John Clegg & Co LEDMORE FOREST Ledmore, Sutherland

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1 John Clegg & Co LEDMORE FOREST Ledmore, Sutherland 1, Hectares/2, Acres FREEHOLD FOR SALE AS A WHOLE OR IN THREE LOTS Chartered Surveyors

2 R Shin of Ness / Port Nis ye Peninsula / An Rubha NORTH MINCH 3 hours Eddrachillis Bay Enard Bay Scourie A894 inver Assynt- Coigach A838 North-west Sutherland Inchnadamph Ledmore L Eriboll A838 Hope L Shin A838 Kyle of Tongue Altnaharra A836 Tongue Loyal L Naver R Naver A836 Bettyhill Kinbrace A897 Thurso River Thurso Helmsdale A882 9 Wick 9 Lybster Dunbeath Sinclair s Bay ay sh Rona Inner Sound asay Scalpay Gairloch A87 carron Fionn Maree A832 Wester Ross Shieldaig A890 A896 Carron A832 Kyle of alsh / Caol Aillse Kintail A890 L Broom Kinlochewe A835 Monar Ullapool Mullardoch Glen Affric Fannich A835 A832 Achnasheen R Farrar 87 A831 R Oykel Black HIGHLAND Cannich R Glass Invermoriston Oykel Bridge LEDMORE FOREST R Carron Wt A834 R Beauly A833 A839 A862 Dingwall Muir of Ord Drumnadrochit ch Ness A835 A836 Dornoch Firth A862 Lairg Alness A82 A839 Bonar Bridge A Cromarty Fortrose Tain Invergordon Firth A832 Dornoch Firth 6 R Nairn Inverness Golspie Dornoch Cromarty Nairn Carrbridge / Drochaid Chàrr Brora pey 40 Grantown -on-spey Lossiemouth Forres 5 Elgin 6 41 Rothes Charlestown of Aberlour Spey Bay Buckie R Dufftown MORAY Tomintoul MORAY FIRTH Spey Keith Huntly 7 Cullen Portsoy 5 River 6 Don B Abe 7 In

Ullapool 15 miles Bonar Bridge 33 miles Inverness 71 miles Edinburgh 225 miles (Distances are approximate) SOLE SELLING AGENTS John Clegg & Co 2 Rutland Square Edinburgh EH1 2AS Tel: 0131 229 8800

3 Ullapool 15 miles Bonar Bridge 33 miles Inverness 71 miles Edinburgh 225 miles (Distances are approximate) SOLE SELLING AGENTS John Clegg & Co 2 Rutland Square Edinburgh EH1 2AS Tel: Fax: Ref: Patrick Porteous SELLER S SOLICITORS Harper Macleod LLP 45 Gordon Street Glasgow G1 3PE Tel: Fax: Ref: Ameeta Panesar An opportunity to acquire a diverse mix of forest and hill ground with excellent deer stalking within the stunning scenery of the North West Highlands. Full sporting rights included with loch fishing. Active marble and lime quarry. LOCATION Ledmore Forest is situated next to Ledmore Junction where the A835 from Ullapool meets the heading north to inver or south east to Rosehall. The property is surrounded by stunning scenery and impressive hills with Inverpolly to the west and Inchnadamph to the north. This area forms part of one of the oldest land masses in Europe with geology unique to this area. A limestone rich seam runs through part of the property on which the active marble quarry is situated. For access to the forest please refer to the location and sale plans. The property can also be found on OS Sheet No.15, Grid Reference NC ACCESS LOT 1 The property is very accessible, being situated next to the public road with access from Point A1 to the Ledmore Marble Quarry at Point A2. From this point the track reverts to an ATV track to Point A3 and out onto the open hill. Access through the quarry is restricted and all visitors should report to the quarry manager s office Tel The main access route is shared with the quarry tenant, with maintenance according to user. There is a secondary access route into Lot 1 from the south at Point A4, providing access to the former picnic site, which could be utilised for the extraction of timber from the adjacent conifer shelter belt.

4 LOTS 2 & 3 Access is taken into Lots 2 and 3 at Point A5 from the public road, crossing over the Ledmore River. The forest access track continues on to Point A6 and then reverts to a pedestrian/atv track at Point A7 down to the loch edge at Point A8. This route is used by the neighbouring estate for access to Urigill for fishing with shared maintenance. Road stone is available from the working quarry as well as other locations within Lot 1 for maintenance of tracks. DESCRIPTION LOT 1 - GUIDE PRICE: 275,000 The hill ground extends to hectares/ acres of unimproved upland heath rising to an altitude of 400m above sea level. Part of the hill benefits from the limestone seam that runs through the property with areas of richer grassland. The quarry was developed in 1991 and continues to be worked by the current tenant, Ledmore Marble Ltd, who originally intended extracting marble stone and now concentrate on actively quarrying decorative aggregate and lime as a bi-product of the quarrying operation. The hill ground has been leased to the neighbouring estate on annual basis, which has provided some very productive hill stalking for red stags, averaging 6 stags per annum. The soil and site conditions vary considerably within the property, providing opportunities for native woodland establishment around the south western face of the hill ground or to the north east adjacent to Feur. Lot 1 Planted Area (ha) SS/LP Woodland Hill Ground Ledmore Quarry 46.6 Total LOT 2 - GUIDE PRICE: 85,000 This Lot has a mixture of mid rotation Sitka spruce and Lodgepole pine planted between , extending to a total of hectares/ acres. Included within this lot is 17.0 hectares/42.0 acres of improved and unimproved grassland. which has been grazed on an annual grazing licence by a local farmer. The mix of woodland, pasture and riparian trout fishing rights presents a purchaser with an interesting property surrounded by stunning scenery. Lot 2 Planted Area (ha) SS/LP Woodland Native Broadleaves Grazing Land Unplanted Total LOT 3 - GUIDE PRICE: 590,000 The majority of the forest was planted with Sitka spruce in mixture with Lodgepole pine between , extending to a total area of hectares/ acres, leaving extensive internal unplanted areas scattered throughout the forest, which are interlinked by a series of rides. Most of these areas lie on peat with small dubh (black) lochans creating an interesting habitat, particularly to the south of the forest where some restoration of the wetland has taken place in the past. Although the entire property is deer fenced there is some very challenging stalking to be had within the forest with Red, Roe and Sika deer. Felling should not be anticipated for at least years. Purchasers should also be aware that part of the woodland was planted with FC research trial plots of different stocking densities and species to assess establishment in this area. The Forestry Commission will continue to monitor these research plots indefinitely. For further information on these and crop information please contact the Selling Agents. Lot 3 Planted Area (ha) LP SS " MC " 8.90 SP " 1.14 Native Broadleaves " Mixed Broadleaves " 1.23 Unplanted Total NB Approximately 42 ha of mixed conifer and 2.45 ha of native broadleaves within Lot 3 are located within the Research Plots, shown hatched on the sale plan.

5 SPORTING RIGHTS LOT 1 The hill ground was the subject of a sporting lease to the neighbouring estate which ceased on 15 February This provided an annual sporting rental income of 1,500 plus VAT. Also included are the riparian fishing rights for brown trout on Feur and the Ledbeg River which flows out of this. Returns for the past 6 years show an average cull of 7 Stags, 6 Hinds and 4 Calves. LOT 2 & 3 The sporting rights are included for both lots with Lot 2 enjoying riparian rights on the adjoining section of the Ledmore River for brown trout fishing. Lot 3 has riparian rights on both Ledmore River and Borralan as well as riparian rights on the Uidh Nan Caorach River, flowing out of Urigill to the Ledmore River, for brown trout. There are no deer cull figures available for Lots 2 and 3; however, these areas will provide very good woodland stalking if deer numbers are allowed to develop. There is a lease in place over Lots 2 and 3; however, this will be terminated prior to entry. The fishing on Borralan is very popular, as brown trout of up to 5lbs and Arctic char up to 1.5lbs have been caught. LEDMORE QUARRY The quarry extends to an area of hectares/ acres within Lot 1 and is currently leased to Ledmore Marble Ltd until 21 May There is an annual rent of 7, paid in advance, which is reviewed annually. On top of this there is a merging royalty rent of 0.41/tonne payable for all aggregate removed from the site. This includes a merging royalty rent of 4/tonne rising to 5.75/tonne and to 7.50/tonne, depending on the level of output of the sale of dimension stone exceeding 15 inches in size. Lime is also sold as a bi-product of the quarrying operations. The current planning consent for the quarry runs until 15 May 2020 and has a total of 36 conditions attached to it, although none are considered to be onerous or restrictive. A Section 75 Agreement is in place with a restoration bond placed on the quarry tenancy. The tenant is obliged to adhere to the terms of the planning permission and to undertake restoration works prior to termination of the tenancy. For further information please contact the Selling Agents. BOUNDARIES The boundaries of Lot 1 are unfenced. Where deer fences exist around Lots 2 and 3 they are generally held back from the natural/legal boundaries and consequently the owner will be responsible for fence maintenance and repair. The property will be sold according to Title. The boundary of Lot 3 by Urigill is set back 20ft (6.1m) from the edge of the high water mark. WAYLEAVES AND THIRD PARTY RIGHTS LOT 1 The Highland Council own and maintain the mast situated at the top of the hill and require access to this on a regular basis for maintenance, using the route A1-A2-A3. The tenant, Ledmore Marble Ltd, will continue to have full access rights to the quarry for all purposes during the duration of the lease. Scottish and Southern Energy have a wayleave agreement for overhead electricity lines situated along the southern edge of Lot 1. LOT 3 The Forestry Commission for Scotland (Research Branch) will retain a right of access to their research plots within the forest to continue monitoring and sampling indefinitely. Purchasers must be aware that the Research plots must not carry out operations which affect the ongoing research. The Research Branch will be required to contact the owners in advance of all activities. For further information please contact the Selling Agents. The Forestry Commission for Scotland will also retain a right of access to Urigill over the route A5-A6-A7-A8 as well as the owner of Ledmore Estate, owners of Urigill for access to the for fishing purposes only. Maintenance will be according to user. VIEWING Viewing is possible at any time during daylight hours so long as potential purchasers are in possession of a set of these sale particulars. If you wish to take access through the quarry please report to the quarry manager s office or call in advance - tel Alternatively, access can be taken straight out onto the open hill, thus avoiding the quarry operations. There is a locked access gate adjacent to Point A5 and purchasers wishing vehicular access to view Lots 2 and 3 must contact the Selling Agents for the gate combination code. Viewers are requested to lock the gate at all times.

6 WOODLAND GRANTS There are no grant schemes in place and no transfer of obligations required. For further information on current grants please visit the FCS and Scottish Government websites: MINERAL RIGHTS The mineral rights are included except as reserved by statute or in terms of the titles. CLOSING DATE If you are interested in this property and would like us to notify you of a closing date, it is important that you notify us in writing of your interest. Purchasers should note that the vendor s solicitors will issue an offer to sell and will therefore accept a letter of intent with Heads of Terms as an offer on the closing date. TAXATION At present, all revenue from timber sales is Income and Corporation Tax free. There is no Capital Gains Tax on growing timber, although there may be a liability on the land. Under the Inheritance Tax regime, 100% Business Property Relief should be available on commercial woodlands. VAT is charged on forestry work and timber sales, although its effect is neutral if managed as a business. Government grants are received tax free with the exception of farm woodland and subsidy payments. AUTHORITIES Forestry Commission The Highland Council Highland Conservancy Council Buildings Woodlands Glenurquhart Road Fodderty Way Inverness IV3 5NX Dingwall Tel: Ross-shire IV15 9XB Fax: Tel: Fax: IMPORTANT NOTICE Particulars: These particulars are produced as a general outline only for the guidance of prospective purchasers. They are intended to give a fair overall description of the property but are not intended to constitute any part of an offer or Contract. Particulars prepared June Measurements: Any areas, measurements, aspects or distances referred to are given as a GUIDE ONLY and may not be precise. If such details are fundamental to a purchase, purchasers must rely on their own enquiries and should note that the areas provided in the sale particulars may differ from the Title Deeds; however, the property will be sold as per the Title Deeds. Stocking Stocking details and/or schedules and stocking plans have been provided Schedules: by the sellers and are given for guidance only. Purchasers should undertake their own surveys if precise areas are required. Photographs: The photograph/s (taken May 2010) depict only certain parts of the property. It should therefore not be assumed that any felled timber/machinery/buildings; etc, photographed are included in the sale. It should not be assumed that the property remains as shown in the photographs. No assumptions should be made with regard to parts of the property that have not been photographed. Please ask for further information if required. Grant Schemes: Where any reference is made to grant schemes, planning permissions or potential uses, such information is given by John Clegg & Co LLP in good faith. Purchasers should, however, make their own enquiries into such matters prior to purchase. Descriptions: Descriptions of a property are subjective and the descriptions contained herein are used in good faith as an opinion and not by way of statement of fact. Warranty: The Seller does not make or give, and neither does John Clegg & Co LLP or any person in their employment, any authority to make or give any representation or warranty in relation to this property. Wildlife & Prospective purchasers should be aware of the Wildlife and Countryside Countryside Act 1981 and the Nature Conservation (Scotland) Act 2004, and to the Acts: influences and effects it has on rural properties. Public Liability: Parties inspecting the subjects for sale do so at their own risk.

8 LEDMORE FOREST England: John Clegg & Co Scotland: John Clegg & Co LLP is a limited liability partnership registered in Scotland (No. SO302718) whose registered office is at 2 Rutland Square, Edinburgh EH1 2AS Wales:

9 to Inchnadampf Key FCS research trial plots A1 This area leased to Ledmore Marble Ltd A2 A3 Lot 1 A4 Mast A835 to Ullapool Lot 2 A5 A6 A7 A8 Lot 3 Boundary is 20 feet (6.1m) from the HWM of the loch to Bonar Bridge = 1,000 metres LEDMORE FOREST LEDMORE SUTHERLAND Sole Selling Agents John Clegg & Co Chartered Surveyors 2 Rutland Square Edinburgh EH1 2AS Tel Fax edinburgh@johnclegg.co.uk N This plan is only for the guidance of intending purchasers. Although believed to be correct, its accuracy is not guaranteed and it does not form any part of any contract. Reproduced by permission of Ordnance Survey on behalf of The Controller of Her Majesty s Stationery Office Crown copyright. All rights reserved. Licence number

DAVIOT WOOD. Near Inverness, Inverness-shire Hectares / Acres

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