West Watten, Banks - Scouthal - Shielton Road, Watten, Highland

Local Information
Situated west of Wick (10 miles) and southeast of Thurso (15 miles) in the historic county of Caithness in the far north of the Scottish Highlands, 21-22 West Watten is set amidst open and expansive landscapes, enjoying a sense of privacy and tranquillity, being within easy reach of the principal towns and amenities of the area.

Caithness is a remote and captivating region renowned for its expansive landscapes, dramatic coastline and remarkable sense of space. The county combines fertile farmland and open moorland with rugged cliffs, sandy beaches, lochs and wide, uninterrupted skies, creating an exceptional setting for those seeking a rural lifestyle away from the pressures of modern life.

Steeped in history, Caithness is home to ancient archaeological sites, castles and traditional Highland communities, while its proximity to the North Sea gives the landscape a distinctive character. Despite its remote location, the county is well connected by road, rail and air, with Wick and Thurso providing the principal centres for shopping, schooling, professional services and leisure.

Watten and Halkirk provides a range of everyday amenities, including local shops, garages, post office, hotels and primary schools. Thurso and Wick provides secondary schooling together with a broad range of shops, professional and health services, bars, eateries and trade counters. Wick is home to Caithness General Hospital. Golf enthusiasts are well catered for in the surrounding area, with 18-hole courses at Thurso, Wick and Reay.

Agriculture plays a key part in the local Caithness economy and boasts many services, businesses and contractors. There is a local livestock auction mart at Quoybrae, Caithness Livestock Centre, which holds regular shows and sales throughout the calendar year. Local and national livestock haulage is easily supplied in the area.

As well as several local bus services, rail connections are available in Wick for onward travel to Inverness and beyond. Ferry connections to Orkney are available at Scrabster and Gills Bay. Regular air connections to Aberdeen are available from Wick John O’Groats Airport.

Farm Buildings
21-22 West Watten is served by an L-shaped agricultural building comprising tractor shed, workshop, store and bedded byre. The buildings are constructed of concrete block with steel trusses and asbestos cement fibre sheeted roof, concrete floors and timber sliding doors. The modest buildings are complemented by a large and useful sheep handling system of block construction over concrete floors with a useful dipping bath.

Whilst the holding has predominantly been a sheep farm in the past, should the right buyer wish to diversify and require additional storage, there may be the opportunity to construct additional agricultural outbuildings adjacent to or in replacement of the existing steading, subject to obtaining all necessary Local Authority consents.

Land
The IACS registered land at 21-22 West Watten extends to 391.01ha (966.19 acres) or thereby, consisting of 10 field parcels consisting of permanent grass, rough grazing and woodland. There is also a small area of non-IACS permanent grass and open woodland extending to 6.70 acres or thereby. The land is classified as Grades 4(2), 5(3) and 6(3) by the James Hutton Institute, lying from 52m to 96m above sea level with a northerly aspect. Within Less-Favoured Area - Severely Disadvantaged.

Woodland
Included is Acharole Wood, comprising 28.14ha (69.53 acres) or thereby of mature coniferous woodland. This presents a fantastic opportunity to invest in maturing timber as a cash crop, with the opportunity for a purchaser to consider reducing their carbon footprint through the supply of timber and, thereafter, restore moorland and Peatland habitat. According to the James Hutton Institute the woodland is primarily classified as grade F6, being land with very limited flexibility for the growth and management of tree crops. There are no outstanding grants in respect of the woodlands. Asking price includes all standing and fallen timber.

Basic Payment Scheme (BPS)
BPS Entitlements not available. Land sits within Payment Region 0, Region 1 and Region 2.

Dwellinghouse
The Cottage at 21/22 West Watten is a well-proportioned 2-bedroom dwelling surrounded by ample garden grounds overlooking the land to the west with far-reaching views towards Morven.

The single-storey detached cottage comprises 2no bedrooms, living / dining room, modest kitchen, bathroom and entrance vestibule. The property is served with uPVC double glazing throughout. Water is heated via solid fuel stove and immersion cylinder. Space heating is via the solid fuel stove in kitchen and wood-burning stove in living area. It is believed there is a fireplace in both bedrooms connected to chimney flue.

The cottage would benefit from a package of refurbishment works to bring up to a more modern living standard.

Subject to obtaining the relevant Local Authority consents, the site may be suitable for redevelopment for the erection of a replacement dwellinghouse more suited to modern living arrangements and standards.

Property Details
EPC:
Band F

Windows & Doors:
uPVC double glazed

Council Tax:
Band B

Heating:
Solid-fuel and wood-burning stoves

Water:
Mains

Drainage:
Private to septic tank

Viewings -
Strictly by appointment only
To arrange a viewing contact Aberdeen & Northern Estates on or Mr Charles Harrold on

Services:
Private drainage, mains water & electricity.

Local Authority:
Highland Council, Glenurquhart Road, Inverness, IV3 5NX. Tel

Entry:
By arrangement

Mineral Rights & Sporting Rights:
Included in the sale, insofar as they are owned.

Note:
Prospective purchasers should note that unless their interest in the property is formally intimated to the selling agents following inspection, the agents cannot guarantee that notice of a closing date for offers will be advised and consequently the property may be sold without notice.

Anti Money Laundering Compliance:
In accordance with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017, we are required to carry out checks and due diligence on property purchasers. If an offer has been accepted, the purchaser(s) will need to provide proof of identity, residence and proof of funds, as a minimum, prior to any transaction proceeding.

Offers:
Formal offers, in the acceptable Scottish form should be submitted, along with the relevant anti-money laundering paperwork in accordance with The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017, through a Scottish Solicitor, to the Selling Agent.

Servitude Rights, Burdens and Wayleaves:
The property is sold subject to and with the benefit of all servitude rights, including rights of access and rights of way, whether public or private. The buyer(s) will be held to have satisfied himself/themselves as to the nature of all such servitude rights and others.

Title:
The buyer(s) shall be bound to accept the title as it presently stands in the name of the seller(s) and the conveyance in favour of the buyer(s) shall be subject to all the exceptions, reservations, burdens and conditions presently contained in the title deeds. There shall be excepted from warrandice in the conveyance in favour of the buyer(s) any leases, tenancies, tenants' rights, missives, agreements, rights of possession, rights of way, access rights, and sewerage and drainage facilities, and all other servitudes and other rights without prejudice to the right of the buyer(s) to quarrel or impugn the same on any ground not inferring warrandice against the seller(s).