Lawers Estate, Comrie

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Lawers Estate

Comrie, Perthshire

Lawers Estate

Comrie • Perthshire • PH6 2LT

Lawers Estate provides an enviable package comprising the magnificent Lawers House, a stable complex with adjoining paddocks, secluded walled garden, fishings on the River Earn and arable quality agricultural land. Extending to approximately 644.90 Acres (260.98 Ha) in all.

• Beautiful principal house with over 75 rooms: 16 bedrooms, 7 of which are en-suite, 7 reception rooms including a billiards room, large office wing and exceptional ballroom with stunning restored ceiling mural

• Swimming pool, tennis court, private pond with boathouse, multi car garaging, integral stable block and courtyard with clocktower

• Extensive garden and policy grounds including paddocks, parkland grazings and mixed woodland extending to approximately 50.94 Acres (20.62 Ha)

• Enchanting Victorian walled garden with multiple ‘rooms' and heated glasshouse with ancillary equipment stores

• Single bank salmon fishings on the River Earn

• Low ground shooting rights

• An additional eight residential properties

• Attractive equestrian yard with approximately 12.08 Acres (4.88 Ha) grazings and 14 stables with Dutch barn and generous general-purpose store

• Approximately 575.79 Acres (233.02 Ha) of primarily Grade 3.2 arable farmland

• Highland Fringe location while still a commutable distance of major urban hubs

Comrie 2 miles, Crieff 5 miles, Perth 21 miles, Edinburgh Airport 55 miles, Glasgow Airport 60 miles (all distances are approximate)

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Lot 1 Lawers House & Policy Grounds

Offers Over £3,000,000

Lot 2 Equestrian Centre

Offers Over £525,000

Lot 3 Loch Cottage

Offer Over £350,000

Lot 4 Park Lodge

Offer Over £400,000

Lot 5 Gardeners Cottage & the Walled Garden

Offer Over £450,000

Lot 6 585.05 Acres (236.761 Ha) Agricultural Land

Offer Over £2,000,000 OR

Lot 6a 277.82 Acres (112.43 Ha) Agricultural Land (West)

Offers Over £850,000

Lot 6b 297.16 Acres (120.25 Ha) Agricultural Land (East)

Offers Over £1,150,000

FOR THE WHOLE

Offers Over £6,750,000

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INTRODUCTION TO LAWERS ESTATE

Lawers Estate provides an unexpected opportunity to acquire a superior country house of scale with stabling, workshops and storage, some of which might lend themselves to conversion to form additional residential or commercial accommodation.

The Estate is conveniently located in a magnificent setting boasting panoramic views across stunning Strathearn and the surrounding countryside, yet still within commuting distance of Perth, Edinburgh and Glasgow.

Extending to approximately 644.90 Acres (260.98 Ha) in total, Lawers Estate currently comprises a three storey 19th century A-listed mansion house boasting over 75 rooms: including 7 public rooms, ballroom and billiard room, 16 bedrooms, 14 bathrooms, gun room, offices and ancillary stores along with clocktower flat, swimming pool, tennis court and pond with charming boathouse.

The gardens and policy grounds immediately surrounding Lawers House (shown collectively as Lot 1 on the sale plan) extend to approximately 50.94 Acres (20.62 Ha) and are laid mainly to lawn with a variety of shrubs, herbaceous borders and mature and specimen trees. There is a formal garden across the terrace immediately in front of the house before dropping away to the view southward extending down a long avenue of tree lined paddocks. To the rear, there is a large turning area providing ample parking for several cars or larger vehicles as required.

In addition, there are eight further residential properties spread across the estate which could be used (as some currently are) to generate a useful income stream from residential tenancies or short term and holiday lets.

Beyond the immediate policy grounds contained within Lot 1 lie the equestrian centre, a magnificent walled garden and approximately 575.79 Acres (233.02 Ha) of arable quality agricultural land.

The equestrian centre extends to approximately 12.08 Acres (4.89 Ha) and includes three paddocks and a range of general-purpose buildings with 14 stables, in their current configuration. Two of the residential properties, The Granary and Grooms Flat, are included within this package.

The walled garden extends to approximately 2.96 Acres (1.20 Ha) in a loose L-shape as it hugs the contours of the hill. With its stone rubble walls, sloping orchard, formal garden areas which include, a vegetable and ornamental garden as well as a heated glasshouse and apiary, it is a truly tranquil space from which to enjoy the passing of the seasons.

The bulk of the land sits to the south of the public road and is a contiguous block of primarily Grade 3.2 arable quality farmland capable of producing potatoes. There is a central tarmacadam road providing vehicular access but all fields, which are of a sufficient size to make the most of modern mechanised farming practices, are well served either from the public road or from a series of internal tracks.

Three of the aforementioned eight residential properties, Loch Cottage, Park Lodge and Gardeners Cottage, have been made available as separate lots as they sit on the boundary between Lawers and the neighbouring estate to the west, with easy access to the main road over a shared drive.

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HISTORICAL NOTE

The original Lawers House was built between 1724 and 1726, to the specification of William Adam for a General Sir James Campbell the 3rd, a son of the Earl of Loudon with links to the Campbells of Taymouth Castle. Campbell died at the battle of Fontenoy in 1745 during the war of Austrian succession and the house was later enlarged in the 19th century. In around 1823 Lord Balgray extended the house into its present configuration which has been referred to as an imitation of the Palace at Versailles and certainly more extensive than its humbler beginnings under Adam’s supervision. In 1852, Lawers was inherited by 22-year-old Colonel David Williamson who resigned his commission in the British Army to take on the management of the estate. On his death it was in turn inherited by his only son, who by then was a Roman Catholic priest, later selling it before eventually becoming a hunting lodge.

Lawers remained in private ownership until after World War II, when Perth County Council purchased the estate with a view to establishing an agricultural college in an effort to better equip young people for entry into the increasingly mechanised modern world of agriculture. Lawers continued in that guise until the school closed in 1973, being purchased by the current proprietors in 1974 when it was converted back into a private residence.

The A-listed building was originally a square two storey main block with nine windows and lower two storey two window wings to the east and west. On the southern elevation there was a pedimented frontage flanked by shaped gables with urns and paired arch-linked chimneys.

The house is rubble-built with margins and relieving arches. The four column Doric porch and centre attic were added, as was an Ionic portico with long colonnades of slim unfluted columns at ground floor connecting with the single storey bowfronted wings. Lawers is also notable for its one and a half storey ashlar stable block with cupola clocktower over the entrance archway.

There was previously a formal garden to the south east of the house, but this was converted to provide more expansive parkland sometime in the 19th century with focus given over to the now category B-listed walled garden which is believed to have been originally constructed in around 1810.

LOCATION

Located to the north of the River Earn, Lawers Estate is a short drive from the charming village of Comrie which offers a local store with Post Office, delicatessen, bakers, butchers, pharmacy, craft and gift shops, a selection of cafés, in addition to a medical centre, dentist, mechanics and local primary school.

The market town of Crieff is just five miles east and provides a community hospital, opticians and physiotherapist, in addition to a supermarket, a range of quality independent shops, butchers, bakers, hairdressers, pet shop, hardware store and numerous well-regarded restaurants, cafés and pubs. In Crieff you will also find a veterinary surgery, Post Office, petrol station, mechanics, council area office, solicitors, accountants, and financial advisors. Secondary schooling is available at Strathearn Community Campus which also offers gym, swim, and fitness facilities.

Private schooling is available locally at Morrisons Academy or Ardvreck (both in Crieff) with other options available within the wider Perthshire area including Glenalmond

College, Strathallan, Craigclowan Preparatory and Kilgraston. Additionally, Ochil Tower School at Auchterarder provides residential and day schooling for children and young people with support needs.

Further east the ‘Fair City’ of Perth offers vibrant restaurants, art galleries and museums. Perth is home to Scotland’s oldest repertory theatre company which can be found at Perth Theatre, while Perth Concert Hall is an acoustically acclaimed auditorium offering a diverse range of events. The city also offers a further range of amenities including all the usual larger supermarkets, shopping centre, IMAX cinema, a range of gyms, in addition to a wider choice of commercial services you would expect of a large urban centre, including most major high street banks, solicitors, the regional hospital and Perth College UHI.

Scone, two miles east of Perth, is home to the Perth Racecourse which has a national reputation for fantastic race days and a thrilling atmosphere, all set within the stunning parklands of Scone Palace.

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SURROUNDING AREA

The surrounding land is predominantly used for arable agriculture interspersed with a mixture of amenity and commercial woodlands/forestry, small residential building groups and individual houses in addition to the patchwork of larger private estates scattered across the county.

The area is well known for its wide variety of outdoor pursuits. Crieff Hydro Hotel offers an assortment of leisure facilities including spa and swimming pool with its Action Glen facility hosting many indoor and outdoor activities including 4x4 Land Rover experience, air rifle range, high rope, zipline, archery and horse riding.

There are, of course, abundant opportunities to enjoy Perthshire’s magnificent and varied landscape with the likes of Ben Chonzie, often noted as a beginners Munro, accessible from the nearby Invergeldie, Ben Vorlich and its neighbouring Munro Stùc a' Chròin, overlooking Loch Earn, or the lower peak of Torlum Hill, a heathery summit close to Crieff with views out across Strathearn back towards the Estate to the north west and south east towards the Ochil Hills. For the less experienced, Lady Mary’s Walk which runs along the banks of the River Earn is popular with families, dog walkers and horse riders.

The village of Comrie, twinned with Carleton Place, Ontario, Canada, has an unusual Hogmanay tradition: at midnight, a torchlight procession marches through the village. The parade traditionally features the village's twelve strongest men carrying long, thick birch poles to which flaming tarred rags are tied and carried to each of the village's four corners. The parade is frequently accompanied by the local pipe band and decorated floats with the villagers dressed in costume. Following the parade, torches are tossed into the River Earn from the Dalginross Bridge. Notably, in 1840, the village of Comrie became the site of one of the world's first seismometers, and a working replica is now located in The Ross in Comrie. Being situated on the Highland Boundary Fault, it experiences more tremors than anywhere else in the UK.

Nearby Crieff has developed into a tourist hub with a rich history, but perhaps most famous for cattle droving and whisky. Some of the town’s other attractions include the Caithness Glass Visitor Centre, the Innerpeffray Library, which is Scotland's oldest lending library having been established in 1680 and the neighbouring St Marys Chapel which was built in 1508. The market town had long been a magnate for highlanders selling their famed black cattle at the Michaelmas market with reports of the hills around the town being painted black with beasts, up to as many as 30,000 at a time, and from all corners of the Highlands, some coming from as far away as Caithness and the Hebrides.

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While Crieff has enjoyed royal connections throughout its long history, the current connection is through William and Catherine, Prince and Princess of Wales and Earl and Countess of Strathearn who have visited the town and have sported the now famous Strathearn Tartan.

The Loch Lomond and The Trossachs National Park is a fifteen-minute drive west and boasts a myriad of lochs and hills which support a diverse range of wildlife including black grouse, golden eagle, osprey, pine marten, red squirrel, and otters. In the winter, skiing can be enjoyed at Aviemore, Glenshee or the Nevis Range, all of which are approximately ninety minutes to two hours’ drive away.

Perthshire is widely known as ‘Big Tree Country’ and beautiful walks, such as taking a wander through the nearby glens of the Ochil Hills, The Knock above Crieff Hydro or Glen Turret at Crieff where you can sometimes spy the elusive red squirrel, mountain hares and red kites or, if you want to go slightly further afield, take a wander amongst the majestic Douglas Fir and Scots Pine forest at The Hermitage, near Dunkeld.

For the golfer there are several fine courses within striking distance with Crieff, Auchterarder and Dunkeld & Birnam all providing 18-hole courses in addition to Pitlochry with its fantastic views of the rolling countryside of the Highland Fringe. Gleneagles Hotel which has three of its own championship courses, is a short drive south. There are also several very interesting 9-hole courses scattered across the local area with the closest being at Comrie or more notably at the Foulford Inn, one of the highest golf courses in Perthshire, with stunning panoramic views.

Watersports can be enjoyed on Loch Earn, 9.5 miles to the west, which includes activities such as wakeboarding, paddle boarding, kayaking and is also home to the Loch Earn Sailing Club. Equally, you might visit the family friendly Loch Tummel Sailing Club further north at Pitlochry in addition to the Loch Tay Boating Centre at Kenmore which provides further opportunities including motorboat hire, kayaking and canoeing. If you have your own kit, Loch Lubnaig a thirty-minute drive west, near Callander, is popular with open water swimmers and for launching canoes and kayaks.

For the equine minded, Strathearn is a horse friendly area with plenty of opportunities whether on designated routes or along country lanes, drove roads, hill tracks, through woodland or over the gently undulating open countryside. The Strathearn Branch of The Pony Club also hosts numerous events throughout the year.

Field sports and fishing can also be catered for by many of the neighbouring estates with day tickets for salmon and sea trout fishing on the Rivers Tay, Almond and elsewhere on the Earn if you fancy a change of scenery, to name just a few. Formal driven shooting, as well as walked up or rough days in addition to stalking can also be arranged nearby.

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Lot 1 – Lawers House & Policy Grounds

The principal house with associated policy grounds extend to approximately 50.94 Acres (20.62 Ha) of paddocks, parkland grazings and mixed age and species woodland with some impressive specimen trees and a small section of single bank salmon fishings on the River Earn.

Accessed via a tree lined private drive, Lawers House is a category

A-listed 18th century country house with over 75 rooms spread across three floors, consisting of 16 principal bedrooms, 7 of which are ensuite, 7 reception rooms, library, billiards room, large office wing and exceptional ballroom with stunning restored ceiling mural. In addition, there is a swimming pool, tennis court, private pond with boathouse, multi car garaging, integral stable block and courtyard with clocktower.

Wilderness Cottage, Burnside Cottage and the Gate Lodge sit either side of the main drive to the east and could provide useful staff accommodation or be let out to generate additional income.

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lawers house floor plans

GROUND FLOOR

Approximate Gross Internal Floor Area: 938m2

GROUND FLOOR WEST

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23 GROUND FLOOR EAST

lawers house floor plans

FIRST FLOOR

Approximate Gross Internal Floor Area: 619m2

FIRST FLOOR WEST

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25 FIRST FLOOR EAST

lawers house floor plans

SECOND FLOOR

Approximate Gross Internal Floor Area: 114m2

SECOND FLOOR

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Burnside Cottage

Burnside is a single storey cottage, with a painted harled exterior under a pitched timber framed slate covered roof, with flat extension to the rear. Enjoying a primarily southerly aspect, Burnside provides comfortably sized rooms which include living area, large breakfasting kitchen, three double bedrooms, one of which is en-suite and shower room with WC and sink. Externally the property benefits from a generous enclosed garden, extending to approximately 0.70 Acres in all. Burnside sits to the east of, and is accessed via, the main drive.

Burnside Cottage Rates and EPC

Council Tax Band: C

EPC Rating: F28 with potential to achieve C77

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burnside cottage floor plan

Approximate Gross Internal Floor Area: 96.3m2

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wilderness Cottage

A single storey property, harled to the exterior under a pitched timber framed slate covered roof with timber clad extension to the rear. In its current configuration, the property provides a kitchen, double height living area, mezzanine level, bathroom, bedroom with potential en-suite and conservatory. While now requiring a degree of internal modernisation to bring it up to the contemporary standard, Wilderness provides potential for staff accommodation in a secluded location, sitting to the east of the main drive and accessed by a short private track.

Outside there is a generous garden with mature trees lining the boundary, together with a large area of lawn.

Wilderness Rates and EPC

Council Tax Band: N/A

EPC Rating: G13 with potential to achieve A97

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wilderness Cottage

floor plan

Approximate Gross Internal Floor Area: 81m2

GROUND FLOOR

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FIRST FLOOR

Gate Lodge

Situated by the main entrance to Lawers House, the Gate Lodge is of traditional stone and lime construction, under a pitched timber framed, slate covered roof. This charming building is currently used for storage but provides a largely blank canvas should one wish to reconfigure and possibly extend to create additional residential accommodation.

floor plan

Approximate Gross Internal Floor Area: 33.3m2

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Lot 2 –Equestrian Centre

A collection of traditional and more modern buildings with two integral residential properties. There are currently two stable blocks providing 14 boxes, a Dutch barn, two general-purpose sheds and an outdoor arena, all of which is accessed by a large gravel driveway and turning areas/yards sitting to the front (east) and rear (west). Grazings extending to approximately 10.16 Acres (4.11 Ha) wrap around the east and run southwards, spread across four main paddocks enclosed by mature trees.

Granary Cottage, provides living room, open plan kitchen/dining area, utility room, three bedrooms, one of which is en-suite and a family bathroom.

Groom’s Flat is a maisonette and provides open plan kitchen/living area on the ground floor with bathroom and bedroom and window overlooking the stable below, on the first floor.

Grooms Flat Rates and EPC

Council Tax Band: A

EPC Rating: F37 with potential to achieve A110

The Granary Rates and EPC

Council Tax Band: C

EPC Rating: E39 with potential to achieve C70

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grooms flat floor plan

Approximate Gross Internal Floor Area: 51.4m 2

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GROUND FLOOR FIRST FLOOR

the granary floor plan

Approximate Gross Internal Floor Area: 97.3m 2

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lot 3 – loch Cottage

A one and a half storey detached house of traditional stone and lime construction under a pitched timber framed slate covered roof, with dormer windows on the first floor and attractive porch/sunroom set atop a dwarf wall.

Enjoying a primarily southerly aspect, Loch Cottage provides comfortable and modern accommodation that, in its current configuration, includes three bedrooms, a bathroom on each floor, kitchen with adjoining dining room and generously proportioned living room.

Externally the property benefits from a large, enclosed garden extending to approximately 0.33 Acres in all. There is ample off-street parking to the rear with direct access to the estate's west drive.

Loch Cottage Rates and EPC

Council Tax Band: E

Home Report Value: £350,000

Home Report available on request

EPC Rating: E53 with potential to achieve A99

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loch cottage floor plan

Approximate Gross Internal Floor Area: 111m2

GROUND FLOOR

FIRST FLOOR

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lot 4 – park lodge

A three-bedroom cottage of traditional stone and lime construction under a pitched timber framed slate covered roof, with large enclosed garden. In its current configuration, Park Lodge provides a large living area, dining room, utility, kitchen, conservatory, WC, bedroom with en-suite on the ground floor, with two further bedrooms, both of which are also en-suite on the first floor. Park Lodge benefits from direct access off the A85 public road via the estate's west drive onto a large parking and turning area which can accommodate multiple vehicles.

Park Lodge Rates and EPC

Council Tax Band: F

Home Report Value: £420,000

Home Report available on request

EPC Rating: D57 with potential to achieve A97

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park lodge floor plan

Approximate Gross Internal Floor Area: 169.8m2

FIRST FLOOR

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Lot 5 - Gardeners

Cottage & Walled Garden

A two-bedroom cottage of traditional stone and lime construction under a pitched timber framed slate covered roof. In its current configuration the accommodation includes, large kitchen/diner with stove and range, living room, family bathroom, porch and boot room on the ground floor, with two bedrooms, one of which is en-suite on the first floor. Outside there is a useful stone store and south facing lawn, currently utilised as an apiary.

The grade B-Listed walled garden extends to approximately 2.96 Acres (1.20 Ha) and sits at the north-western periphery of the estate, nestled within a mature mixed age and species woodland, The rubble built V-shaped enclosure with ashlar segmental-arched gateway dates back to c.1810.

This is undoubtedly a rarely available package and may suite a horticulturist or someone interested in market gardening. Equally, it may appeal to someone who simply wants to enjoy the magnificent setting and ambiance the walled garden provides.

Gardeners Cottage Rates and Home Report

Council Tax Band: E

Home Report Value: £320,000 (house only)

Home Report available on request

EPC Rating: F34 with potential to achieve B91

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gardeners cottage floor plan

Approximate Gross Internal Floor Area: 124.6m2 GROUND FLOOR

FIRST FLOOR

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Lot 6 (A & B) –Agricultural Land

The agricultural land lies below the A85 public road and runs down to the River Earn. Extending in total to approximately 575.79 Acres (236.761 Ha) of fertile alluvial soil. Most of the land is considered Grade 3.2 with a smaller area of Grade 5.3 to the western extremity. Approximately 51 Acres is currently utilised as grazing for horses.

Grade 3.2 land is regarded as mixed agricultural and is capable of being used to grow a moderate range of crops including cereals, forage crops and more demanding crops such as potatoes.

There is a useful area of hardstanding to the west of Field 11 as shown on the Farm Plan, which benefits from direct access to the A85.

The fields are interspersed with amenity woodland and shelterbelts, which together with the riparian woodland make up approximately 108.44 Acres (43.88 Ha).

The land ranges in altitude between 49 and 60 metres above sea level and is currently subdivided into 27 enclosures, the majority of which are of a size well suited to modern mechanised farming practices, with access via the public road or a series of good quality internal tracks.

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CROPPING Schedule LAST 5 YEARS

Cropping Schedule

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Field No. Year 2019 2020 2021 2022 2023 1 PP PP PP PP PP 2 RGR RGR RGR RGR RGR 3 PP/RGR PP/RGR PP/RGR PP/RGR PP/RGR 4 PP PP PP PP PP 5 WBS WBS WBS WBS WBS 6 PP PP PP PP PP 7 PP PP PP OCS_K FALW 8 PP PP PP PP PP 9 RAST/FALW RAST/FALW SB SB SB 10 RGR RGR RGR RGR RGR 11 SB SB SB SB SB 12 PP SB SB SB SB 13 PP PP PP PP PP 14 PP PP PP PP PP 15 PP PP PP PP PP 16 SB SB SB SPOT SB 17 SB SB SB SB SB 18 SB SB SPOT SB SB 19 PP PP PP PP PP 20 PP PP PP PP PP 21 PP PP PP PP PP 22 PP PP PP PP PP 23 SB SB SB SB SB 24 SPOT SB SB SB SB 25 SB/PP SPOT/PP SB/PP SB/PP SP/PP 26 SB SB SB SB SPOT 27 SB/FALW SB/FALW RAST/FALW OCS_K/FALW SB/FALW PP: Permanent Pasture RGR: Rough Grazings RAST: Rape for Stock Feed FALW: Fallow SPOT: Seed Potatoes SB: Spring Barely SOSR: Spring Oil Seed Rape OSC-K: Kale WBS: Wild Bird Seed

FISHINGS & SPORTING

Salmon fishing rights are included within Lot 1, although they could potentially be sold separately. While not extensive, they do provide the opportunity to enjoy some sport on your doorstep. The fishing currently extends to approximately 218 metres of single (left) bank fishing with pedestrian access via the dismantled railway and/or through the neighbouring property Milton up to the public road. In addition there is brown trout fishing along the full length of the boundary with the River Earn.

Low ground shooting rights are also included in the sale but are currently let to a sporting tenant. The lease is terminable upon notice being served.

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General Remarks & Stipulations

SERVICES

The property is sold subject to and with the benefit of all existing private and mains services including electricity, drainage and water.

Property Council Tax Drainage Water Glazing Heating EPC Tenure

Lawers House H Private Mains Single Oil CH F30 Owner Occupied

Wilderness Cottage NDR Private Mains Partial Oil CH G13 Vacant

Burnside Cottage C Private Mains Full Electric CH F28 SAT

Gate Lodge NDR Private Mains Single None N/A Vacant

The Granary Flat C Private Mains Double Dual (Mineral and wood) E39 PRT

Grooms Flat A Private Mains Double Electric F37 Service Occupancy

Loch Cottage E Private Mains Partial Mains Gas CH E53 PRT

Park Lodge F Private Mains Partial Mains Gas CH D57 PRT

Gardeners Cottage E Private Mains Single Oil CH F34 Owner Occupied

HOUSEHOLD CONTENTS, MACHINERY, VEHICLES ETC.

The buyer will have the option to purchase some of the contents of Lawers House, the garden machinery and equipment, selected vehicles and an assortment of tools and implements. An inventory of the items available for purchase may be made available via a secure digital data room.

The fitted carpets and light fittings are included in the sale of the other residential properties beyond Lawers House.

CLAWBACK AGREEMENT

Subject to the detail contained in offers received, the seller may seek the inclusion of a clawback arrangement over all or part of the property.

VIEWING

Strictly by prior agreement with the selling agents. For the personal safety of interested parties, please be aware of potential hazards at the property as this is a working estate. Likewise for the equestrian buildings and land as they may be in temporary use for livery or livestock handling.

OFFERS

Offers in Scottish Legal Form should be submitted to the Selling Agents at their Perth office. Parties are asked to satisfy themselves that they fully understand the implication of offering under Scottish Law.

CLOSING DATE

A closing date may be fixed, and prospective purchasers are advised to formally register their interest through their solicitors with the selling agents. Prospective purchasers should be aware that unless their interest in the property is formally noted, no guarantee can be given that confirmation of a closing date will be provided, consequently the property may be sold without prior notice. For the avoidance of doubt, noting interest only entitles prospective purchasers to notification of a closing date being set and not that other potentially competing pre-emptive offers have been received. The sellers are entitled to accept any offer at any time.

DATE OF ENTRY

To be mutually agreed in writing.

TITLE

Should there be any discrepancy between these particulars, stipulations, special conditions of sale and missives of sale the last shall prevail.

TENURE

Absolute Ownership Interest (Freehold)

DEPOSIT

A deposit of 10% of the purchase price will become payable to the seller within 14 days after conclusion of missives. Interest at 5% above the Bank of Scotland base rate shall be payable on the purchase price from the date of entry until paid and that notwithstanding that the purchaser may not have taken entry. If the purchaser fails to make payment within 28 days of the date of entry with all accrued interest, the seller shall be entitled to resile from the missives and resell the subjects of sale without prejudice to his rights and recover damages from the purchaser.

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FINANCIAL GUARANTEE/ANTI-MONEY LAUNDERING REGULATIONS

Any offer by prospective purchaser(s), regardless of where they are ordinarily resident and regardless whether on a cash or subject to loan finance basis, must be accompanied by a financial reference from a bank/funding source that is acceptable to the sellers. Prospective purchasers will also be required to produce identification sufficient to satisfy anti money laundering regulations and checks against the intended purchaser or nominee together with other documentation that may be required, from time to time, in order to support any conditional offers submitted to the seller. Bidwells LLP accepts no liability of any type arising from your delay or other lack of co-operation in this regard. Failure to provide the requisite AML documentation with offers may result in them not being considered at the closing date or being superseded by an offer which is. Settlement may also be delayed or aborted due to non-compliance with requests for information or failure to deliver adequate information within the requisite timeframes. We may hold your name on our database unless you instruct us otherwise.

WARRANTIES

There are no warranties or guarantees included with this sale.

VAT

In the event of a charge to VAT being made on the whole or any part of the purchase price or the movable items, the purchaser will be responsible for meeting the VAT liability.

APPORTIONMENTS

The Council Tax, Sporting Rates, Commercial Rates and all other outgoings shall be apportioned between the seller and the purchaser(s) as at the date of entry.

BASIC PAYMENT SCHEME ENTITLEMENTS

The sale does not include Basic Payment Scheme Entitlements.

INGOING VALUATION

The purchaser(s), in addition to the purchase price, will be obliged to take over and pay for at a valuation to be agreed between two valuers, one acting for each party, or an arbiter appointed by the valuers, or failing agreement as to the appointment by the President, for the time being, of the Royal Institution of Chartered Surveyors (Scottish Branch), the following items so far as belonging to the seller and not excluded by the seller from the sale:

1. All cultivations carried out in preparation for the current crop valued on a labour and machinery basis.

2. All growing crops, on a seeds, labour, lime, fertiliser, sprays and machinery basis with an increment representing the enhanced value of the establishment and age of such crops.

3. All hay, straw, fodder, roots, silage and farmyard manure and other produce at market value.

4. All oils, fuel, fertilisers, sprays, chemicals, seeds and sundry at cost.

Note: If the amount of the valuations has not been agreed on the date fixed for completion, then the purchaser shall pay to the seller such a sum as the selling agents shall certify on account at their valuation pending agreement. Should the payment not be made within seven days then interest will become payable on outstanding monies at 5% over Bank of Scotland borrowing rate.

PURCHASER’S OBLIGATIONS

Fencing demarking the boundary of the property is generally to be maintained at the purchaser’s expense in perpetuity. New fencing required to demark currently unfenced sections of the new boundary must be stockproof and will be erected and thereafter maintained at the purchaser’s expense in perpetuity.

THIRD PARTY RIGHTS

The sellers are not aware of any third-party rights over the property other than:

• A wayleave in favour of SSE for overhead transmission cable.

• A wayleave in favour of Scottish Water for a mains pipe(s).

• The neighbouring Estate have right of access over the driveway to Lot 1 and the access track coloured brown to the west

• A core path runs along dismantled railway line from Crieff to Comrie along the River Earn to the south of the farmland.

• A burial ground to the northeast of Lawers House to which relatives of those buried there retain rights of access.

The property is also sold subject to the rights of public access under the Land Reform (Scotland) Act 2003.

The purchaser(s) will be held to have satisfied themselves as to the nature of all such servitude rights and others.

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EMPLOYEES

There are currently 5 employees at Lawers Estate, a full-time estate secretary, a contractor/handyman, a part-time housekeeper and two part time grooms. If a sale proceeds, it is the seller’s firm preference that the employees are transferred to the purchaser or their nominee under the Transfer of Undertakings Protection of Employment (TUPE) Regulations.

ENVIRONMENTAL, HISTORICAL AND ARCHITECTURAL DESIGNATIONS

There is a scheduled monument at the north of Lot 6b being the Lawers Standing Stone which is noted to be prehistoric. It is being re-scheduled to ensure adequate protection is given to probable archaeological remains around the stone. It comprises a solitary standing stone measuring about 2m high by about 1.2m in maximum width.

Lawers House is Category A listed (LB18152) Walled Garden is Category B listed (LB18154)

MINERAL, SPORTING AND TIMBER RIGHTS

In so far as they are owned, the mineral and sporting rights are included in the sale. All standing and fallen timber is included in the sale.

LOTTING

It is intended to offer the property for sale as described, but the seller reserves the right to divide the property into additional lots, to withdraw the property, or to exclude any part of the property shown in these particulars. In the event that the property is sold in lots, title conditions may be created for access and provision / maintenance of service media and any new boundary fences required as a result that may need to be erected. The seller may also reserve as necessary out of the sale, such rights of access and rights to services necessary to facilitate retained development opportunities.

PLANS, AREAS AND SCHEDULES

These are based on the Ordnance Survey and are for reference only. While they have been carefully checked, the purchaser shall be deemed to have satisfied themselves 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. Prospective parties are asked to satisfy themselves on inspecting the titles which take precedence over the marketing materials.

DISPUTES

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

DATA ROOM

Further information on specific elements of the property, including any leases, title information, contracts of employment, sporting records etc. will be available via an online data room to those who have formally noted their interest with the selling agent and signed a standard nondisclosure agreement having booked an appointment to undertake an accompanied viewing of the Estate. Details on how to access the data room will be made available by the selling agent in due course.

Virtual tours of Lots 2, 3, 4 and 5 are available without the need for an NDA, by request.

LOCAL AUTHORITY

Perth & Kinross Council

Pullar House

35 Kinnoull St

Perth

PH1 5GD

Tel: 01738 475000

SELLING AGENT

Ross Low Bidwells

Broxden House

Lamberkine Drive

Perth

PH1 1RA

Tel: 01738 630666

Email: scotlandagency@bidwells.co.uk or ross.low@bidwells.co.uk

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Important notice: Bidwells LLP act for themselves and for the vendors/landlords of this property, whose agents they are, give notice that: Nothing contained in these particulars or their contents or actions, both verbally or in writing, by Bidwells LLP form any offer or contract, liability or implied obligation to any applicants, viewing parties or prospective purchasers of the property to the fullest extent permitted by law and should not be relied upon as statements or representative of fact. No person in the employment of Bidwells LLP or any joint agents has authority to make or give any representation or warranty whatever in relation to this property. Any areas of measurements or distances are approximate. The text, photographs and plans are for guidance only, may not be to scale and are not necessarily comprehensive. No assumptions should be made that the property has all necessary planning, building regulation or other consents. Bidwells LLP has not carried out a survey, nor tested the services, appliances or facilities. Purchasers must satisfy themselves by inspection or otherwise. All rentals and prices are quoted exclusive of VAT unless otherwise stated. Prospective purchasers and tenants will be asked to produce identification of the intended purchaser/tenant and other documentation in order to support any conditional offers submitted to the vendors. Bidwells LLP accepts no liability of any type arising from your delay or other lack of co-operation. We may hold your name on our database unless you instruct us otherwise. OS licence no. ES 100017734. © Copyright Bidwells LLP 2023. Bidwells LLP is a limited liability partnership registered in England and Wales (registered number OC 344553). Registered office is Bidwell House, Trumpington Road, Cambridge CB2 9LD where a list of members is available for inspection. Your statutory rights are not affected by this notice. Sales particulars prepared August 2023.and photographs taken in October 2022; and June and July 2023.

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Lawers Estate
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