Traditional Tain farmhouse and land for sale at offers over £250,000

Househunters seeking a tranquil country lifestyle with plentiful land and stunning views will find the perfect home in Bogbain Farm.

The property is a spacious traditional three-bedroom farmhouse located in approximately 2.5 acres of grazing land set in beautiful countryside on the outskirts of Tain.

Bogbain Farm is in need of some refurbishment but would make the ideal purchase for any DIY savvy buyer keen to make their personal mark on and transform a property into a dream family home. Set in stunning gardens, it would also make the perfect rural getaway for anyone seeking a secluded haven.

Included in the sale are two large stores, extensive outbuildings and two paddocks all of which offer multiple opportunities and new projects.

Subject to consents, the outbuildings offer development potential or could be altered for stabling. The two fields offer good grazing and would be ideal for horses or other livestock.

Bogbain Farm is being marketed through Inverness-based land and estate agents Bell Ingram and is for sale as a whole for offers over £250,000.

Joanne Stennett, of Bell Ingram’s Inverness office, said: “This unique property offers buyers the chance to purchase their dream farmhouse and truly personalise it.

“There are endless opportunities within Bogbain Farm and, with the right consent in place, the two large stores could be expanded to make up part of the property. Alternatively, the multiple outbuildings could be renovated.

“I highly recommend anyone who is in the market and looking for a new project to view the property and the beautiful land it is situated in as it truly is a dream family home in the making.”

Article posted on 05/09/2017

A-listed Scottish historic castle with two private island for sale at offers over £3.75 million

An A-listed Scots baronial mansion which looks fit to feature in a Hollywood fairy tale blockbuster or period drama and comes complete with two islands is now on the market.

Dating from 1902, Glenborrodale Castle is a five storey, 16 bedroom property set on the southern shore of the idyllic Ardnamurchan Peninsula, Lochaber in the heart of the Scottish Highlands.

The castle is set in a vast 133 acres of land and the sale includes the Isle of Risga and Eilean an Feidh – meaning the new owner can take a boat trip to these uninhabited islands.

The palatial property also boasts a beautiful feature staircase with marble steps, three expansive public rooms and a turret with panoramic views of Loch Sunart and the Isles of Carna and Oronsay.

To add to the whole attractive package, it also comprises an adjoining tennis court, gym and sauna, games room, a boat house complete with jetty and staff accommodation, as well as having many beautiful original features including marble fireplaces, cornicing and sandstone arches.

The property is on the market with Perth-based Chartered Surveyors, Land and Estate Agents Bell Ingram for offers over £3.75 million.

Carl Warden, of Bell Ingram’s Perth office, said: “Scotland is famous for its castles but it’s rare that any come onto the open market – particularly one which also includes two unoccupied islands in the sale.

“Glenborrodale has previously been run as a hotel and could continue to be used for this purpose or could equally make a romantic wedding venue, presenting the ideal business opportunity to the buyer. It would also make a stunning and unique private home.

“As the fixtures and fittings of the castle are also included in the sale, it is in walk in condition and ready to go. We would encourage any interested buyers to organise a viewing as soon as possible, as this is a truly must-see property.”

The Ardnamurchan Peninsula area offers some of the most outstanding coast line scenery together with an abundance of wildlife. Outdoor enthusiasts will also not be disappointed, as sailing, angling, kayaking and whale watching are just some of the activities on offer.

Local amenities, including a primary school, doctor, dentists, shops and hotels, are available in the nearby villages of Saln and Acharacle. 

Viewings are strictly by appointment only and can be arranged through Bell Ingram’s Perth office on 01738 621 121.

Article posted on 02/08/2017

Stoer Lighthouse, designed by the father of Robert Louis Stevenson, is up for sale in Sutherland

Those looking for the ultimate retreat – as well as a truly remote and historic living experience – need not look any further than the Stoer Lighthouse in Sutherland.

Dating back to the 1870s, the lighthouse was designed by the father of Robert Louis Stevenson.

But in addition to the famous historical connection, the property is nestled in one of the furthest most peninsulas of Assynt – with the nearest neighbour in a small scattering of crofts two kilometres away.

Stoer Lighthouse – which was automated in 1978 – comprises of two two-bedroom apartments and an external bothy all within the walled grounds.

The two apartments were renovated in 2015 and 2016 (they previously had no electricity) and offer the opportunity to continue the holiday letting business or to convert into a larger home in a stunning and unique location.

Each apartment has fantastic views to the south and west and on a clear day it is even possible to Harris and Lewis, North and South Uist, and south to the Torridons and Skye.

The property is currently on the market with Inverness-based Estate Agents and Surveyors Bell Ingram for offers over £371,500.

Alternatively, each apartment can be bought separately, with the ground floor apartment available for offers over £175,000. The first floor apartment is on the market for offers over £170,000 and the external bothy for offers over £22,500.

Joanne Stennett, of Bell Ingram’s Inverness office, said: “The property is ideal for those looking for a superb family home as an ultimate get away or a really brilliant holiday home.

“But it also has tremendous potential for those looking for a business opportunity, providing a really stunning ‘look-out’ holiday rental accommodation.

“The location is truly breath-taking, plus there is the chance to say you are living in a place built by Robert Louis Stevenson’s father.”

Both apartments have two double bedrooms, bathroom, lounge, kitchen with dining area, and store room. The lounge is light and airy and has the original fireplace which houses an electric fire. The walled gardens offer further privacy and there is also a parking space for each of the apartments.

The Bothy sits within the walls of the lighthouse and has an entrance hall, WC and one room which has a sink. It has electric heating and is ideal for backpackers or could be used as additional accommodation for guests.

Stoerhead is also one of Scotland’s best places to spot whales, dolphins and porpoise, and if weather conditions permit, basking sharks can be seen during the warmer summer months.

This section of Scotland’s West Coast has an abundance of activities perfect for outdoor enthusiasts, such as fishing, sea kayaking, walking and for keen climbers, the sea stack known as the ‘Old Man of Stoer’ is a stone’s throw away.

Closer to hand there are fine views of Suilven, Canisp, and Stac Polly situated south of Lochinver.

Viewings are strictly by appointment only and can be arranged through Bell Ingram’s Inverness office on 01463 717 799.

Article posted on 12/05/2017

Land Agent Catherine Smith awarded highest mark in Scotland in the prestigious CAAV exams

Farmer’s daughter Catherine Smith of Bell Ingram has been awarded the highest mark in Scotland for a sought-after agricultural valuers exam.

atherine and colleague Hugh Maclean, who both work in the Perth office of Bell Ingram, Scotland’s biggest independent land agents, have passed their Central Association of Agricultural Valuers (CAAV) exams.

Catherine, originally from Easingwold in North Yorkshire, achieved the highest exam marks in Scotland, earning her the coveted ‘Martin Hall SAAVA President’s Prize’.

This prize is awarded annually by the Scottish Agricultural Arbiters & Valuers Association (SAAVA), who are affiliated to CAAV. Catherine was presented with her cup by Nick Millard, CAAV President, at the 2017 Annual General Meeting of SAAVA, which was held at the Hilton Dunblane Hydro.

Delighted bosses at Bell Ingram were full of praise for the pair, who are part of the firm’s next generation of Chartered Surveyors and Valuers.

Sarah Tyson, Head of Training at Bell Ingram, said: “It is so rewarding to see the next generation of chartered surveyors and valuers showing such dedication and commitment to succeed.

“Catherine and Hugh are already an important part of our Perthshire team assisting and advising on a broad range of rural issues across Scotland. These latest qualifications give our clients further confidence and reassurance that they really are getting the best advice possible.”

Catherine joined Bell Ingram in 2014 after studying at the Scottish Agricultural College and completing a Post Graduate Diploma through the College of Estate Management. Securing the President’s Prize provided a double reason to celebrate, since Catherine also became a Member of the Royal Institute of Chartered Surveyors (MRICS) in November after sitting both professional exams only a week apart.

She said: “It was a relief to pass and I was absolutely thrilled to have received this award, it is such a tremendous feeling when all the hard work pays off”.

“Given the practical nature of the exams, getting out onto farms to consolidate my knowledge was really useful. On top of that Hugh and I were part of a great study group with others also sitting the exam.”

Hugh, originally from Elgin, achieved his MRICS status in 2014 and is delighted to have added the CAAV accreditation to his list of achievements.

He added: “The exams were very challenging as the syllabus is very broad so I am now looking forward to putting my qualifications to good use  supporting farmers and landowners in my day to day job.”

As CAAV members, both Catherine and Hugh provide professional advice and valuation expertise on issues affecting the countryside from tenancy matters to sales and purchase, and from conservation issues to farming structures.

Graham Lumby, Managing Partner at Bell Ingram praised the efforts put in by both Catherine and Hugh to achieve their latest successes and said: “This really is testament to their hard work and professionalism. Catherine has worked tirelessly to pass both her CAAV and MRICS within just a week of each other and can be particularly proud of receiving the award for the highest placed Scottish student in the 2016 CAAV exams.”

Article posted on 11/04/2017

Head of Land Management Malcolm Taylor Is cautiously optimistic for the future of the land market

Following a busy year in 2016 for farm sales, Bell Ingram, one of the country’s leading firms of Chartered Surveyors and Land Agents, is cautiously optimistic for further sales in the coming year.

Malcolm Taylor, from the firm’s Forfar office, sold a total of nine farms exceeding £18 million in what he described as a steady 2016.

Malcolm Taylor, a partner at Bell Ingram and Head of Land Management, said: “The market opened well with five farms selling strongly in the spring, and this was followed by good demand for farms for the rest of the year including land at West Mains of Gagie, Kellas; Drumnagair Farm; Laurencekirk; and Courthill Farm, Inverkeilor.

“There are no signs of the land market becoming flooded and we had a steady supply of good quality land throughout Angus, Fife and Kincardineshire.”

He added that with interest rates remaining low and both flexible and fixed rate finance for up to thirty years available through AMC, the opportunity exists to add stability into land based businesses.

He continued: “Brexit will be challenging for a number of reasons, but looked at over a ten to fifteen-year period, agriculture is still going to play a vital role in the rural economy of Scotland.”

Malcolm is confident that 2017 has the potential to follow a similar pattern to that of last year.

He added: “This year will be an interesting one for farm agencies. There is always a risk of threat from Brexit and the uncertainty over a second independence referendum could unsettle the Scottish market, but good quality sensibly priced farms will still be in demand.

“We have already had enquiries from potential buyers looking for land in Angus, and we’re in the process of bringing approximately 260 acres of land to the market.

“We’re also seeing a number of businesses restructuring so that they are as well placed as they can be to react to future trading and market opportunities.”

Article posted on 06/04/2017

Cow ‘flyover’ designed by Bell Ingram architects for Royal Highland Show is shortlisted for RICS award

An innovative ‘flyover’ for cattle, designed to resolve a visitor traffic issue at the Royal Highland Show (RHS), has been shortlisted for a prestigious industry award.

Perthshire-based firm Bell Ingram Design had the unusual challenge of creating an overpass for livestock at the Ingliston showground.Working in partnership with the Royal Highland & Agricultural Society of Scotland (RHASS), Bell Ingram worked to deliver on the specific brief that was appropriate for livestock.

Now, the unique construction is in the running in the coveted Infrastructure category at the RICS Awards, which recognise significant accomplishment in the land, property and construction sectors worldwide.

Previously at the RHS, the main pedestrian walkway would have to be temporarily closed at intervals throughout the day to allow cattle to pass from the holding ring into the show ring.

This resulted in delays for visitors who had to wait for the animals to cross.However, last year, thanks to Bell Ingram and RHASS’ clever solution, livestock were able to travel via the new flyover, while the crowd was free to move through an underpass below without delay.

Iain Cram, Director of a team of architects at Bell Ingram Design, spoke of the intricate geometry required to complete this one-of-a-kind project while taking up as little valuable space as possible.

Iain said: “This was an unusual and significant win for Bell Ingram, so we’re very excited that it has now been nominated for an RICS Award – it’s fantastic to have all our efforts recognised in this way.”“This commission was all about creating a better visitor experience for the thousands of people who attend the Royal Highland Show.

“The feedback from the 2016 show is that the flyover was a tremendous success, achieving its aim of allowing better movement of people without impacting on the well-being of the livestock.”

Mark Currie, Head of Operations for The Royal Highland and Agricultural Society of Scotland, said the underpass was part of a £1.6m investment of improvements at the Royal Highland Centre which attracts in excess of one million visitors each year.h

He said: “This was undoubtedly a challenging project and the solution was exactly what we were looking for as it succeeded in improving the flow of livestock and people through the showground – greatly improving everyone’s experience.Fewer hold-ups meant there was more time to enjoy our celebration of the best in farming, food and rural life.

“This underpass is yet another demonstration of the Society’s commitment to sustaining the Royal Highland Show’s position as a world-class event, so we’re delighted to be in the running for an RICS Award this year.”

Bell Ingram Design – a division of Bell Ingram focusing on architecture – has an impressive track record in delivering innovative solutions for clients and was previously appointed to identify a new site, secure planning consent and manage the built infrastructure for the move of T in the Park music festival from Kinross to Strathallan, Perthshire.

The RICS Awards will take place on the 27th April 2017 at the Sheraton Grand Hotel and Spa in Edinburgh.

Article posted on 13/03/2017

Ministers need to accept they’ve ‘got it wrong’ and make changes to Scotland’s new LBTT stamp duty

Carl Warden, of Perthshire-based Bell Ingram, is disputing comments by the Scottish Government that the introduction of the tax has been an “operational success”, claiming it is stunting the £325k plus housing market – especially for large rural properties – and its revenue is falling short of targets.

Land and Buildings Transaction Tax (LBTT) was introduced in Scotland in April 2015 in place of UK Stamp Duty Land Tax (SDLT), with the aim of creating a tax charge that is more proportionate to the actual price of the property.

It means people buying a home in Scotland pay LBTT linked to a sliding scale aligned to the cost of the property – but the rate is vastly different from that in place in England.

Carl emphasises that once the 10% LBTT bracket for properties costing £325,000 to £750,000 is reached, the Scottish tax quickly escalates compared to the rest of the UK, for example a property costing £350,000 will result in £8,350 LBTT compared to £7,500 SDLT. This then quickly adds up, rising to a staggering £78,350 LBTT compared to £43,750 SDLT on properties over the £1million mark – a 179% increase comparison.

These numbers also exclude any further taxation for second home purchases, which would attract an additional 3% of the whole purchase price.

Carl, who has over 28 years experience in the property industry, says that this information can, and has, stopped potential buyers in their tracks, resulting in them choosing not to proceed any further with the sale.

He said: “This is not a time for the Scottish Government to be proud. LBTT is clearly not working, and now is the time to make a change and realise they got it wrong.

“When I meet people who are looking to buy, their jaws hit the floor when they start to appreciate the scale of how much tax they have to pay.

“Transactions attracting this level of tax are making people do one of two things; either not move at all, or negotiate hard on the asking price based on the vendor reducing their price by the level of tax due.

“It is important to highlight that this is not just an issue for people at the higher end of the property market. If sales stop it – or prices are curbed – it ripples down the property ladder; putting further pressure on first time buyers.

“To show just how big the gap is becoming between the Scottish tax and that of the rest of the UK, we recently sold a property at £1.15m for which the LBTT was £96,350, compared to stamp duty at only £58,750 – that’s a £37,600 difference.

“This transaction also attracted an additional 3% second home tax of £34,500, which was a grand total of an eye watering £130,850 in purchase taxes.”

Bell Ingram’s role as a national land and estate agency firm means it is able to provide a unique perspective on the varied outcomes of the tax, informed by a wide network of agency offices across the country.

Established 117 years ago, Bell Ingram has 130 professional staff across 11 UK offices including: farm, estate and forestry managers; chartered surveyors, estate agents, architects, planners, and building surveyors; and tourism, GIS mapping, and renewable energy specialists.

Our people

Carl Warden

Partner
Estate Agency
Tel: 01738 621 121

About: Carl heads up the Residential Estate Agency division for the company and has a proven track record within the Scottish property sector. He has been marketing property in the Perth and Kinross area for over 35 years and has vast and detailed practical experience and knowledge of selling prime residential property: from period homes to contemporary developments. Carl is well known in the local area, having developed excellent relationships with buyers and sellers. His wider role involves looking after and supporting our Agency teams and colleagues in Oban, Beauly, Ayr and Forfar. Interests: Estate Agency, Market Valuation, Negotiation.

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Avian Influenza Prevention Zone in Scotland is extended until 28th February 2017

There is a GB-wide ban on poultry shows and gatherings, and the Prevention Zone applies to all poultry and captive birds in Scotland, requiring poultry keepers to keep their birds indoors, or take appropriate practical steps to keep them separate from wild birds. All bird keepers must also take extra steps to ensure good biosecurity on their premises and minimise the risk of infection and further spread of Avian Influenza, such as:

• making sure that birds’ feed and water can’t be accessed by wild bird.
• voiding transfer of contamination between premises by cleansing and disinfecting equipment, vehicles and footwear.
• reducing the movement of people, vehicles or equipment to and from areas where poultry or captive birds are kept.
• implementing effective vermin control around buildings where poultry or captive birds are kept.
• providing wash facilities or dips containing approved disinfectant (at the right concentration) at key points such as farm entrances and entrances to bird houses.

Avian Influenza is a notifiable disease. If you suspect an animal may be affected by a notifiable disease report it to your local Animal Plant and Health Agency office. Contact details can be found at http://www.defra.gov.uk/ahvla-en/about-us/contact-us/field-services/ and further information such as biosecurity guidance is available from the Scottish Government website www.gov.scot/avianinfluenza.

The H5N8 strain of Avian Influenza has been circulating in Europe for several weeks.  The disease has also been found in wild birds in Wales, England and Scotland. and within the domestic flock confirmed  in Lincolnshire on 16 December 2016, and Carmarthenshire on 3 January 2017. The last Scottish Avian Influenza outbreak in captive birds was Low Pathogenic H5N1 in Dunfermline, January 2016. 

Under the Prevention Zone, birds and eggs are still considered free range provided they meet all other requirements. Declaring a Prevention Zone means birds can be housed for up to 12 weeks and still maintain their free range status. The 12 week limit applies to individual birds or batches, not premises as a whole.

Members of the public are asked to report these incidents to Defra’s national helpline (email defra.helpline@defra.gsi.gov.uk or telephone 03459 335577, Mon-Fri 8am to 6pm). DEFRA/SG have issued a  news release and provided information for poultry keepers on their Frequently Asked Questions page. If poultry owners have specific questions about complying with the requirements of the Avian Influenza Prevention Zone, they should speak with their private vets or their local Animal and Plant Health Agency (APHA) office.

Article posted on 06/01/2017