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Under Offer

Lot 1 Shiel Farm

Grange, Keith, Aberdeenshire, AB55 6ST

Offers Over £1,100,000


  • Detached farmhouse

  • 4 bedrooms

  • Farm buildings

  • Around 100.41 hectares (248.11 acres).

Closing Date - 12 noon, 16th February 2022

The John Strathdee and Sons portfolio of farms are situated in the former county of Banff, being situated in an area well known for its productive soils. At present the land is …

Closing Date - 12 noon, 16th February 2022

The John Strathdee and Sons portfolio of farms are situated in the former county of Banff, being situated in an area well known for its productive soils. At present the land is farmed as one unit. However, due to the location and distribution of the farmhouses and buildings, the land could be farmed as a number of standalone units.

LOT 1: SHIEL FARM
The farmhouse is a traditional one and a half storey stone and slate dwelling with accommodation as follows: Ground floor: porch, utility, kitchen, lounge, living room and bathroom. First floor: 4 bedrooms. EPC F

Farm Buildings
Traditional building: 14.7m x 5.4m of stone construction and corrugated roof.
Silage pit: 12.5m x 19m of concrete panel and cement floor construction.
Straw Store lean to: 6.3m x 19m of steel portal frame construction, corrugated roof and concrete floor.
Cattle court 1: 18.5m x 23.2m, stone wall, corrugated roof and concrete floor with centre silage pit.
Slatted cattle court 2: 20.5m x 23.2m of steel portal frame construction, stone wall, corrugated roof and concrete floor. Included is a central silage pit, slatted court with feed pass and straw court with feed pass.
Traditional general store: 22.4m x 6m of stone construction and slate roof.
Former garage: 9m x 7m of concrete wall and corrugated roof construction.
General store: 4m x 4m lean to of timber frame construction.

The Land
The land extends to a total of 100.41 hectares (248.11 acres) sitting at a height of around 100 metres above sea level and is of a southerly aspect. Comprising 17 enclosures, the land provides good quality arable and permanent pasture with some woodland grazing. Although currently down to grass the majority of the farm is suitable for the growing of cereals and root crops. According to the James Hutton Institute the majority of the land is classified as Grade 3(2) with areas of Grade 4(2).

Having been farmed on rotation and receiving regular applications of dung, the land is in excellent heart with the fences being maintained for the containment of livestock.

The farm is served by mains electricity, private water supply with private drainage.

GENERAL INFORMATION
LOCAL AUTHORITIES
Moray Council, Council Offices, High Street, Elgin, Moray. Telephone 01343 563000.

Aberdeenshire Council, 25 Gordon Street, Huntly. Telephone 0345 608 1208.

RURAL PAYMENTS AND INSPECTION DIRECTORATE (SGRPID)
Thainstone Court, Inverurie, AB51 5YA, Tel: 0300 244 6822. Farm Code 239/0042.
In the event that the farms are sold in Lots it will be the responsibility of the purchasers to apply for individual holding numbers for the separate Lots.

METHOD OF SALE
For sale as a Whole or in 6 Lots.

SITUATION
The John Strathdee and Sons Farms are a portfolio of productive, mixed use farms located in a fertile and scenic setting straddling the Moray and Aberdeenshire regions. The local town of Keith offers a good range of amenities, including a variety of shops, major supermarket, medical practice hospital and A & E, primary and secondary schooling. The historic town is also host to the Keith Show, a popular agricultural event and has many sporting clubs including an 18-hole golf course, tennis courts, a bowling club, squash court, skate park, Stagestars Performing Arts and a gymnastics school, a sports hall, swimming pool with gym as well as a popular cricket and football club. There is a train station in Keith providing direct links to Elgin, Aberdeen and Inverness. The city of Elgin provides a comprehensive range of shops and amenities including large supermarkets and excellent shopping, a range of leisure facilities and a hospital whilst the surrounding area offers some highly regarded hotels, restaurants and historic local attractions. To the north, Cullen is a popular coastal village with a vibrant local community and a sailing/rowing club.

Situated in the historic county of Banff the area is well known for its mild climate, has a beautiful and varied countryside with a coastline rich agricultural land, prosperous fishing villages and wide, open beaches. The upland areas to the South are sparsely populated and provide dramatic scenery, some of which forms the Cairngorm National Park. The unspoilt landscape provides a wide range of leisure and sporting opportunities including fishing and kayaking on the world famous Spey and Findhorn rivers, skiing at the Lecht and Cairngorm range, and hill walking.

To the east lies Huntly (about 6 miles) which also has a good range of amenities and shops whilst Aberdeen is some 50 miles distant offering regular domestic and international flights. Aberdeen is the ‘Oil Capital of Europe’ providing all of the facilities one would expect from a cosmopolitan city including excellent shopping and a superb choice of restaurants, galleries, sports facilities and theatres.

BASIC PAYMENT SCHEME (BPS)
The majority of the land is eligible for claiming Basic Payments. The BPS entitlements have been established by the seller and are not included in the sale of the land. A buyer(s) will take over and pay for at valuation the Basic Payment Scheme entitlements established on the land for sale. All payments relating to the 2021 year will be retained by the seller. The buyer(s) will be responsible upon occupation of the subjects of sale to fully comply with the statutory management requirements to maintain the farmland in Good Agricultural and Environmental Condition as laid down under the cross Compliance Rules of the Basic Payment Scheme 2021 for the rest of the scheme year.
The farm currently has an allocation of 320.98 of Region One entitlements. In the event that the land be sold in Lots the entitlements will be apportioned accordingly.

LESS FAVOURED AREA SCHEME (LFASS)
All of the land qualifies for LFASS payments.

SPORTINGS
Whilst the Sporting Rights have not been formally exercised in recent years but the aspect and topography of the land would lend itself to driven pheasant and partridge shooting. In addition to which there is ample opportunity for roe deer stalking.

MINERALS
The Mineral Rights are included in the sale, insofar as they are owned.

TIMBER
All fallen and standing timber is included in the sale insofar as they are owned.

POSSESSION AND ENTRY
Vacant possession and entry will be given on completion or such mutual time to be agreed by the seller and the purchaser.

INGOING VALUATION
The purchaser(s) shall, in addition to the purchase price, be obliged to take over and pay for at a valuation to be agreed by a mutually appointed valuer(s) with respect to the following:
All cultivations and growing crops on a seeds, labour, lime, fertilizer, sprays and machinery basis with an increment representing the enhanced value of the establishment and age of such crops.
All hay, straw fodder, roots, silage and farmyard manure and other produce at market value. All oils, fuels, fertilizers, sprays, chemicals seeds and sundries 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 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 the Bank of Scotland borrowing rate as adjusted from time to time.

DEPOSIT
A deposit of 10% of the purchase price shall be paid within seven days of the completion of Missives. The deposit will be non-refundable in the event of the purchaser(s) failing to pay the purchase price or failing to complete for reasons not attributable to the seller of the seller’s agents.

HEALTH & SAFETY
The property is an agricultural holding and appropriate caution should be exercised at all times during inspection, particularly in reference to the farm buildings.

MORTGAGE FINANCE
Galbraith are approved agents for the Agricultural Mortgage Corporation (AMC) and we can assist you in securing finance loans for a variety of farming purposes including the purchase of land and property, facilitate and reschedule debt, and to provide working capital for diverse creation, and improving on erected farm buildings. For further details and to discuss any proposals in connection please contact Alistair Christie on 07500 794 201. Email: alistair.christie@galbraithgroup.com

CLOSING DATE
A closing date may be fixed. Prospective purchasers who have noted their interest through lawyers to Galbraith, in writing, will be advised of a closing date, unless the property has been sold previously. The Seller will not be obliged to accept the highest, or indeed any offer, and has the right to accept an offer at any time or withdraw the property from the market. The Seller will not be liable for any costs incurred by interested parties.

OFFERS
Formal offers in the acceptable Scottish form should be submitted, through a Scottish Lawyer, to Galbraith, 337 North Deeside Road, Cults, Aberdeen, AB15 9SN.

ANTI MONEY LAUNDERING (AML) REGULATIONS
Please note that under the 2017 AML regulations we are legally required to carry out money laundering checks against purchasers. To enable us to complete these checks purchasers will need to provide along with their offer either:
a) originals of primary (eg a passport) and secondary (eg current council tax or utility bill) ID; or
b) copies of such primary and secondary ID certified and dated by the purchasers’ solicitors as true copies along with written confirmation from the purchasers’ solicitors that they accept that we will be relying on this copy ID for AML purposes.
Failure to provide this information may result in an offer not being considered.

THIRD PARTY RIGHTS AND SERVITUDES
The subjects are sold together with, and subject to, all existing rights of way, servitudes, wayleaves and others whether contained in the Title Deeds or otherwise, and purchasers will be deemed to have satisfied themselves in all respects thereof. The property is also sold subject to the rights of public access under the Land Reform (Scotland) Act 2003.

SERVICES
Lot 1 mains electricity, private water and drainage, oil fired central heating
Lot 2 mains water
Lot 3 mains electricity, mains water, private drainage and oil fired central heating
Lot 4 mains electricity, mains water private drainage and oil fired central heating
Lot 5 mains electricity, mains water private drainage and oil fired central heating
Lot 6 mains electricity, private water, private drainage and oil fired central heating

IMPORTANT NOTES
These particulars are intended to give a fair and overall description of the property. If any points are relevant to your interest, please ask for further information, prior to viewing.
Prospective purchasers are advised to seek their own professional advice.

Areas, measurements and distances are given as a guide. Photographs depict only certain parts of the property. Nothing within the particulars shall be deemed to be a statement as to the structural condition, nor guarantee the working order of services and appliances.

These particulars shall not be binding on our clients whether acted on or otherwise, unless the same is incorporated within a written document, signed by our clients or on their behalf, satisfying the requirements of Section 3 of The Requirements of Writing (Scotland) Act 1995.
Particulars were prepared and photographs taken in October 2021.