rights of access exercisable in terms of the Land Reform (Scotland) Act 2003, it being noted that such rights do not apply to the curtilage of a dwellinghouse.

Directions
From Edinburgh follow the M90 north leaving the motorway at junction 8 and joining the A91 making for Auchtermuchty. Following the A91 through Auchtermuchty, turning right at the Trafalgar junction at Collessie on to the B937 signposted Giffordtown and Charlottetown. After approximately half a mile, turn right at the signs for Kinloch Farm. Follow the private road leading to Kinloch Farm and where the road forks take the right hand fork. Following the road round and The Granary is the second house on the right hand side as you arrive at the steading.

From Cupar follow the A91 west. Go straight across the Melville Lodges roundabout making for Auchtermuchty. Turn left at the Collessie Trafalgar junction on to the B937 signposted Giffordtown and Charlottetown and the directions are then as above.

What3words
///mugs.these.fittingly

Post Code
KY15 7UT

Fixtures and Fittings
No items are included unless specifically mentioned in these particulars. The fitted carpets, light fixtures, curtains and blinds are included in the sale. The white goods are also included.

Additional Information
On-going sand and gravel extraction is in operation in the area around Kinloch. Further details are available on the Fife Council planning portal.

Viewings
Strictly by appointment with the Selling Agents.
Health & Safety

Appropriate caution should be exercised at all times during inspection particularly in reference to any livestock present, working machinery or equipment on the property, as well as any uneven ground or private access route.

Anti Money Laundering (AML) Regulations
Please note that under the 2017 AML regulations we are legally required to carry out money laundering checks against purchasers. Upon verbal acceptance of an offer, we require to identify the purchaser for Anti-Money Laundering purposes. Our service provider ‘First AML’ will contact the purchaser to gather the required identification documents. An information sheet is available from the selling agent on request. We are not able to enter a business relationship with a purchaser until they have been identified.

Failure to provide required identification may result in an offer not being considered.

EPC Rating = C