* Freehold
* Fine country house dating from 1783
* Three bedroom cottage and useful outbuildings
* Extensive gardens and grounds
* Close to the edge of Letham, so the best of both country and village
* Home Report valuation £620, 000
* Viewing video available online
* EPC Rating = F
Charming former manse, with cottage and outbuildings, close to the village.
Description
Kirkden House is most attractively situated close to the village of Letham in
Angus. It is set back from the Vinny Water which flows past the village on its
way to Lunan Bay. Formerly the Kirkden Parish Kirk Manse it is a lovely two
storey house, dating from 1783 and extended in 1825. There is an original old
font stone by the front door. The original church was demolished in the 1950s.
The house, which has been in the sellers’ family since the late 1970s, is
stone built with a slate roof and has a harled and stone extension. Situated
to the side is a stone built range of buildings with a tiled roof, which
incorporates Gardener’s Cottage. This was occupied until October 2023, and has
considerable potential as ancillary or letting accommodation, or, subject to
any planning consents, could be extended into the adjoining outbuildings. In
front of the house, and on the other side, are lovely, extensive gardens. It
is a house which retains a number of original features, such as cornicings in
many of the rooms; has good sized reception rooms, including a fine upstairs
sitting room; and bedrooms both upstairs and down. As such, this is a most
appealing property, ideal for entertaining and family living. It is double
glazed.
Gates open to a front drive which leads through the garden, while a back drive
leads past the cottage to the side of the house. An entrance vestibule with
tiled floor leads into a welcoming hallway with a walk in shelved cupboard and
staircase to the first floor. A cosy living room has a brick fireplace with a
gas fire, display shelves and window shutters, while the dining room has a
dado rail, shelved press, mantel, window shutters and a wooden floor. A study
(previously used as a bedroom) has a window seat, shutters, and display
shelves. The utility room has a porcelain sink, fitted storage units and a
Bosch washing machine and dryer. Off an inner hallway is an understair
cupboard, a partially tiled shower room with washbasin with vanity unit and
WC, and bedroom two which has a washbasin and window shutters. The kitchen has
fitted wooden units with granite worktops, tiled splashbacks, Panasonic
microwave, three oven aga, and a Mitchell & Brown wall mounted TV. A larder
has a Blomberg fridge freezer and tiled floor, while the scullery has fitted
units, sink, Blomberg dishwasher, and tiled floor. Off this is a further walk
in larder with stone shelves and a rear entrance lobby with a cupboard housing
a Worcester wall mounted boiler.
The first floor landing has a cupboard with attic ladders giving access to
roof space. The elegant double aspect upstairs sitting room overlooking the
garden has a picture rail, window shutters, brick fireplace with a gas fire
and a Latin quotation which reads “fire lives and dies, cinders remain, life
is like this”. Bedroom three has display shelves and a partially tiled en
suite with shower, washbasin with vanity unit and WC. Bedroom four is also
double aspect, while bedroom five has a fitted hanging cupboard, washbasin and
window shutters. The tiled family bathroom has a bath with shower, pedestal
washbasin and WC. Bedroom six has fitted wardrobes.
The garden is enclosed by hedges and has many fine shrubs including azaleas,
rhododendrons and trees. There is an inset sundial (1674), a wooden potting
shed (3. 05 m x 5 m) and two greenhouses (both 4. 4 m x 3. 5 m) with power, water
and light, and one with a productive fig and vine, together with two raised
beds and a former dog kennel. A lovely walled garden has gravelled and paved
paths, rose beds, a small pond and a wooden summer house (2. 95 m x 3 m). To
the side of the house is a stone flagged store while to the rear is a lean to
bin store (4. 9 m x 1. 7 m) and a covered well. Beyond is an area enclosed by
hedges with fruit trees and shrubs.
The U shaped range incorporates various stores including one with original
nesting boxes, a dog kennel room with washbasin, and two stores/garages with
auto roller doors. The accommodation in the double glazed Gardener’s Cottage
comprises a hallway with a cupboard with a wall mounted Worcester boiler; a
double aspect living room with a wood burning stove; a tiled kitchen with
Zanussi hob, Beko oven/grill, extractor, sink and a Blomberg washing machine;
partially tiled bathroom with bath with shower, washbasin and WC; and three
bedrooms, with bedrooms 2 and 3 having cupboards. The cottage garden is
enclosed by hedges and there is a lean to store.
Location
Kirkden House is attractively located just to the south of the village of
Letham, which is centrally situated in Angus. Lying to the north of Letham is
Dunnichen Hill, which is the reported site of the Battle of Nechtansmere in
685 ad, when the Picts reclaimed this part of Scotland. Letham, which dates
from the 18th century, when it was laid out as a spinning and weaving
community, is a well serviced village and provides local shopping with a post
office, along with a baker, chemist, craft shop, hairdresser, pub, hotel and a
primary school. Forfar, the county town of Angus, provides extensive shopping
and business facilities, together with secondary schooling at the new
community campus which has a swimming pool and leisure centre. Private
schooling is found at the High School of Dundee, with a dedicated bus service
from Forfar.
Angus is well known for its range of outdoor pursuits. Fishing can be taken on
the North and South Esks. Balgavies Loch is a nearby nature reserve. The Angus
Glens provide some of the best hill walking in eastern Scotland, and there is
skiing at Glenshee. Loch fishing is available locally at Rescobie. As well as
the local golf courses at Forfar and Kirriemuir, the championship courses at
Carnoustie and St Andrews are within easy driving distance. There is a golf
driving range at Forfar and a renowned sandy beach at Lunan Bay, while Glamis
Castle, birthplace of the late Queen Mother, is easily reached. Locally there
are many fine walks and the Murton Farm Tea Room and Nature Reserve is located
close by.
The A90 at Forfar provides fast access south to Dundee, Perth and central
Scotland, and north to Aberdeen where journey times have been greatly reduced
by the Western Peripheral Route. Dundee has renowned cultural facilities
including the V&A museum and provides all the services expected of a major
city. There are east coast mainline railway stations at Arbroath and Dundee,
with a sleeper service. Both Aberdeen and Edinburgh airports provide a range
of domestic and European flights and there are services from Dundee to London
Heathrow.
Square Footage: 3, 386 sq ft
Acreage:
1. 4 Acres
Directions
If coming from Arbroath or Brechin take the A933 to Friockheim and then turn
on to the A932, signposted for Forfar. After some 2. 8 miles turn left
signposted Balmadies and Trumperton. Continue for 1. 3 miles passing the edge
of Letham following signs for Arbroath, and after crossing the bridge turn
right, signposted Kirkden House.
From Forfar take the B9128, signposted for Muirdrum and Carnoustie. Proceed
through Kingsmuir and after 0. 5 miles take the turning on the left signposted
Dunnichen, Letham and Arbroath. Continue for 1. 8 miles, passing through
Dunnichen, and opposite the cemetery turn left, signposted Letham. Continue
into Letham on West Hemming Street and at the Square proceed straight over.
After 0. 4 miles turn right, signposted Arbroath, and after 0. 2 miles, and
after crossing the bridge, turn tight signposted Kirkden House.
What3words - ///crossings. cabs. crockery
Additional Info
Viewings - Strictly by appointment with Savills Distances - Forfar 6 miles,
Arbroath 8. 5 miles, Brechin 10 miles, Montrose 14. 5 miles, Dundee 15. 5 miles,
Aberdeen 52 miles
All distances and travel times are approximate
Solicitors - MacHardy Alexander & Whyte, 71 Castle Street, Forfar, DD8 3AG.
Services - Mains water and electricity, private drainage, lpg gas central
heating in both house and cottage.
Local Authority & tax band - Angus Council tax band F. Gardener’s Cottage is
tax band B.
Fixtures & Fittings - Fitted carpets, curtains, light fittings, display
cabinet in the sitting room, dresser in the hallway and the contents of the
potting shed are included. The curtains in bedroom five are excluded. Certain
furnishings may be available by separate negotiation.
Environmental Stipulations - Kirkden House is Category C listed.
Access - A right of vehicular access over the road leading to the property
exists for Kirkden House. A neighbouring farmer has a right of access over
part of the back drive to an adjoining field. There is a footpath past the
graveyard.
Photographs taken 2022, details prepared November 2023.
Servitude rights, burdens and 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
referred to in the General Remarks and Stipulations or not. The Purchaser(s)
will be held to have satisfied himself as to the nature of all such servitude
rights and others.
Offers
Offers, in Scottish legal form, must be submitted by your solicitor to the
Selling Agents. It is intended to set a closing date but the seller reserves
the right to negotiate a sale with a single party. All genuinely interested
parties are advised to instruct their solicitor to note their interest with
the Selling Agents immediately after inspection.
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.
**Important notice
**
Savills, 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 here or elsewhere, either on their own
behalf or on behalf of their client or otherwise. They assume no
responsibility for any statement that may be made in these particulars. 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. It should not be assumed that the property has all necessary
planning, building regulation or other consents and Savills have not tested
any services, equipment or facilities. Purchasers must satisfy themselves by
inspection or otherwise.
Our Ref: DRO231109

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