Loubcroy Estate LAIRG WESTER ROSS

Loubcroy Estate LAIRG WESTER ROSS

Lot 1

Loubcroy Estate LAIRG WESTER ROSS A spectacular Highland Stalking and farming Estate Lot 1: Loubcroy Hill (About 7,491.68 Acres) An attractive hill block rising up to nearly 2,000 feet. Exciting Red Deer Stalking with a 5-year average of 23.6 Stags. Other sporting including rough shooting and brown trout fishing on the Chonachair burn and hill lochs. Single block of woodland extending to 3.90 acres providing shelter for livestock and deer. Lot 2: Loubcroy lower hill (About 447.70 Acres) About 263.43 acres of rough grazing/hill ground planted in 2014 under two woodland grant schemes providing an annual income. 184.27 acres of unplanted rough grazing. Lot 3: Loubcroy Farm (About 133.92 Acres) A compact livestock farm overlooking the River Oykel. A traditional 3-bedroom farmhouse requiring refurbishment and range of traditional and modern farm buildings including sheep handling facilities. Land consisting of 53.84 acres pasture and 77.76 acres rough grazing. Lot 4: Caplich Cottage (About 0.19 Acres) A 4-bedroom cottage overlooking the River Oykel in need of refurbishment. Includes a traditional outbuilding and garden. For sale in 4 lots or as a whole About 8,073.49 Acres (3,267.30 Ha) in Total Lairg 17 miles Ullapool 27 miles Dornoch 33 miles Inverness Airport 65 miles (All distances are approximate) These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text.

Situation Loubcroy is situated in the heart of Wester Ross with breath-taking Highland scenery ranging from the infamous River Oykel flowing along the eastern boundary and Ben More Assynt situated to the north of the estate forming a spectacular backdrop rising up to 3,270 feet. The estate has a variety of terrain ranging from haugh land at the eastern boundary and rising up to open hill on the western side of the main road. Loubcroy is located a short distance to the west of Oykel Bridge and is accessed off the main Bonar Bridge to Lochinver road (A837). The estate is situated about 26 miles to the northeast of Ullapool and the town of Lairg is 17 miles to the east and provides a range of local services including shops, primary school, several hotels, a train station and sailing club. Secondary schooling is available in Golspie and Dornoch. At Rosehall (8 miles) there are two hotels (Achness and Oykel Bridge). The city of Inverness is about one and a half hour s drive away and has all the facilities expected of a major regional capital including a shopping complex, private schooling, hotels, restaurants, hospital, Cathedral and main line railway station with sleeper service to London. Inverness airport is 65 miles away and has a variety of services to a selection of domestic and international destinations. The Northern Highlands offers plenty for the outdoor enthusiast with hill walking, trekking, mountain biking all on the door step. As well as the sporting opportunities on the estate itself, stalking, walked-up grouse shooting and pheasant shooting can be rented on a number of the surrounding estates in northern Ross-shire and Sutherland. For the fisherman the area boasts superb salmon fishing with the Oykel, Carron, Shin and Cassley all within easy reach. Loubcroy is well located for access to the west coast with miles of sandy beaches and opportunities for sailing and sea fishing. For the golfer there are plenty of courses to choose from ranging from the local course at Bonar Bridge to the wold famous Royal Dornoch links only 34 miles away. Lot 1

Description Loubcroy Estate extends to about 8,073.49 acres in total and is easily accessed via the main Bonar Bridge to Lochinver road (A837). The estate rises from the banks of the River Oykel along the eastern boundary and rises to the summit of Meall an Fhuarain at the Western boundary. The estate includes a traditional farmhouse and a riverside cottage both of which require renovation. There is also a set of farm buildings and sheep handling facilities. The land consists of 53.84 acres pasture, 262.03 acres rough grazing, 263.43 acres planted rough grazing/hill, 7,461.78 acres hill, 3.90 acres woodland and 28.51 acres roads/buildings/rivers/ misc. The estate is available for sale in 4 lots as follows: Lot 1: Loubcroy Hill (About 7,491.68 Acres) Loubcroy hill and deer forest sits to the west of the minor county road and runs from a deer fenced eastern boundary close to the Chonachair burn and rises up to the summit of Meall an Fhuarain on the western boundary. The hill ranges from lower sheltered ground and rises up the spectacular slopes of Meall an Fhuarain with stunning views looking west towards the Summer Isles. The land consists of 7,461.78 acres hill, 3.90 acres woodland and 26 acres rivers/streams/miscellaneous ground. The boundaries to the south and west are open to the stalking estates of Corriemulzie, Langwell, Ledmore and Rhiddorroch, whilst the majority of the eastern boundary is neighboured by a deer-fenced forestry plantation owned by the forestry commission. Depending on the wind direction, the hill has the advantage of being accessed at either end via two forestry tracks accessed off the main road. One of the tracks is located close to Craggie (north of Loubcroy Farm) and the other track is located just south of Loubcroy Farm. Woodland Close to the Chonachair burn there is a single block of mature conifers extending to about 3.90 acres providing shelter for sheep and deer during the winter. Red Deer Stalking Loubcroy Hill provides some exciting stalking with varied terrain including steep sided burns running off Meall an Fhuarain as well as some great vantage points to see over the majority of the ground. The hill is best stalked in an easterly wind. The estate falls under the North Ross Deer Management Group and with an annual count carried out in February/March each year. These numbers do vary with the migrating of deer from the neighbouring deer forests throughout the season. Currently the stalking rights are let to the neighbouring Corriemulzie Estate on an annual agreement. The estate is Lot 1 Lot 1

understood to be lightly stalked and currently has a 5-year average of 23.6 stags. About 10-15 hinds are also culled each year. Other Sport The hill ground also offers opportunity for rough shooting for woodcock and snipe and there are a number of hill lochs together with the Chonachair burn providing wild brown trout fishing. Year Stags 2011 28 2012 24 2013 22 2014 22 2015 22 5-year average 23.6 Lot 2: Loubcroy lower hill (About 447.70 Acres) The lower hill is situated either side of the main road and consists of 184.27 acres of unplanted hill and 263.43 acres of planted hill/rough grazing. The planted ground is fully deer fenced and was planted through two Rural Development Contracts under the Lot 1 Lot 1 Lot 1 Lot 1

Scotland Rural Development Program (SRDP). The first is a 15-year Native Woodland Planting scheme with a current annual income of 17,141.48 per annum. This scheme covers about 152.36 acres and was planted in a mixture of native broadleaf in 2014. The second is a 10-year Productive conifer low cost scheme with a current annual income of 9,933.95. This scheme covers about 111.07 acres and was planted in a mixture of Sitka Spruce and Lodgepole Pine in 2014. The planted land is all fully deer fenced. A purchaser will be assigned both schemes and will need to fulfil all obligations of management in order to continue to receive the annual payments. Lot 3: Loubcroy Farm (About 133.92 Acres) Farmhouse Accessed off the main road via a private estate road, the farmhouse is of traditional harled stone construction beneath a pitched slate roof. With fine views over the surrounding farmland, the accommodation is over two storeys as follows: Ground Floor: entrance porch, kitchen, sitting room, hall, bedroom and bathroom. First Floor: landing, two bedrooms. There is a small enclosed garden. The farmhouse has been vacant in recent years and requires complete refurbishment. Farm Buildings Adjacent to the farmhouse there is a range of buildings as follows: GP Shed: 9 bays, steel portal frame, block/corrugated walls with corrugated roof (12.2m x 41m). Served by mains electricity. Byre: Stone construction beneath a slate roof. Includes a lean to set of kennels on the southeast gable. Set of traditional stone sheep fanks. Lot 2 Lot 2 Lot 3

Loubcroy Farmhouse, Lairg, Wester Ross, IV27 4BH Ground Floor First Floor Lot 3 Approximate Gross Internal Floor Area 107.97 sq.m/1141 sq.ft. This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars Lot 3 Land The land within lot 3 extends to a total of 133.92 acres in total and comprises of 53.84 acres pasture, 77.76 acres rough grazing and 2.32 acres roads/buildings/ miscellaneous. One field is cut for silage each year. The remainder of the land is grazed for livestock. Lot 3

Caplich Cottage, Lairg, Wester Ross, IV27 4BH Lot 4: Caplich Cottage (About 0.19 Acres) Situated overlooking the River Oykel, the cottage is approached via a private estate track. The cottage is of harled stone construction beneath a pitched slate roof. The single storey accommodation is as follows: Porch, kitchen, bathroom, sitting room, bedroom with ensuite shower room and three further bedrooms. The cottage has superb views of the river, with a nearby footbridge giving access to the opposite bank. There is a garden area and an outbuilding used as a store. The cottage requires complete refurbishment but offers a lovely riverside property with plenty of privacy. Farming System Loubcroy farm (lot 3) is currently let to a local farmer on an annual grazing agreement. Silage is cut in one field each year and livestock are grazed on the remainder of the pasture and rough grazing. Approximate Gross Internal Floor Area 105.46 sq.m/1135 sq.ft. This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars Sporting The sporting rights are in-hand. Residential Schedule Property Occupancy Services Loubcroy Farmhouse Vacant Mains electricity, oil-fired rayburn, private water supply and private drainage. Caplich Cottage Vacant Mains electricity, oil-fired rayburn, private water supply and private drainage. Solicitors Ledingham Chalmers LLP Johnstone House, 52-54 Rose Street, Aberdeen AB10 1HA Tel: 01224 408408 Fax: 01224 408409 Email: hazel.moir@ledinghamchalmers.com Lot 4 Lot 4

Directions Take the A9 north from Inverness and B9176 north to Bonar Bridge. After crossing the bridge turn immediately left through the village and after about 5 miles turn left onto the road signposted for Lochinver. Continue for about 14 miles until you reach Oykel Bridge and Hotel, continue on for about 2½ miles, after crossing the Chonachair bridge, Loubcroy Estate lies on either side of the road, with the entrance to the farm (lot 3) and cottage (lot 4) on your right. Basic Payment Scheme All of the farm land is registered by Agricultural, Food and Rural Committee in Rural Payments and Inspections Directorate (AFRC-RPID) under the code 767/0062. There are 6.94 ha of region 1 entitlements and 1,597.86 ha of region 3 Basic Payment Entitlements. The estate received a payment of 54,199.41 in 2015. The estate also qualifies under the Less Favoured Area Support Scheme (LFASS). Woodland Grant Schemes Details of the income stream from the two woodland grant schemes in place within lot 2 are detailed below: 15-year Native woodland planting scheme with annual income of 17,141.48 until 2019 then reduced to a sum of 3,699.60 between 2020 and 2029. 10-year Productive Conifer low cost scheme with annual income of 9,933.95 until 2019 then reduced to a sum of 2,697 between 2020 and 2024. Further documentation on the woodland grant schemes can be obtained from the Selling Agents. Local Authority AFRC-RPID Highland Council The Links Glenurquhart Road Golspie Business Park Inverness Golspie Inverness-shire Sutherland IV3 5NX KW10 6UB Tel: 01349 886606 Tel: 01408 634063 Travel Arrangements Inverness Airport Tel: 01667 462041 Wick Airport Tel: 01955 606946 Edinburgh Airport Tel: 0844 448 8833 Car Hire Hertz Tel 08708 448 844 Europcar Tel 0870 607 5000 Hotels The Oykel Bridge Hotel Tel: 01549 441218 Achness Hotel Tel: 01549 441239 Entry Entry is available by arrangement with the seller. Sporting Rights The sporting rights over the whole estate are in-hand. Timber and Minerals All standing and fallen timber and the mineral rights are included in the sale insofar as they are owned. Exclusion The radio mast and site (30m x30m) located on Chonachair Hill (lot 2) is not owned and is excluded from the sale. Designations Loubcroy Estate has a environmental designation as follows: The River Conacher which flows through the hill ground (lot 1) into the Oykel, is designated under the River Oykel Special Area of Conservation (SAC). Rights of Access and Title Conditions The estate is sold with the following rights of access: 1. There is a right of access from the public road to the radio mast site in favour of the Northern Joint Police Committee and other users. 2. If Caplich cottage (lot 4) is sold separately to the farm (lot 3), then the buyer of lot 4 will have a formal right of access over the estate track until reaching the property. Health and Safety Given the hazards of an estate we ask you to be as vigilant as possible when making your inspections, for your own personal safety. Viewing Strictly by appointment with the Selling Agents Knight Frank (tel 0131 222 9600). Offers Offers should be submitted in Scottish legal form to the selling agents. Prospective purchasers are advised to register their interest in writing with the selling agents following inspection. Closing Date A closing date for offers may be fixed and prospective purchasers are advised to note their interest in writing to the selling agents. The seller reserves the right to conclude a bargain for the sale ahead of a notified closing date and will not be obliged to accept either the highest or any offer. Conditions of Sale 1. Title The subjects are sold under the conditions in the Title Deeds, rights of way (if any), water rights affecting the same, whether shown in the Title Deeds or not. They will be sold as possessed by the Seller and no warranty is given. 2. Deposit On conclusion of missives a deposit of 10 per cent of the purchase price will be paid with the balance due at the date of entry. This deposit will be non-returnable in the event of a purchaser failing to complete the sale for reasons not attributable to the Sellers or their agents.

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES763454). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES763454). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

0131 222 9600 80 Queen Street Edinburgh, EH2 4NF edinburgh@knightfrank.com KnightFrank.co.uk Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing ( information ) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Viewing by appointment only. Photographs dated August 2016. Particulars dated: August 2016. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members names. 55mm Flap