Highlands of Scotland - stone built cottage in 0.23 acres, hamlet of Elphin, 14 miles north of Ullapool. offers over 190,000 gbp.
the cottage is set amidst fabulous highland scenery with spectacular Suilven, Canisp and Cul Mhor being very near 'neighbours'.
with it's quiet rural highland setting and open countryside to 3 sides the cottage offers a 'one-off' restorative to the bustle of suburbia.
scenic splendour surrounds the cottage, with this being the truly stunning aspect from the in-grounds gravelled parking area.
Fresh, striking white slab units under 'traventine' worktops, intergrated black oven, hob & micorwave, concealed dishwasher.
Built in the 1850s, Cuil Breac has all the cottage style, character and enchantment expected from a house with history.
Being completely and sympathetically renovated and remodelled throughout Cuil Breac's new interiors want for nothing.
Cuil Breac's surroundings are truly magnificent, with majestic Scottish Highlands splendour on view from every aspect.
Cuil Breac cottage is in the hamlet of Elphin - on the A835 route and is 14 miles north of Ullapool in the north west Highlands of Scotland - the least populated area of the UK. Some 210 miles north west of Edinburgh and 60 miles south of Cape Wrath, Elphin is within the North West Highlands of Scotland GEO-Park, midway between Lochinver and Ullapool. The Scottish Highland capital city of Inverness is 72 miles to the southeast..
Local and comprehensive food and general shopping is available on Ullapool and Lochinver - 20 mins away.
City Centre shopping is based in Inverness where most of the major stores and outlets have presence
Step out from the door, up the path
and into Highland countryside.
Choose from Cul Mhor, Quinaig or Suilven, all are neighbours.
The coastal route from Lochinver to Ullapool is a splendid short drive away.
Inverness is served by many major carriers linking to the rest of the UK.
House for sale highlands of scotland - more general information for the really serious...
Many television programmes show people in England moving to a better life abroad, however recently people in England who want a better way of life are deciding to just cross the border into Scotland. Scotland offers free prescriptions, good schools, no university fees and more for your money in terms of property. A lot of people are taking the plunge and moving North for this lifestyle for them and their family.
Just recently the Labour Party, the Scottish National Party and the Liberal Democrats ruled out student tuition fees for the next five years of this parliament's term. This costs students in England a shocking 9,000 GBP a year so if you have children just leaving school then this could be a huge draw for them just by moving north.
Jamie and Charlotte Smith have a five month old daughter and while the chance of a free education for her is important to them, their main reason for moving to Scotland is that property prices there are so much cheaper than where they currently live in Market Harborough. They are selling their three bedroom cottage there and want to buy a church conversion in Oban in Western Scotland. The church conversion is a four bedroom property which also has space for a recording studio for Jamie for just 400,000 GBP, he says that if he were to look for something similar in Leicestershire it would be around the 1million GBP mark.
However many people are simply moving North because of the cost of student fees. They were abolished in Scotland in 2000 and after the Scottish Parliament was set up and because of the high cost of sending your children to university these days many parents are deciding to look for property in Scotland and save thousands. Under the Student Allowances (Scotland) Regulations of 2007 as long as students are resident on August 1st in the year that their course begins then the tuition fees are not payable as long as they attend Scottish universities. If a family moved to Scotland and had three children which all intended to go to university then they would save 81,000 GBP in fees alone. Edinburgh University has an excellent reputation and everyone knows that Prince William and Kate Middleton attended St Andrews University because it was so good.
Elderly people are also tempted to go to Scotland as there are no prescription charges whilst they are to rise in England and the hospitals offer a very good health service, care costs are also a factor. In England elderly people are forced to sell their homes to cover nursing home costs but in Scotland care-home residents can claim 69 GBP a week towards their nursing costs and 153 GBP towards personal care. Residents only have to cover what is deemed "hotel charges".
The Scottish housing market is also a lot more stable than its English counterpart. English house prices tend to have booms and busts but this is not the case North of the border. Therefore it is no wonder that a lot of people are opting to choose life over the border
There are times when living in Scotland, rather than England, has its disadvantages. The weather, for a start. And for those of us who live in the central belt, STV's continual failure to get any of the good programmes being shown everywhere else. But when house buyers come to see a solicitor in Scotland, a question they often ask is "What if I'm gazumped?" Then we can proudly say: don't worry. It's unlikely to happen in Scotland.
Scottish clients have often seen article after article in the press complaining about this English practice of gazumping, whereby the owner of a house accepts an offer to buy his property "subject to contract". Nothing is binding until contracts are signed (or "exchanged") between the buyer and seller. It can take as long as 10 - 12 weeks for these formalities to be completed, and if the seller is tempted by a higher offer during this period he simply cancels the deal, leaving the buyer not just disappointed but also out-of-pocket, as he will probably have paid out fees to his solicitor and surveyor.
When property prices are in decline, as they are now, the practice of gazumping becomes rare. The buyer's revenge of "Gazundering" then becomes a problem, as buyers can wait until everybody is poised to exchange contracts before lowering the offer on the property, threatening the collapse of a whole chain of house sales waiting for the deal to go through. But, as sellers will be glad to hear, gazundering is unlikely to happen in Scotland either.
In Scotland, once you have found the house you like, you instruct your solicitor to note your interest. If a number of buyers are interested, there is usually a process of sealed bids in which each prospective buyer puts in a blind offer of a certain price by a closing date, and when the bids are opened, the highest one wins. A series of letters known as missives are then exchanged ironing out the deal, and the matter is then binding on both sides, at a much earlier stage than in England. Most of Scotland, and in particular Edinburgh and Glasgow, have "Standard Missives" which means that the contract or missive requires a minimum of negotiation and allows contracts to be exchanged without delay. There is no second stage of "exchange of contracts."
Of course, it is always possible that one party may back out before missives are finished. However, conclusion of missives tends to take place quite quickly, and before either side has incurred much expense, so if this happens it is not usually serious.
Scottish clients interested in buying properties in England may like to know that changes are being considered for England, and draughtsmen are working on a new style of contract that will deter buyers and sellers from backing out of the deal, providing a lock-out agreement that would, among other things, stop gazumping and gazundering. But it would be voluntary, not a requirement for the buyer and seller to sign up.
This contract would require both parties to continue with the house sale at the agreed price subject to certain conditions: if, for example, the property were found to be suffering subsidence, the contract would be nullified. But if the market suddenly dropped and the buyer wanted to reduce the price, the contract would hold firm and the buyer would either have to continue with the deal at the agreed price, or lose a deposit for withdrawing from the deal. The size of the deposit would vary from contract to contract, but would always be big enough to stop people from dropping out without good reason.
All this is in the future. For now, gazumping and gazundering will continue to be a problem in England. But, let's not be unfair to the English. Though the press loves to talk about it, the practices are not as common as you might think. We know of cases where a seller received higher offers but stuck to the original one because he felt it was the honourable thing to do. Also, gazumping has sometimes saved the day. In cases where the original buyer has started to prove difficult or is wasting everybody's time, endangering the whole chain of sales and purchases, he can be quickly ditched, a new buyer can step in and the whole chain can be completed.
However, it's still good to know that in Scotland, once your offer is accepted, the deal is binding and enforceable on both sides, and neither side is going to back out of it later just because they could do better on the price.
Find a Scottish
Get Your Finances in
How to Find a
Suitable Property in Scotland
Information Pack (PIP)
(1) The Single Survey
Some buyers are still sceptical about accepting what is written in a survey report commissioned by the seller and you may find that you wish to commission your own survey. This may simply be because the single survey does not address all the issues you as the buyer would like to investigate about the property.
(2) The Energy Report
(3) The Property
Noting Your Interest
in a Property You Wish to Buy
Making an Offer for a
Fixed Price Property
Deciding What Price
In setting a "fixed price", the seller is effectively saying that they will accept the first offer at that fixed price, although they are not legally obliged to do so. Newly built homes are nearly always sold at a fixed price in Scotland and older homes are very often sold at a fixed price during poorer market conditions.
In the "offers over" system the property is advertised at "offers over" a stated figure, with the "offers over" price set typically 10% or more less than the actual estimated value. Interested parties are invited to make blind bids at a "closing date" when the seller normally accepts the highest offer (but isn't obliged to do so, or even any of them for that matter).
"Offers around" is a relatively new pricing structure to Scotland which has really come about as a result of the valuation contained in the single survey. The offers around price will be typically very close to the single survey valuation.
Deciding on what to offer for a property is really more of an art than a science, especially in a booming market. Very popular properties will almost certainly never be offered at a fixed price and you will typically have to enter into a blind auction and submit an offer at a closing date, with other interested parties, to secure the property. Your solicitor should be able to offer guidance as to what to bid.
The "offers over" method is often referred to as the "upset system", whereby a specified upset price is set which the seller expects to be exceeded by anywhere between 10-30% (can sometimes be much more). When deciding what "offers over" price to bid for a property at a "closing date" (when all bids must be received and are opened), it can be very difficult to know what to offer, as effectively what's taking place is a blind auction, and you will not know what your rivals are offering. Probably the best advice is to do enough research to ensure you're not paying ridiculously over the odds, but at the same time making the best offer you can reasonably afford without over stretching yourself.
Deciding on a realistic price to pay for a property needn't be too difficult and is really a matter of common sense and the constraints of your budget. There are lots of internet sites (e.g. Registers of Scotland/ Zoopla) that will allow you to look up recent house sale prices in an area and you should be able to make "comparisons" with those recently sold to come up with a sensible price to offer. Your solicitor/estate agent should also have a good idea of what to offer and you will certainly need their expertise if the house you are wanting to buy is unique or unusual in any way and attracting a lot of interest.
Making Your Offer,
it's Conditions and Acceptance
Once your offer has been submitted, the seller normally has 24 hours to verbally accept your offer subject to contract (known in Scotland as "conclusion of missives"). If your offer is accepted and you have made your offer subject to carrying out your own independent survey (as opposed to just relying on the PIP survey) you will usually have 48 hours to have the survey carried out and satisfy yourself that the property is in satisfactory enough condition to proceed. If, for any reason, your surveyor "down-values" the property you may seek to re-negotiate the agreed price or, if he spots problems, commission your own further specialist reports for any damp, infestation, structural or other such problems. You may also wish to pull out if the survey throws up too many insurmountable problems.
Checking Title and
the Property Searches
The Conclusion of
and Your New Mortgage
Check the Property
When You Move In
To finish off the transaction, your solicitor will send the Disposition and any Standard Security, along with any other title deeds, to the Registers of Scotland at Meadowbank in Edinburgh to have you registered as the new owner in the Land Register for the relevant Scottish county. Within a few months your solicitor will send you a new Land Certificate with yourselves shown as the new owners of your property. You can now rest easy that you have a state guaranteed title to your new home.
They don't build cottages like Cuil Breac anymore!