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Land for sale
Grahamstone is a productive arable and turf farm, extending to about 392 acres in total. This includes an attractive period farmhouse and a traditional 3-bedroom cottage. The farm is served by three large modern farm buildings.
The majority of the farmland is classed as grade 3 (1) according to the Macaulay Institute with the land capable of growing a variety of cereals and vegetables. The land comprises about 365 acres arable, 14 acres woods, 2 acres rough grazing and 11 acres of roads/buildings /ponds/miscellaneous ground.
The farm is available for sale as a whole or in 2 lots as follows:
LOT 1: GRAHAMSTONE FARM (390.83 Acres)
The farmhouse is accessed via the main entrance drive from the north east which is partly concreted and terminates in a paved area at the front of the house. Understood to have been built in circa 1850, the farmhouse is of stone construction beneath a pitched slate roof with a wing extension on each end. Benefitting from double glazing and oil-fired central heating, the accommodation is over two floors as follows:
Ground Floor: entrance porch, hall, drawing room, kitchen with breakfast area, sitting room, dining room, utility/boot room and shower room.
First Floor: landing, 3 bedrooms and bathroom.
The farmhouse has been renovated including internal decoration, re-pointing and re-slating on the western aspect.
There is a large front and side garden with planted borders and a rear courtyard with a parking area and two traditional stone built outbuildings as follows:
" Garden Store.
" Coal store. This also houses the electric pump for the private water supply which serves Loch Leven Cottage (lot 2) and Grahamstone Cottage.
The farmhouse is let on a Short Assured Tenancy until 30 September 2012.
Lying immediately to the east of the farmhouse, there is a range of modern farm buildings as follows:
" General Purpose Shed 1: 6-bays, steel portal frame with part brick/corrugated walls and corrugated roof. There is a pair of lean-tos on either side (30m x 28m).
" General Purpose Shed 2: 10-bays, steel portal frame with corrugated walls and corrugated roof. There is a raised storage platform which is accessed via a wooden staircase (61m x 19m).
" General Purpose Shed 3: 6-bays, steel portal frame with block walls and corrugated roof and sides (35m x 18m).
The farm buildings are served by 3-phase electricity.
There is an extensive concrete/gravel apron which is used for parking cars and storing equipment. There is also a stone built loading bank.
To the rear of the farmhouse, there is also the shell of the former traditional farm buildings which provide privacy to the farmhouse.
The land within lot 1 extends to a total of 390.83 acres and includes 364.97 acres arable, 13.02 acres woods, 2.27 acres rough grazing and 10.57 acres of roads/buildings/ponds/ miscellaneous ground.
The farm is split into 13 large field enclosures and in recent years the majority of the land has been utilised for turf production. Access to the fields is via the main access road which runs through the middle of the farm and a series of farm tracks.
The land is generally flat in nature with a good drainage system in place with a number of ditches allowing the land at the northern end of the farm to drain into Loch Leven and the land at the southern end drains into the River Leven. There is a brick built pump house situated at the top of field no. 4 with two float operated pumps served by 3-phase electricity.
The soils vary across the farm and are within the Eckford/Innerwick series and are capable of growing a variety of cereals and vegetables. The ground is relatively stone free and has a good workable depth.
The farm has a partial underground irrigation system which is fed on a field by field basis by a series of connection points. The owners have three water extraction licenses in place throughout the farm.
Grahamstone Farm has been run as part of Stewartsturf Ltd. This involves the sowing of the arable fields in specialist grass seed mixes and harvesting the resultant turf after 16-18 months. Turf grown at Grahamstone includes specialist sports turf as well as general purpose lawn turf.
The turf fields have been sown in rotation with potatoes, vegetables and cereals as a break crop. In the past, the farm has grown a variety of vegetables including peas, cabbages, cauliflower, broccoli, carrots and parsnips.
In 2012, the cropping at Grahamstone will include 50 acres of triticale, 89 acres of spring barley and 174 acres of turf. The farm averages yields of 2.25-2.5 tonnes per acre of spring barley.
Due to the proximity of the loch and supplemented by two flight ponds, the farm enjoys some exciting duck flighting and goose shooting. The shooting rights are let privately each year with the sporting tenants putting down some pheasant and partridge for a walked-up shoot.
The woodland on the farm also provides some roe deer stalking opportunities.
Lot No Field No Arable Woods RG Other Total
1 1 53.52 9.96 1.73 65.21
2 11.69 0.52 0.91 13.12
3 12.33 0.43 12.76
4 27.45 27.45
5 31.93 31.93
6 28.32 28.32
7pt 32.70 0.44 33.14
8 40.68 2.11 0.87 43.66
9 36.47 0.4 36.87
10 32.17 32.17
11 26.39 0.1 26.49
12 8.66 8.66
13 22.66 22.66
Roads/Buildings/Ponds/Misc 8.39 8.39
Sub Total 364.97 13.02 2.27 10.57 390.83
2 7pt 0.36 0.11 0.47
MISC 0.65 0.25 0.90
Sub Total 0.36 0.65 0.11 0.25 1.37
Whole Total 365.33 13.67 2.38 10.82 392.20
Property Occupancy Services Council Tax
Grahamstone Farmhouse Let on a Short Assured Tenancy Mains electricity, mains water, private drainage and oil-fired central heating. F
Loch Leven Cottage Holiday let Mains electricity, private water supply, private drainage and oil-fired central heating. D
Grahamstone Farm is situated to the south of Kinnesswood village, about 4 miles east of Kinross, at the foot of the Lomond Hills and on the spectacular shores of Loch Leven.
Kinnesswood has a primary school, shop and garage. Nearby Kinross has more extensive services including hotels, supermarkets and a new secondary school. The city of Perth (19 miles) offers a wide range of shopping facilities, galleries, theatres and professional services.
As well as Dollar Academy, privates schools in the surrounding area include Glenalmond College, Kilgraston, Strathallan, Craigclowan, and a further selection of private schools in Edinburgh.
There are good motorway links with the M90 (6 miles) providing access to the north and south and connecting into the national motorway network. Trains from Perth and Inverkeithing have regular services to Inverness, Edinburgh, Glasgow and London. Edinburgh Airport is only 31 miles away and provide regular flights throughout the UK and to a range of international destinations.
For the golf enthusiast, there are courses at Kinnesswood, Kinross, Muckhart, Milnathort, as well as the Championship courses of Gleneagles (host of the 2014 Ryder Cup) and St Andrews. The Lomond and Ochil Hills are a popular destination for mountain-bikers and hill walkers.
The area surrounding Grahamstone is renowned for its field sports, with Loch Leven providing trout fishing and the nearby Tay providing excellent salmon fishing. As well as shooting on the farm itself, pheasant shooting and stalking can be rented locally.
Grahamstone Farm has numerous grain merchants, agricultural suppliers and a good machinery ring in the area.
General Remarks and Stipulations
Perth and Kinross Council SGRPID SEPA
Pullar House Broxden Business Park Pentland Court
Kinnoull Street Lamberkine Drive The Saltire Centre
Perth Perth Glenrothes
PH1 5GD PH1 1RX Fife
Tel 01738 475000 Tel 01738 602000 KY6 2DA
Tel 01592 776910
" The sellers have opted into annual Land Managers Options in connection with planting 8.95 hectares of Wild Bird Seed in part of field nos. 9, 10 & 11. The farm received a payment of £3,501 in 2011.
Water Extraction Licences
Copies of the three licences are available from the Selling Agents.
Solicitors Chartered Accountant
Morton Fraser Henderson Loggie
Quartermile Two Royal Exchange
2 Lister Square Panmure Street
EH3 9GL Tel: 01382 201 234
Tel: 0131 247 1000 Fax: 01382 200 764
Fax: 0131 247 1007
The farm falls within the Strathmore and Fife Nitrate Vulnerable Zone.
Grahamstone Farm is registered by Scottish Government Rural Payments and Inspections Directorate (SGRPID) under the code 489/0018 with an IACS form submitted each year. There are no Entitlements to Single Farm Payment,
In addition to the purchase price, the purchaser will be required on the date of entry to pay an additional and separate sum for:
1. All growing crops.
2. All cultivations.
3. The deadstock to include fuel, oil, diesel, seeds, fertilisers, sprays and chemicals.
The farm machinery and equipment may be available for purchase at a separate and additional price.
1. The fitted carpets in the houses are included in the sale.
2. The office portacabins within lot 1 are not owned and will be removed by the date of entry.
3. Some of the contents of Loch Leven Cottage are available to purchase at a separate and additional price.
Date of Entry
Entry is available by arrangement with the seller.
Timber and Minerals
All standing and fallen timber and the mineral rights are included in the sale insofar as they are owned.
Rights of Access and Title Conditions
The farm is sold subject to the following rights of access:
1) There is a gas pipeline which passes through the western side of the property. Shell have all necessary rights of access for repairs and maintenance.
2) Scottish Natural Heritage has a servitude right of access down the entrance track to get to Loch Leven.
3) There is a third party vehicular right of access down the initial section of the drive in favour of third parties.
4) There is a core path which links Kinnesswood to the Loch Leven Heritage Trail which goes along Grahamstone avenue.
5) The owner of Grahamstone Farm has a right of access over the section of track leading up to field no. 12.
6) In addition, each lot will be sold subject to all rights of way, rights of access, wayleaves, servitudes, water rights, drainage and sewage rights, restrictions and burdens of whatever kind at present existing and whether contained in the Title Deeds or otherwise, and whether formally constituted or not affecting the subjects of sale.
7) The purchaser of lot 1 has an obligation to continue to provide water from a borehole on the farm to Grahamstone Cottage and Loch Leven Cottage. This will also include providing a right of access to the electric pump situated within the outbuilding to the rear of the farmhouse.
Method of Sale
The sellers are prepared to be flexible on the method of sale to suit potential purchasers. Subject to the necessary due diligence, a sale of Stewartsturf Ltd is an option.
Offers should be submitted in Scottish legal form to the selling agents. Prospective purchasers are advised to register their interest in writing with the selling agents following inspection.
Any offer(s) by a purchaser who is resident outwith the United Kingdom must be accompanied by a guarantee from a bank that is acceptable to the seller.
There are two exclusions, being:
1) Grahamstone Cottage.
2) Shell Pumping Station.
Health and Safety
Given the hazards of a working farm we ask you to be as vigilant as possible when making your inspections, for your own personal safety.
Note If you require this publication in an alternative format, please contact this office on 0131 226 2500.
London Heathrow 0870 000 0123
London Gatwick 0970 000 2468
Edinburgh 0131 333 1000
General Information 08457 484950
Avis 0990 900 500
Europcar 08457 222525.
Strictly by appointment with the selling agents, Strutt & Parker (tel 0131 226 2500).
Offers are to be invited in Scottish legal terms to the selling agents. Prospective purchasers are advised to register their interest in writing after viewing to the selling agents in order to be kept fully informed of any closing date that may be set.
A closing date for offers may be fixed and prospective purchasers are urged to note their interest formally to the selling agents. The seller reserves the right to conclude a bargain for the sale of the farm ahead of a notified closing date and will not be obliged to accept the highest or any offer.
Special Conditions of Sale
1. The purchaser of the farm shall within five working days of conclusion of missives make payment as a guarantee for due performance of a sum equal to ten per cent of the purchase price on which sum no interest will be allowed. Timeous payment of said sum shall be a material condition of the contract. In the event that such payment is not made timeously, the seller reserves the right to resile without further notice. The balance of the purchase price will be paid by Bankers Draft at the date of entry and interest at five per cent above the Bank of Scotland base rate current from time to time will be charged thereon from the term of entry until payment. Consignation shall not avoid payment of the foregoing rate of interest. In the event of the purchaser failing to make payment of the balance of the said price at the date of entry, payment of the balance of the purchase price on the due date being of the essence of the contract, the seller shall be entitled to resile from the contract. The seller, in that event reserves the right to resell or deal otherwise with the subjects of sale as he thinks fit. Furthermore, he shall be entitled to retain in his hands the initial payment of ten per cent herein before referred to which shall be set off to account for any loss and expense occasioned to him by the purchaser's failure and in the event of the loss and expenses being less than the amount of the said deposit the seller shall account to the purchaser for any balance thereof remaining in his hand.
2 The Seller shall be responsible for any rates, taxes and other burdens for the possession and for collection of income prior to the said date of entry.
Strutt & Parker LLP for themselves and for the seller of this farm, whose agents they are, give notice that:
1. The particulars and plan are intended to give a fair and substantially correct overall description for the guidance of intending purchasers and do not constitute part of an offer of contract. Prospective purchasers ought to seek their own professional advice.
2. All descriptions, dimensions, areas, reference to condition and if necessary permissions for use and occupation and their details are given in good faith and are believed to be correct. Intending purchasers should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them.
3. No person in the employment of Strutt & Parker LLP has any authority to make or give any representation to warranty, whether in relation to this farm or these particulars, nor to enter into any contract relating to the farm on behalf of the seller.
4. No responsibility can be accepted for any expenses incurred by any intending purchasers in inspecting the farm if it has been sold.
Measurements and Other Information
All measurements are approximate.
While we endeavour to make our sale particulars accurate and reliable, if there is any point which is of particular importance to you, please contact Strutt & Parker LLP and we will be pleased to check the information for you, particularly if contemplating travelling some distance to view the farm.