Hazel Cottage, 11 Victoria Place Banff, AB45 1EL

Aspc ref: 367860

Fixed price £160,000

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4 Bedrooms 2 PublicRooms 2 Bathrooms 133 m2 EPC E Council Tax Band D

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4 Bdrm Detached Dwellhouse. Ground flr: Hall. Lounge. Dining rm/Bdrm. Cloakrm with wc. Dining kitch. Utility rm. 1st flr: 3 Bdrms. Bathrm. Study (CT band - D) . Garden. Garage. Fixed price £160,000 Entry by arr. Viewing contact solicitors. (EPC band - E).

Description

We are delighted to offer for sale this traditional stone built 3 – 4 bedroom detached dwellinghouse, with garage, situated in an established residential area of Banff. It is located close to most local amenities including the town centre, primary and secondary schools and the sea front.

This well presented property has been extended and upgraded into a spacious family home. It benefits from uPVC double glazing and gas central heating throughout. All carpets, curtains and light fittings are included in the sale. Ample power points throughout. Sea views can be enjoyed from the upstairs rear windows.

Viewing is essential to fully appreciate this spacious and well-appointed property.

Banff is situated on the Moray Firth coast at the mouth of the River Deveron and is renowned for its historic and tourist interest. Lying approximately 46 miles from Aberdeen, Banff has a good range of shops, schools and other local services. Recreational facilities such as golf, fishing, bowling, swimming, sailing and other water sports are all within easy reach.

ACCOMMODATION

Ground Floor

Entrance Hallway Enter through uPVC part glazed exterior door to Hallway with 2 ceiling lights; radiator; understair cupboard; door to Cloakroom; glass doors to Dining Room/Bedroom 4 and Dining Kitchen; double glazed doors to Lounge.

Lounge – 5.17m (at widest) x 4.74m (17’ x 15’7”) approx. Window to front with cupboard below housing electricity meter/fuse box; fireplace with inset log burning effect electric fire; arched alcove; 2 wall lights; ceiling light; radiator; French doors opening to rear.

Dining Room – Bedroom 4 – 4.58m x 3.145m (15’ x 10’4”) approx. Although currently used as a dining room this room could easily be utilised as a fourth bedroom. It has a window to front; arched alcove; ceiling light; radiator; glazed door to rear.

Cloakroom – 1.76m x 1.24m (5’9” x 4’1”) approx.With 2 piece white suite comprising W.C. and wash-hand basin; part tiled; ceiling light; radiator.

Dining Kitchen – 3.66m x 3.63m (12’ x 11’11”) approx.  Window to rear with partial sea views and overlooking the rear garden/patio area; base and wall units in a cream finish with solid wood worktops; part tiled; stainless steel sink and drainer with mixer tap; “range” style cooker with gas hob, double oven and grill; chimney style cooker extractor hood; integrated fridge and dishwasher; larder unit with wire shelving; down lights and ceiling light; radiator; doorway to rear hallway with down light; doorway to Utility Room; glazed door opening to rear garden.

Utility Room – 2.33m x 1.63m (7’8” x 5’4”) approx. Window to rear with partial sea views; base and wall units in cream finish with black granite effect worktops; wall mounted central heating boiler; space for washing machine, tumble drier and freezer; down light; radiator.

A fully carpeted staircase with wooden balustrade leads to the first floor landing with ceiling light; shelved airing cupboard housing hot water tank; hatch to partially floored attic; radiator; attractive pine panelled doors to Bedrooms, Bathroom and Office/Study.

First Floor

Bedroom 1/Master Bedroom – 4m x 3.62m (13’2” x 11’11”) approx. Dormer window to front; part coombed ceiling; ceiling light; radiator.

Bathroom – 3.58m x 1.81m (11’9” x 5’11”) approx. Frosted window to rear; 4 piece white suite comprising W.C., wash-hand basin and corner bath; separate fully tiled double shower enclosure with glass doors; white ladder style radiator/towel rail; ceiling light; ceramic tiled flooring.

Bedroom 2 – 3.51m (at widest) x 2.88m (11’6” x 9’5”) approx. Window to rear with sea views; 2 built-in wardrobes with sliding mirror doors; ceiling light; radiator.

Bedroom 3 – 4.04m x 3.21m (13’3” x 10’6”) approx. Dormer window to front; part coombed ceiling; ceiling light; radiator.

Office/Study – 3.20m (at widest) x 1.97m (10’6” x 6’5”) approx.  Velux window to front; part coombed ceiling; ceiling light.

OUTSIDE An enclosed garden lies to the rear of the property and is laid mainly in lock-block. There are borders with flowers and shrubs. Outside lights. Water tap. Rotary Drier. Wooden gate opening to lane at rear. A further wooden gate opens to the pend at the side. Steps lead down to the Garage and further steps lead up to the Workshop.

Garage – 5.42m x 2.82m (17’9” x 9’3”) approx. A lane at the rear of the property gives access to the Garage with window to side overlooking the rear garden; remote control door; power and light; door to garden.

Workshop – 5.42m x 2.82m (17’9” x 9’3”) approx. Steps from the garden lead to the self-contained workshop which is located above the garage. It has a window to the side overlooking the rear garden, power and light.

Services All mains services: gas, electricity, water and drainage.

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Solicitor

Grant Smith Law Practice

25 High Street Banff AB45 1AN

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The foregoing particulars are being distributed on behalf of the Selling Solicitors by Aberdeen Solicitors' Property Centre Ltd. of 40, Chapel Street, Aberdeen AB10 1SP (Tel: 01224 632949). Whilst the particulars have been prepared with care and are believed to be accurate, no liability for any errors or omissions therein or the consequences thereof will be accepted by the Selling Solicitors or Aberdeen Solicitors' Property Centre Ltd. © Aberdeen Solicitors' Property Centre and Selling Solicitors.