Lot 1 - Balnacake Farm, Brechin, Angus, DD9

Lot 2 – Balnacake Farm comprising farm buildings, Farmhouse, Fields 6,7, 9 and Melgund Den extending to approximately 235.23 acres (95.19 hectares).

Description
Balnacake Farm presents an exceptional opportunity to acquire a substantial and versatile agricultural holding extending to approximately 235.23 acres (95.19 hectares). The property combines productive arable land, attractive residential accommodation and a useful mix of modern and traditional farm buildings, offering scale and flexibility in a sought after farming area.

The land comprises several arable field parcels which are all well shaped and suited to modern machinery and efficient cropping rotations. These productive fields form the core of the holding and support a range of arable enterprises, including cereals and potatoes. The land is classified by the James Hutton Institute as a combination of Class 2, Class 3.1 and Class 3.2, reflecting its productive capability.

Balnacake farmhouse and buildings are positioned at about 100 metres above average sea level and the land ranging between 60 and 110 metres above average sea level.

In recent years, the farm has supported a diverse cropping rotation including spring barley, winter wheat, potatoes and peas, as detailed in the accompanying cropping schedule.

Balnacake Farmhouse
Balnacake Farmhouse is a traditional one-and-a-half storey dwelling constructed of stone and set beneath a pitched slate roof. The property has been upgraded to include double glazing throughout and is served by oil-fired central heating.

The accommodation is arranged over two floors and comprises: entrance porch, kitchen, combined living/dining room, office, lounge, TV room, utility room, two bathrooms and three bedrooms.
Externally, the farmhouse sits within a generous garden plot enjoying a southerly aspect, providing good natural light and open outlooks. The property is situated in close proximity to the Balnacake Farm steading, offering a convenient rural setting with easy access to the wider holding.

Balnacake Farm Buildings
The steading is to the north of the farmhouse and the buildings comprise:

Cattle Court (37.18m x 34.59m)
1980’s built Reekie Shed which served as a cattle court. Constructed of a steel portal frame with concrete floor, brick walls, fibre-cement sheet roof and side cladding with a central feed passage, the shed is now used for general storage of machinery, straw and grain.

Traditional Steading (East) (29.78m x 5.75m + 4.73m x 6.65m)
Traditional stone built shed with mix of corrugated sheeting and slate roof, used for general storage.

Traditional Steading (West) (23.79m x 5.69m)
Traditional stone built shed with slate roof, currently used for general storage.

Bothy
1780’s built and constructed of traditional stone under slate roof. The building is currently redundant but could have future development potential, subject to the relevant planning permissions.

Sporting
In so far as these rights form part of the property title, they are included within the sale.

The Shooting Rights have a rateable value of £740, Assessor Ref No. 418657.

Health and Safety
The property is a working farm with equipment present. Appropriate caution must always be exercised during viewings, especially when in the farm buildings or fields.

Mortgage Finance
Bell Ingram are approved agents for the Agricultural Mortgage Corporation (AMC) who provide loan funding for farms and rural businesses at competitive rates. We can provide assistance in securing finance for various purposes including purchase of land and property, restructuring existing debt, working capital, funds for diversification projects or farm building improvements. If you would like to find out more or discuss your proposals in confidence, please call Sarah Tyson on or email sarah.

IACS
All the farmland is registered for IACS purposes. The farm code is 67/099/0030

Basic Payment Scheme (BPS) 2026
The basic payment entitlements are available for the land and are to be included within the sale offer.

Environmental Stipulations
All the land is designated as Non Less Favoured Area. The land is situated within the Strathmore and North Fife Nitrate Vulnerable Zone (NVZ).

Mineral Rights
The mineral rights insofar as they are owned are included in the sale.

Local Authority – Angus Council, Angus House, Orchardbank Business Park, Orchardbank, Forfar,
DD8 1AN

Scottish Government Rural Payments and Inspections Directorate (SGRPID)
Strathearn House, Broxden Business Park, Perth, PH1 1RX

VAT
In the event that the seller has elected to tax, VAT may be payable on the purchase price.

Solicitors
Thorntons Solicitors
53 E High St,
Forfar
DD8 2EL

Ingoing Valuation
The purchaser(s) shall, in addition to the purchase price, be obliged to take over and pay for a valuation to be agreed by a mutually appointed valuer(s) with respect to the following:

1. All cultivations carried out in preparation for the 2026 and/or 2027 crop valued on a labour and machinery basis.
2.All growing crops, on a seed, labour, lime, fertiliser, sprays and machinery basis with an increment representing the enhanced value of the establishment and age of such growing crops.

Note: If the amount of the valuations has not been agreed on the date xed for completion, then the purchaser shall pay to the seller such a sum as selling agents shall certify on account at the valuation pending agreement. Should the payment not be made within seven days then the interest will become payable on outstanding monies at 8% over Bank of Scotland borrowing rate.

Stipulations
A deposit of 10% of the purchase price shall be paid within seven days of completion of Missives. Deposit will be non-refundable in the event of the purchaser failing to complete for reasons not attributable to the Seller or their Agents. 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 the Bank of Scotland base rate. No consignation shall be eectual in avoiding such interest.

Fixtures and Fittings
Fitted carpets are included in the sale. No items other than the fuel station located next to the Grain Drier Shed and the grain drier are included unless specifically mentioned in these particulars. Moveable plant and machinery are specifically excluded from the sale.

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 nal.

Plans, Areas and 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 satised 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.

Servitude rights, burdens and wayleaves
The property is sold subject to and with the benefit of all servitude rights, burdens, reservations and wayleaves, including rights of access and rights of way, whether public or private, light, support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas and other pipes, whether contained in the Title Deeds or informally constituted and whether referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have satisfied himself as to the nature of all such servitude rights and others.

There is a pylon line and single pole line crossing the farm at different areas. Wayleaves are in place and paid on an annual basis.

There is a right of access in favour of a 3rd party over the main farm track leading north of Netherton steading, providing access to an agricultural shed to the north east. The access road is tinted green on the sale plan.

There are no fishing rights as part of this sale.

Possession
Vacant possession and entry will be given on completion.

Purchase Price
Within 7 days of the conclusion of the 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 a rate of 5% above Bank of Scotland base rate.

Offers
Offers must be submitted in Scottish legal terms to the Selling Agents. A closing date for offers may be fixed and prospective purchasers are advised to register their interest with the Selling Agents following inspection. Whilst every effort will be made to ensure that parties having registered their interest will be notified of a closing date this cannot be guaranteed. It should be noted that the vendor reserves the right to accept offers prior to a closing date being set. In addition the seller reserves the right to not accept the highest or indeed any offer.

Anti-Money Laundering Compliance
Under the 5th Directive of the Money Laundering Regulations, effective from 10th January 2020, the selling agents are required to undertake due diligence on property purchasers. Once an Offer has been accepted, the prospective purchaser(s) will need to provide proof of identity and source of funds before the transaction can proceed.

Important Notice

Bell Ingram, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Bell Ingram have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Situation
Balnacake is located in the productive and fertile area of north Angus, renowned for its high-yielding crops and the ability to grow a variety of crops, including cereals, potatoes and vegetables.

The properties are located 4 miles from the busy town of Brechin, which provides primary and secondary schooling, grocery stores, and recreational facilities. The former market town of Forfar lies 8 miles to the south of the subjects. Forfar is home to a range of agricultural dealers and suppliers as well as supermarkets, hotels, restaurants and secondary schooling. The city of Dundee is located 21 miles from the subjects and is well connected with bus, train and air networks. Dundee has seen significant rejuvenation works over the last decade and is home to the V&A Museum and a delightful waterfront visitor experience.

The local area is served by a wide variety of agricultural contractors, merchants and suppliers, and there is a successful local machinery ring which can provide additional farming resources as required.

The surrounding countryside offers something for all tastes in outdoor activities, including hill walking in the Angus Glens, golf, curling, fishing, water sports, and skiing.

Services
All the properties and buildings are serviced by mains water, mains electricity, and drainage to a septic tank. The internet to all properties is via a fibre connection.

The agricultural sheds are served by mains water and single phase electricity.

Balnacake Farm

From Forfar, take the B9134 for approximately 7.7 miles passing through the village of Aberlemno, turn right and follow the private track for 0.5 miles to reach Balnacake farm steading and farmhouse
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