Invercassley House • • Invercassley House ROSEHALL • LAIRG • HIGHLAND

A delightful eighteenth century house in exceptional order overlooking the Rivers Cassley and Oykel

Lot 1: Ground floor:Drawing room • Dining/Billiard room Study • Conservatory • Kitchen • Larder Boot room • Bathroom

First floor:Master bedroom with en-suite bathroom 4 further bedrooms • 2 further bathrooms

Garden • Orchard • Outbuildings extending to approximately 2.89 acres

Lot 2: 3 weeks’ fishing per annum on the , available on the market for the first time in 15 years

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 Invercassley House provides a rare opportunity for those wanting a comfortable, medium-sized house from which to enjoy this part of the Highlands. There are three weeks’ fishing on the famous River Oykel, available as part of the sale and offered as a separate lot; additional fishing can be taken on the Rivers Cassley and Carron. Invercassley is also well placed for taking stalking and walked-up grouse shooting on the numerous deer forests and hills in north Ross-shire and .

There are first-class golf courses in Sutherland ranging from The Royal Dornoch to , an 18 hole course situated 13 miles from the house. The property is just over an hour’s drive from Inverness which provides all the facilities of a major, regional city regarded as the capital of the Highlands. These include a modern shopping centre, hotels, restaurants, theatre, hospital, cathedral and a main line railway station. Inverness Airport provides a variety of services to destinations both domestic and abroad. Flights include FlyBe and Easyjet to London Gatwick, London Luton, Manchester and Bristol. Rosehall is home to the Achness Hotel and the Oykel Bridge Hotel is situated nearby. Bonar Bridge has local shops, a post office and a bank and the heritage towns of Tain and Dornoch offer further facilities. There are rail services at , 7 miles away, to Thurso, Wick and Inverness. Both East and West coastlines, with their magnificent beaches, are within easy reach. Directions Take the A9 north from Inverness to Bonar Bridge and then the A836, turning left immediately after crossing the bridge at Bonar Bridge. This road is followed up the until Invershin where you turn left onto the A837 over the . On reaching Rosehall, Invercassley House drive is the second turning on the left after crossing the road bridge over the . The postcode is IV27 4BD. Lot 1: Invercassley House Description Invercassley House is well positioned, standing back from the public road in a wooded garden of approximately 2.89 acres. The house is of stone construction with a painted, harled render under lawn. The dining room is large enough to accommodate a table accommodation. Plans for the development of the barn and a slate roof. It is understood that the house, which dates from capable of seating 14 people; it is also presently used as a billiard outbuildings are available upon request. the late eighteenth century, originally consisted of two or three room. Beyond the dining room is an attractive study or snug with Gardens and Grounds separate properties. It was extensively renovated about 25 years an original working fireplace. The kitchen is well appointed with ago and has since been completely refurbished and decorated. a four-door Aga, practical cupboards and dresser and a separate The garden is laid out mainly to lawn and a small orchard has The house now offers extremely comfortable accommodation. larder. The kitchen leads directly to the large utility room, which been created to the rear. The garden is sheltered by a number of houses the boiler and acts as a laundry, drying and boot room. mature hardwoods, primarily beech, oak and ash. There is great The house is approached from the highway over a cattle grid and potential to create a water garden from the stream that runs below through a pair of stone gate piers on to a gravel drive. There are five bedrooms, all with south or west facing views, and the house. three bathrooms. The front door opens into a handsome entrance hall, from which Services the drawing room, dining/billiard room, kitchen, cloakroom and Outbuildings staircase are reached. The drawing room is a charming room, The property is serviced by mains electricity and drainage. There There is a dedicated rod room to the rear of the property, where some 27 feet long and 14 feet wide. This room contains a fine is an oil fired heating system. garden equipment can also be stored. Behind the rod room there working fireplace, made of stone, and is ideal for family is kennelling for two dogs. A separate storage shed houses the oil Council Tax living or for entertaining purposes. Wonderful, southerly views add tank as well as logs and coal for the open fires within the house. to the room’s appeal. A glazed door from the drawing room leads The property is in Council Tax band G. Beyond this, to the rear of the orchard, is a large old stone barn into a spacious conservatory, which in turn opens out onto the which has the potential to be converted into further Lot 2: River Oykel Fishing Rights Oykel Trust setting out the Conditions, Regulations and Rules under which the Lower Oykel fishings are managed and exercised. Each The fishings comprise a pro-indiviso share in the Lower Oykel fishings one-fifth share of the Lower Oykel fishings is entitled to fish four held through the Tuiteam Company Ltd, entitling the shareholder to three-rod beats in every five week period, providing no less than fish three beat weeks annually on the Lower River Oykel. twenty-four weeks fishing each season. Description The seller’s interest in the Lower Oykel Fishings comprises a The Lower Oykel Fishings extend from the Oykel Falls above Oykel shareholding in the Tuiteam Company Limited. The Company holds Bridge and the Einig Falls on the River Einig tributary to the tail of a seventy five per cent interest in a one-fifth pro-indiviso share. The the Inveroykel Pool at the head of the Kyle of Sutherland. Tuiteam Company comprises six ‘A’ shares and twelve ‘B’ shares. The fishings are seven miles in length including 64 named pools and The seller’s interest extends to a holding in the Company of three ‘B’ runs fished in four beats, with each beat having a three rod limit. shares, equating to a one-eighth interest in a one-fifth pro-indiviso The beats have a daily rotation changing at 6pm and moving down share and providing the right to fish not less than three beat weeks one beat each day. The statutory season runs from 11th January to annually. 30th September. Fishing Records The subjects include the rights of salmon and sea trout angling by Year Catch Record rod and line together with the solum of the river and both river banks 2010 1254 in varying widths, other than the Inveroykel Pool where only the left 2011 893 bank is owned. The A837 public road runs the whole length of the 2012 1037 fishings, with vehicular access by private gravel tracks to each beat and footbridges providing access to both banks. 2013 821 2014 448 In October 2012 the Lower Oykel Proprietors concluded the 5 year average 890 purchase of the fishing rights on the Kyle of Sutherland downstream to the confluence with the River Carron, together with 169.38 In addition some sea trout are caught. hectares of grazing land adjacent to the river at Tournaig and the Maintenance solum of the Tuiteam Burn. Substantial salmon netting rights within Under the supervision of the Fishery Manager, the river has been the Kyle of Sutherland at Bonar Bridge and in the Dornoch subject to an ongoing and annual programme of bank maintenance have also been acquired by the Kyle of Sutherland District Salmon and pool improvement. The works have been carried out having Fishery Board as a conservation measure. These acquisitions will regard to the amenity of the river environment using traditional further protect salmon returning to the Oykel system and might be techniques and natural materials to the extent that both the river expected to increase annual catches on the Lower Oykel in future and its infrastructure are well maintained throughout. years. Ownership and Management Letting The Lower Oykel fishings are let weekly by the beat with rents The Lower Oykel fishings are owned in five pro-indiviso shares varying with the time of year. In the 2014 season rents ranged from and are managed as a whole. Each one-fifth share, which may £980 per beat week in February to £3,990 per beat week in late be sub-divided into no more than two one-tenth shares, carries a June early July. The total annual rental received for a one-fifth share single vote in the administration of the Lower Oykel fishings and is a in 2014 was £78,024. signatory to an Agreement registered 26th February 2003 between the Proprietors of the Lower Oykel Fishings and the Trustees of the

Approximate Gross Internal Floor Area 2813 sq.ft. (261.3 sq.m.)

This plan is for guidance only and must not be relied upon as a Viewing statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars Strictly by appointment through Knight Frank on 0131 222 9600 or Bell Ingram on 01863 766 683. BEDROOM BATHROOM BATHROOM 13'7 x 9'5 9'2 x 6'8 10'1 x 8'8 BEDROOM 4.1m x 2.9m 2.8m x 2.0m 3.1m x 2.7m 13'8 x 13'7 4.2m x 4.1m MASTER BEDROOM 24'4 x 13'11 7.4m x 4.2m CUPBOARD

First Floor

BEDROOM 9'9 x 9'3 3.0m x 2.8m

20'9 x 9'4 BATHROOM 6.3m x 2.8m 9'0 x 5'5 2.9m x 1.6m

CP’D Invercassley BEDROOM 7 3 13'9 x 11'1 8 4.2m x 3.4m STUDY DINING ROOM DRAWING ROOM A 13'10 x 13'6 20'7 x 13'2 27'1 x 13'9 4.2m x 4.1m 6.3m x 4.0m 8.3m x 4.2m 16.2m

Ground Floor VESTIBULE BATHROOM 10' x 7'7 3.1m x 2.3m

Cattle Grid LARDER

KITCHEN 17'2 x 13'11 Invercassley House 5.2m x 4.2m

Issues BOOT ROOM 16'8 x 11'9 5.1m x 3.6m

age 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.

Ordnance Survey © Crown Copyright 2015. All rights reserved. Licence number 100022432. Plotted Scale - 1:1250

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You Energy Efficiency Rating 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 0131 222 9600 01863 766 683 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 80 Queen Street Estate Office, Bonar Bridge 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 Edinburgh, EH2 4NF Sutherland IV24 3EA that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee KnightFrank.co.uk [email protected] bellingram.co.uk [email protected] 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. Particulars dated March 2015. Photographs dated March 2015. 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.