BRAWLBIN FARM , ,

BRAWLBIN FARM, SCOTSCALDER, HALKIRK, CAITHNESS, KW12 6YW

An extensive livestock farm located on the shores of Loch Calder with potential to add value through building renovations and natural capital opportunities

Halkirk 5 miles ■ 9 miles ■ 110 miles

■ Traditional Farmhouse in need of renovation ■ Large steading with a range of useful buildings ■ Further cottage and traditional steading ■ Good quality pasture land ■ Opportunity for woodland creation and peatland restoration ■ Potential to establish regenerative agriculture production ■ Trout fishing rights on Loch Calder

For Sale as a Whole or in Three Lots

Lot 1 Brawlbin Farm House, Steading and land extending to approximately 111 Ha (274.2 acres)

Lot 2 Tor na Mae Cottage, Steading and land extending to approximately 15.19 Ha (37.5 acres)

Lot 3 Pasture and rough grazing land extending to approximately 383.68 Ha (948.1 acres)

About 509.9 Ha (1,260 acres) in total

Inverness 01463 224343 [email protected] SITUATION Brawlbin Farm is located in a scenic and rugged part of Caithness on the southern shores of Loch Calder and on the northern edge of the Flow Country. Lying some 5 miles west of Halkirk, the farm is accessed from the minor public roads running to Scotscalder and . The farm enjoys expansive views over the surrounding countryside.

Halkirk village offers basic services including a grocery shop, post office, primary school and the Ulbster Arms Hotel. Local services including supermarkets and high schooling are available in Thurso, some 9 miles further north. Rail connections are available at Scotscalder or Thurso. Wick Airport offers regular flights to and Aberdeen.

Caithness is very much an agricultural county and is well served with agricultural merchants and suppliers, as well as the livestock mart at Quoybrae.

The Caithness countryside is well known for its attractive countryside and coastline with many beautiful sandy beaches, and opportunities for a wide range of sport and outdoor recreation.

DESCRIPTION Brawlbin farm extends to approximately 510.58 Ha (1,261 acres) in total and forms a ring fenced block of land, intersected by minor public roads which facilitate access to all parts of the farm. The land at Brawlbin can be categorised into a distinct area of ploughable pasture in the centre of the holding, with areas of permanent pasture immediately to the south and west of this. Rough grazing and peatland dominate the remainder of the land further to the east, south and west, and the area of land that borders Loch Calder to the north of the holding is predominantly wetland. The land lies between 65m above sea level near to Loch Calder and 130m above sea level to the west on the hill ground. The James Hutton Institute land capability for agriculture plans categorises the ploughable land at the centre of the holding as Grade 4(1), the immediate surrounding areas of permanent pasture and better rough grazing classed as Grade 5(2) and 5(3) and the hill ground to the west and the wetland to the north classed as Grade 6(2) and 6(3). The varied mix of habitats present on the farm offers tremendous opportunity to develop the natural capital potential through woodland planting, peatland restoration, managing the wetlands for bird habitat and regenerative agriculture. The main farmhouse and steading lies at the northern end of the farm, overlooking Loch Calder, while Tor na Mae Cottage lies a short distance further south.

LOT 1 – BRAWLBIN FARMHOUSE, STEADING AND LAND – 111 HA (274.2 ACRES)

BRAWLBIN FARMHOUSE The Farmhouse is a traditional two storey dwelling of stone and slate construction and sits in a south facing position adjacent to the farm steading. The farmhouse has not been occupied for a number of years, and as such requires full renovation, but offers great opportunity to improve the property and create a modern, comfortable home.

The accommodation as it is currently laid out can be briefly summarised as follows: Ground Floor – Front Porch; Main Hall; 2 Reception rooms; Middle Hall; bathroom; Kitchen; boiler room/store; utility room; rear hall; cloakroom/W.C.; rear porch First Floor – 3 bedrooms and attic room to rear

BRAWLBIN FARM STEADING Lying to the west of the Farmhouse, the steading at Brawlbin comprises a mix of traditional and more modern buildings. Set over a large yard area with ample space for machinery and storage, they provide useful accommodation for the farming operations. The steading buildings can be summarised as follows: • Dutch barn (18.44m x 7.93m) – Concrete pole frame, steel roof supports, corrugated iron roof and corrugated panels to one side and the rear, earth floor; • Stone byre (25.76m x 6.65m) – stone walls and roof, sliding door to side; • Stone byre (17.76m x 7.56m) – stone walls and fibre cement roof; • General Purpose Shed (29.65m x 12.0m) – concrete frame with block walls, fibre cement roof with skylights, enclosed at either end by the aforementioned stone byres, part concrete floor, two sliding doors to the front, internal livestock feed bays and handling pens; • General Purpose Shed (29.69m x 4.8m) – stone wall and steel portal frame construction, fibre cement roof beneath timber purlins, part concrete floor, accessible internally from the central shed, sliding door to rear, currently used for storage and livestock handling; • General Purpose Shed (11.54m x 6.97m) – block wall construction, fibre cement roof, sliding door, concrete floor; • Silage pit (17.8m x 6.97m) – concrete construction, open at either end; • Stone barn (10.67m x 5.86m) – stone wall construction beneath box profile roof, up and over door to front and small door to rear; • Concrete garage (9.56m x 4.69m) – harled brick wall beneath corrugated iron roof, up and over door to front; • Stone workshop (16.68m x 5.75m) – stone wall beneath box profile roof, single glazed windows; • Former carriage shed (24.48m x 5.8m) – stone wall beneath stone roof.

A sheep fank consisting of metal gates and fences on a concrete standing exists behind the farm buildings. A holding pen laid to grass and surrounded by a flagstone wall adjoins the fank.

LAND The land within Lot 1 comprises approximately 42 Ha (103.8 acres) ploughable pasture), 21.24 Ha (52.4 acres) permanent pasture and approximately 44 Ha (108.7 acres) of rough grazing/ wetland with the remaining area being roads/yards/buildings. The pasture land is divided into workable field enclosures, which are all generally well fenced. The wetland lies around the shores of Loch Calder and provides good summer grazing and habitat to a variety of birdlife including curlew, lapwing and redshank.

LOT 2 – TOR NA MAE COTTAGE, STEADING AND 15.19 HA (37.5 ACRES) LAND Tor Na Mae Cottage is a traditional 1 ½ storey stone dwelling with a southerly aspect. Vacant and requiring some renovation, it comprises the following accommodation:

Ground Floor – Hallway; sitting room; store cupboard; bathroom; kitchen; bedroom First Floor – 2 bedrooms

There is an attractive cottage garden surrounding the house, with great potential.

There is a traditional stone byre adjoining the cottage which has been extended with a further timber framed shed with box profile cladding to the rear. There are two further stone barns opposite the cottage, in need of repair.

The cottage, steading and garden grounds extend to approximately 0.5 Ha (1.2 acres)

The land within Lot 2 comprises 14.69 Ha (36.3 acres) of good quality ploughable pasture. Tor na Mae Cottage Tor Na Mae Steading

Brawlbin Farm Steading Aerial over Tor na Mae LOT 3 – LAND EXTENDING TO APPROXIMATELY 383.68 HA (948.1 ACRES) Please note that the properties have both been vacant for some time and the boilers have not This lot takes in the remaining land on the farm, forming a horseshoe around Lots 1 and 2. The been checked or serviced. No guarantees are provided in relation to the working order of the land comprises approximately 7.16 Ha (17.7 acres) ploughable pasture, 11.9 Ha ( 29.4 Acres) services. permanent pasture, and the remainder being rough grazings and peatland. There is some natural pine regeneration occurring within the western fields. THIRD PARTY RIGHTS & SERVITUDES The property is sold subject to and with the benefit of all existing servitude and wayleave Interested parties should be aware that approximately 48.4 Ha (119.6 acres) of land at the rights, including rights of access and rights of way, whether public or private. The property is southern end of this lot is Registered Croft land and occupied by a croft tenant. This area has also sold subject to the rights of public access under the Land Reform () Act 2003. been hatched on the sales plan for identification. The purchaser(s) will be held to have satisfied themselves as to the nature of all such servitude rights and others following their solicitors’ examination of the title deeds. NOTE ON BUILDINGS Interested parties should be aware that the farm is being sold as an Executory Sale. All MINERAL RIGHTS & TIMBER buildings are sold as seen, and we realise that the farm steadings in particular will require The mineral rights together with all standing and fallen timber are included in the sale. considerable tidying up and removal of scrap, as well as repair. This responsibility will fall to the purchasers and the sellers accept no liability in this regard. LOCAL AUTHORITY The Council, Rotterdam Street, Thurso, KW14 8AB 01847 892786 SPORTING Sporting rights are in hand, and include trout fishing rights on Loch Calder. The farm also SCOTTISH GOVERNMENT RURAL PAYMENTS AND INSPECTIONS DIRECTORATE offers opportunity for rough shooting and stalking over the land. Strathbeg House, Clarence Street, Thurso, KW14 7JS 0300 244 3534

IACS FIXTURES AND FITTINGS The farm is IACS registered and lies within the Less Favoured Area. There are no BPS All fixtures and fittings currently present in the properties are included in the sale price. entitlements held with the farm currently and as such there are none included with the sale. DIRECTIONS AFFORESTATION AND PEATLAND RESTORATION POTENTIAL From the B874 in Halkirk, turn onto Comliefoot Drive (sign posted for Calder) and follow this An initial walkover survey has been carried out on the farm, and has identified potential for up road for approximately 5 miles. To access Brawlbin Farmhouse and Steading turn right (sign to 200 Ha of woodland creation across the farm. The land within Lot 3 would have potential posted Broubster) or continue towards Dorrery to access Tor Na Mae and the southern end for up to 157 Ha (388 acres) which excludes the crofted area. There are also significant areas of the farm. of peatland (approx. 177 Ha / 438 acres) that offer opportunity for peatland restoration. A full site survey, including bird, archaeology and ground investigations, would be required to WHAT3WORDS identify the potential and constraints more accurately for any projects. To find this property location to within 3m download and use What3Words and enter the following 3 words: Approved schemes would be eligible to be registered on the Woodland Carbon and Peatland Carbon registers which offers opportunity to trade the associated carbon credits. Brawlbin Farmhouse – lifeguard.loosed.gullible Tor Na Mae – pampering.growing.faster The Galbraith Forestry Team are on hand to discuss the potential in more detail with interested parties. SOLICITORS Blair & Bryden, 23 Kilbowie Road, Clydebank, G81 1TL ENVIRONMENTAL DESIGNATIONS A small area of ground around the shores of Loch Calder fall within the Caithness Lochs VIEWING RAMSAR site. By appointment with the selling agents. Viewing will be unaccompanied, and the selling agents can provide details for accessing the properties. SERVICES, COUNCIL TAX AND ENERGY PERFORMANCE CERTIFICATES DATE OF ENTRY By mutual agreement. Brawlbin Farmhouse Tor Na Mae Electricity Mains Mains ANTI MONEY LAUNDERING REGULATIONS (AML) Please note that under the 2017 AML regulations we are legally required to carry out money Water Private (spring supply) Private (spring supply) laundering checks against purchasers. To enable us to complete these checks purchasers will Drainage Private (septic tank) Private (septic tank) need to provide along with their offer either: a) Originals of primary (e.g. passport) and secondary (e.g. current council tax or utility bill) ID Heating OFCH OFCH or; Council Tax Band Band D Band B b) Copies of such primary and secondary ID certified and dated by the purchasers’ solicitor as true copies along with written confirmation from the purchasers’ solicitors that we will be EPC G F relying upon this copy ID for AML purposes. HEALTH AND SAFETY The property is an agricultural holding and appropriate caution should be exercised at all times, particularly in reference to the farm buildings, farm land and water courses.

AMC PLC FINANCE Galbraith are approved agents for the Agricultural Mortgage Corporation (AMC) and we can assist you in securing finance loans for a variety of farming purposes including the purchase of land or property, restructuring debt and to provide working capital for diversification, improving or erecting farm buildings. For further details and to discuss any proposals in confidence please contact Rod Christie in our Elgin Office on 07766 250797 or rod.christie@ galbraithgroup.com

DEPOSIT Within 7 days of the conclusion of missives a non-returnable deposit of 10% of the purchase price shall be paid. The balance of the purchase price will fall due for payment at the date of entry (whether entry is taken or not) with interest accruing thereon at the rate of 5% above Bank of Scotland base rate. No consignation shall be effectual in avoiding such interest.

DISPUTES Should any discrepancy arise as to the boundaries or any points arise on the Remarks, Stipulations or Plan or the interpretation of any of them, the question shall be referred to the arbitration of the selling agents whose decision acting as experts, shall be final.

PLANS, AREAS & SCHEDULES These are based on the Ordnance Survey and are for reference only. They have been carefully checked and computed by the selling agents and the purchaser shall be deemed to have satisfied himself as to the description of the property and any error or mis-statement shall not annul the sale nor entitle either party to compensation in respect thereof.

OVERSEAS PURCHASERS Any offer by a purchaser(s) who is resident outwith the must be accompanied by a guarantee from a banker who is acceptable to the sellers.

GENERALLY Should there be any discrepancy between these particulars, the General Remarks and Information, Stipulations and the Missives of Sale, the latter shall prevail.

APPORTIONMENTS Council Taxes and all other outgoings shall be apportioned between the seller and the purchaser(s) as at the date of entry.

IMPORTANT NOTES 1. These particulars are intended to give a fair and overall description of the property. If any points are relevant to your interest, please ask for further information, prior to viewing. Prospective purchasers are advised to seek their own professional advice. 2 Areas, measurements and distances are given as a guide. Photographs depict only certain parts of the property. Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor the working order of services and appliances. 3. These particulars shall not be binding on 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. 4. Closing Date - A closing date may be fixed. Prospective purchasers who have notified their interest through lawyers to Galbraith, in writing, will be advised of a closing date, unless the property has been sold previously. 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. 5. Offers - Formal offers in the acceptable written Scottish Legal Form should be submitted to the local Galbraith office per these sale particulars, through a Scottish Lawyer, confirming; if an offer is in relation to the whole, or a specific lot, or a combination of lots, and if the offer is subject to the sale of a property, together with proof of funding and Identification. 6. 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. 7. Photographs taken April 2021 Particulars prepared May 2021 955250 955500 955750 956000 956250 956500 956750 957000 957250 957500 957750 958000 958250 958500 958750 959000 959250 959500 959750 M a p

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