WEDDER HILL ESTATE...Wedder Hill Estate sits on the banks of the Halladale River and extends to around 2352 acres. The Estate with its mosaic of habitats exhibits all the traits of

W E D D E R H I L L E S T A T E

FORSINARD, SUTHERLAND, SCOTLAND, KW13 6YT

W W W. G O L D S M I T H - E S TAT E S . C O M

E X C L U S I V E A N D I N D E P E N D E N T

W E D D E R H I L L E S T A T E

FORSINARD, SUTHERLAND, SCOTLAND, KW13 6YT

Compact deer forest with iconic Sutherland views

Thurso 29 milesWick 49 milesLairg 57 milesInverness 87 miles

· 3-bedroom Highland cottage

· Outbuildings with development potential

· Red deer stalking with potential for 8-10 stags per year

· Additional sport including rough shooting and trout fishing

· 100 acre (42 Ha) potential woodland planting scheme

In all about 2352 acres (952.15 Ha)

For sale as a whole or in two lots

Wedder Hill Estate sits on the banks of the Halladale River

and extends to around 2352 acres. The Estate with its mosaic

of habitats exhibits all the traits of the wild iconic Sutherland landscape

with large open spaces and vast skies. With a five-year average of 7

stags and 8 hinds and a large resident hind population the estate offers

exciting stalking for the keen sportsman. For those seeking solitude this

presents a rare opportunity to purchase a remote and manageable

property with excellent development potential.

www. goldsmith-estates.com



SITUATION

What makes Caithness and Sutherland so unique is the subtle way the different landscapes seamlessly merge. From the dramatic north west scenery where the mountains meet the sea, to the varied flow country of the east; Sutherland is arguably Europe’s last great wilderness. Characterised by scattered fishing villages, award winning golf courses, fairy-tale castles and archaeological wonders it offers something for everyone. This unspoilt, dramatic landscape also offers some of the finest spate river salmon fishing in Scotland and some challenging and exciting stalking. The region is home to the distinctive Suliven and the high tops of Ben More, Foinaven and Arkle which offer a wealth of walking, climbing and photography opportunities. The area also incorporates the wilds of Cape Wrath and the Highlands Geopark. More locally you can find the distinctive Forsinard flats which draw a number of bird species to the area each year.

Situated at the southern end of Strath Halladale lies the small community of Forsinard. The small hamlet consists of a few cottages, visitor centre, tea room and railway station with connections to Inverness. Celebrated for its ‘blanket bog’ the flow country of Sutherland and Caithness is one of the most protected and celebrated wildernesses is of National and international Importance. The landscape is predominantly rolling moorland with peatland to the western mountain range. Despite the area’s remote nature, the area is popular with tourists seeking the last true wilderness.

The small active railway station on the Inverness to Thurso line, has recently been partly converted in to a visitor centre and is open daily between Easter and October. In addition, the Royal Society for the Protection of Birds (RSPB) runs an education centre at the nearby Forsinard flats. This centre offers a number of well-marked trails, regular guided walks, viewing platform and bird watching opportunities.

Further afield there are a plethora of tourist attractions to explore, including the Castle of Mey, the Queen Mother’s favourite Scottish retreat and Dunrobin Castle, the jewel in the crown of the Highlands. Alternatively, discover the beautiful land formations of the Highland Geopark or climb the many Munros in the area. Lying only 30 miles due south of the beautiful north coast, the white sandy beaches of Balnakeil and Sandwood Bay are only a stones throw away and Smoo Cave is not to be missed. John O’Groats is only 48 miles to the north and Scrabster is the gateway to Orkney and the Shetlands.

For the golfing enthusiast a trip to the iconic Royal Dornoch and Golspie courses are a must; with smaller course at Durness, Bonar Bridge and Brora.

The nearest towns are Wick and Thurso whereby, all provisions and essentials can be obtained. The towns also offer a wide selection of shops, bars, restaurants, supermarkets, services and amenities.


Picturesque Strathy Point Lighthouse Near Thurso



Set in a scenic position with views of the Halladale River, Ben Griam Beg & Meall A’Bhealaich, the whitewashed croft house consists of three bedrooms and two reception rooms. The property would benefit from some upgrading but is structurally sound and sits in an enviable position with far reaching views. Built in the 1950’s the property is principally of brick construction under a slate roof. Lying close to the cottage are is a range of outbuildings providing useful storage accommodation (including a game larder) and offering the opportunity to create additional living accommodation.

Approached by a private track off the main road and accessed across a small bridge the track culminates in a parking area to the side of the house. The white painted cottage sits on a small hillock offering good views of the River Halladale below.

PROPERTY


FLOOR PLAN NUMBER ONE HOLDING FORSINARD COTTAGE

NOT TO SCALEDIMENSIONS IN METRES


Bedroom 2Bedroom 2

Bedroom 1

3.79

3.80

4.13 4.621.52

Bedroom 3

Kitchen Utility

Sitting Room

Pantry (0.92x0.92)Bathroom

Airing Cupborad

Bedroom 4

2.8

0.55

2.8

3.77

3.93

3.23

2.78

4.69

3.77

3.58 2.62

2.06

2

1.58

1.35


LAND

The land extending to 2352 acres is characterised by gentle rolling moorland, peatland and enclosed grazing/mowing land, forming an enchanting and diverse property.

The majority of the land is made up of undulating heather ground and peatland which is home to an abundance of flora and fauna including the rare Sphagnum Majus moss. The scattered wet splashes create a diverse and rich environment for wildlife and provides a welcoming habitat for a number of rare bird species. The topography of the land offers a vegetation rich feeding ground for deer and the woodland to the north of the estate provides valuable shelter in inclement weather. As a result, the land holds red hinds and has a large resident red deer population, along with a few roe deer. The Estate offers challenging and exciting stalking opportunities for all abilities. The current owners do not shoot the deer heavily, only taking around 7 stags a year. However, we believe there is scope to increase cull figures and still maintain healthy deer stocks. The Estate is an active member of the Northern Deer Management Group.

The rolling heather ground to the west of the estate is an ideal habitat for snipe, woodcock and the occasional grouse and offers good walked up shooting. For those seeking additional sport there is scope to utilise some of the existing hill lochans as duck flighting ponds.



LAND

The enclosed grazing/mowing land extends to 25.6 acres (10.4 Ha) and is conveniently located adjacent to the surrounding the house/buildings. This land is naturally watered and offers improved grazing for sheep or cattle and currently provides one cut of silage a year ; it could be used as pony paddocks.

The eastern section of the estate sits within the Sutherland and Caithness Peatlands; an area highly regarded for its wide variety of inland water bodies, bogs, marshes, heathland and fens. The Caithness and Sutherland Peatlands support a number of high-quality freshwater loch habitats and cover an area greater than 140,000 ha. The scale and diversity of the peatlands of Caithness and Sutherland make them unique in Europe and they are three times larger than any other peat mass in the UK. It is possible that at some stage in the foreseeable future the carbon fixing ability of the property will attract an income together with further payments for environmental goods and services related to the biodiversity of the property.

As a Special Protection Area, RAMSAR site and Special Area of Conservation the area around Wedder Hill is heavily protected but management input is minimal and enjoyment is not compromised. The land also includes part of the Sletill Peatland SSSI. Neighbouring property to the north of Wedder Hill is part of the Forsinard Flows National Nature Reserve.




The property is registered as owner occupied croft land, whereby the proprietor is the owner of the land outright and there is no crofting tenant. There are no third-party interests. The purchaser would therefore become an owner-occupier crofter in terms of the Crofting Acts. As a croft there are a number of significant capital grants available for the improvement and management of the land. These include schemes for woodland creation, habit restoration and the renovation or reconstruction/renewal of the dwelling.

Prospective purchasers who have any concerns about the implications of the crofting tenure should satisfy themselves by referring to the Crofting Commission website www.crofting.scotland.gov.uk or going to their offices at Great Glen House, Leachkin Road, Inverness, IV3 8NW. The land is registered for Basic Payment Scheme however, there are no Basic Payment Scheme entitlements included in the sale. Further details are available from the selling agents upon request.

CROFTING

Ordnance Survey © Crown Copyright 2019. All Rights Reserved.Licence number 100022432Plotted Scale - 1:25000. Paper Size - A4

BOUNDARY PLAN


Area in Red - Lot 1

Area in Blue - Lot 2

Areas in Green - Potential woodland creation through Forestry Grant Scheme of approximately 43 Ha


ESTATE OUTBUILDINGS

The Estate benefits from a number of outbuildings including a former stone byre, deer larder (registered with the local authority) and stone storage shed. Subject to planning these would offer great development opportunities for those wishing to create additional living accommodation. We believe that it might also be possible to re-site the existing dwelling and obtain grant funding up to £39,000 for the reconstruction.

RAILWAY COTTAGE

The former Railway Cottage is located on the southern boundary of the estate and enjoys views across the Forsinard Flows. Positioned on the remote Far North Line this former signal house is ripe for development and provides the opportunity for a great renovation project. The Sutherland and Caithness Railway was authorised in 1871, and the single-track line, which connected Helmsdale Wick and Thurso, opened on 28 July 1874. The Forsinard railway station was one of the original stations on this line and is still in use today.



SPORT

The distinctive land at Wedder Hill provides challenging but exciting stalking to test even the most experienced of stalkers. The number of hinds recorded over the years are relatively stable, and it would appear populations are largely resident. The local deer management plan has suggested a cull target of 8-10 head a year but we believe this could be increased. The adjoining woodland holds large numbers of deer throughout the year with hinds and stags being drawn out on to the greens of Wedder Hill during the day to graze. The topography of the land is gently rolling, even on the flats, and burns provide additional cover to aid stalking and minimise crawls.

The sheltered western moorland offers great deer stalking in north winds and the eastern region really comes in to its own when the wind blows from the south east. The shape and layout of the Estate offers deer stalking in all weather conditions.

Strategically positioned high seats would offer additional variety and more accessible stalking for those less experienced.

The Estate’s 5-year average is currently 7 Red stags and 8 Red hinds a year. As a result of good quality grazing red stags are generally a good size often weighing in excess of 15 stone (95 kg). Multipoint heads of good quality are regularly taken. The ground is largely all accessible by ATV (with caution) for deer extraction purposes.

There is also a historic grass airstrip in the wood to the north of the Estate which could potentially be reinstated subject to the necessary consents.



OTHER SPORT

The River Halladale meanders peacefully through the estate providing great trout fishing and riparian views. All riparian ownership rights are included in the sale. Otters are occasionally to be seen. This section of the River is the upper reach and there are no salmon fishing rights, lower down (and off the property) the Halladale provides great salmon fishing opportunities. The Halladale is a productive and scenic river with a five-year average of 590 salmon and grilse. In its entirety the fishable river offers 15 miles of double bank fishing and flows through beautiful wilderness scenery into the Pentland Firth. The river comprises of 6 beats and over 50 named pools. Salmon fishing can be arranged via the Strath Halladale Partnership.

Alternatively, via the local angling club there is fantastic brown trout fishing on the nearby Cross Lochs which are within walking distance of Wedder Hill and regularly produce trout up to 5lbs. Trout lochs too numerous to count abound in the area and local arrangements can be made to fish these as well.



DIRECTIONS

From Inverness head north on the A9 towards Golspie, Brora and Helmsdale. In Helmsdale, turn left onto the A897 and continue on for 25 miles. Firstly, through Kildonan, then Kinbrace, then on through Auchentoul towards Forsinard. In Forsinard, cross the railway line and after half a mile, the estate can be found on the right-hand side just north of the village of Forsinard.

Inverness Airport has daily scheduled flights to and from Edinburgh, London Luton, Gatwick and Heathrow. There are sleeper services (nightly, except Saturday) from Inverness to London, as well as services to other destinations throughout the country. NUMBER ONE HOLDING FORSINARD COTTAGEWater Supply Bore hole private water supplyElectricity Supply MainsHeating Oil burning stove providing central heating and hot water.

SERVICES The non-domestic rates including sporting rates along with all other outgoings shall be apportioned between the seller and the purchaser(s) as at the date of entry. LOCAL AUTHORITY - The Highland Council COUNCIL TAX - Valuation Band B ENERGY PERFORMANCE CERTIFICATE - A copy of the Energy Performance Certificate is available upon request from the selling agents.

SPORTING RIGHTS - The shooting rights are all in hand and are included within the sale in so far as they are owned. This expressly excludes the salmon and trout fishing rights. The rateable value of the deer forest is £1150 and is payable to the Highland Council. It is understood that the sporting rates have been challenged.

TUPE -There are no employees. TIMBER - All fallen or standing timber will be included in the sale. LARDER - Larder fittings will be included in the sale. OUTBUILDINGS - All tools, wood, machinery in the outbuildings are not included in the sale. MINERALS - The mineral rights are included within the sale in so far as they are owned. DESIGNATIONS - The eastern section of the estate sits within the Sutherland and Caithness Peatlands. Furthermore, Wedder Hill lies predominantly in a Special Protection Area, RAMSAR site and Special Area of Conservation. The land also includes part of the Sletill Peatland SSSI. The designations may have implications on land use and management techniques and the purchaser(s) should satisfy themselves with the management agreement and site conditions. SERVITUDES, BURDENS WAYLEAVES, RIGHTS OF WAY - The property is sold subject to and with the benefit of all existing servitude and wayleave rights, including rights of access and rights of way, whether public or private. The property is also sold subject to the rights of the public access under the Land Reform (Scotland) Act 2003. It is up to the purchaser(s) to satisfy themselves as to the nature of all such servitude rights and others following their solicitor’s examination of the Title deeds. BASIC PAYMENT SCHEME - The land is registered for Basic Payment Scheme and SGRPID via an agent. ENVIRONMENTAL SCHEME - The seller’s agents are not aware of any current schemes.



INTRODUCTION1. These particulars have been prepared and are intended to provide a fair and substantially accurate overall description purely for the guidance of potential purchasers and do not constitute part of an offer or contract, either express or implied. No responsibility is assumed for the accuracy of individual items within these particulars and prospective purchasers ought to seek their own professional advice.

2. These particulars have been prepared in all good faith to give a fair overall view of the property. If any points are particularly relevant to your interest in the property please ask for further information/verification. Goldsmith & Co. strongly recommend that you discuss any particular points, which are likely to affect your interest in the property with them, in order that you do not make a wasted journey.

3. Nothing in these particulars shall be deemed to be a statement that the property is in good structural condition or otherwise nor that any services, appliances, equipment or facilities are in good working order. Purchasers should satisfy themselves on such matters prior to purchase and may wish to instruct an independent survey.

4. The photograph/s depicts only certain parts of the property. It should not be automatically assumed that all contents/furnishings/furniture, etc. photographed are included in the sale. No assumptions should be made with regard to parts of the property that have not been photographed. Please ask for further information if required.

5. Any areas, measurements or distances referred to are given as a GUIDE ONLY and are NOT precise. Certain measurements have been taken using a sonic measuring apparatus. If such details are fundamental to a purchase, purchasers are asked to contact the office for further verification, particularly if travelling some distance to view the property. All descriptions, dimensions, areas, reference to condition, and necessary permissions for use and occupation and other details are given in god faith and are believed to be correct, but any intending purchasers should not rely upon them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each item.

6. IMPORTANT NOTICE - Neither these particulars nor any subsequent communication by us on behalf of the vendors relative to the property shall be binding upon our clients (whether acted on or otherwise) unless the same is incorporated within a written document signed by our clients or on their behalf satisfying the requirements of Section 3 of the Requirements of Writing (Scotland) Act 1995 or is granted in pursuance of any such document.

7. ENTRY - Entry will be as mutually agreed.

8. CLOSING DATE - A closing date by which offers must be submitted may be fixed at a later date unless the property has been sold previously. Prospective purchasers who have notified their interest to Goldsmith & CO in writing, will receive a letter drawing their attention to the closing date. The Seller will not be obliged to accept the highest or indeed any offer and has the right to accept an offer at any time or withdraw the property from the market. The Seller will not be liable for any costs incurred by interested parties.

9. OFFERS - Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to the selling agents, Goldsmith & Co., 48 North Castle Street, Edinburgh, EH2 3LU. Tel: 0131 476 6500 Fax: 0131 476 6501 E-mail: [email protected] Offerors, particularly those from England, should satisfy themselves, through their Scottish Lawyer, that they fully understand the implications of offering under Scottish Law.

10. THIRD PARTY RIGHTS AND SERVITUDES - The subjects are sold together with and subject to all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereof.

11. CONDITIONS OF SALE - A deposit of 10% of the purchase price shall be paid within seven days of completion of missives, which deposit will be non-returnable in the event of the purchaser failing to complete the purchase for reasons not attributable to the Seller or their Agents. The balance of 90% will become payable on entry. Interest will be payable on the balance at the date of entry until paid at a rate of 5% over the Bank of Scotland basic rate, notwithstanding consignation.

12. MOVEABLES - Fitted carpets, white goods and floor coverings in the Cottage are included in the sale. Certain items of furniture may also be available by separate negotiation.

13. HEALTH AND SAFETY - Given the potential hazards of a rural estate, we ask you to be as vigilant as possible for your own personal safety, particularly around farm buildings and water.

14. SOLICITORS - Lauren Cook, D & H Law, 56A Albert Street, Kirkwall, Orkney KW15 1HQ

15. VIEWING - Viewing is by prior appointment only, through the Selling Agents, Goldsmith & Co., 48 North Castle Street, Edinburgh EH2 3LU, Tel: 0131 476 6500


GENERAL REMARKS AND STIPULATIONS


48 North Castle StreetEdinburghEH2 3LU

Tel: 0131 476 6500Email: [email protected]

WEDDER HILL ESTATE...Wedder Hill Estate sits on the banks of the Halladale River and extends to around 2352 acres. The Estate with its mosaic of habitats exhibits all the traits of

Documents