The Property Wester Lealty Farm extends to approximately 53.69 acres (21.73 ha) and comprises grazing grassland, a detached three bedroom house, two large modern agricultural sheds, a traditional stone steading with stabling and a floodlit riding arena. The land is south facing and is graded 4.2 by the James Hutton Institute. The fields are well-proportioned and easily accessible via internal farm tracks.

Wester Lealty Farmhouse is an immaculately presented detached house constructed of stone under slate with whitewashed elevations set over two floors and has a wealth of character with comfortable accommodation which can be summarised as follows:

Ground Floor - Entrance porch, dining kitchen, sitting room, library, bathroom, family room currently used as a study.

Second Floor - Three double bedrooms, shower room.

Set amidst beautiful countryside, the property enjoys uninterrupted rural views. The gardens are predominantly laid to lawn and are complemented by a tarred driveway and a substantial gravelled area to the rear, providing ample parking.

A former lunging arena has been thoughtfully transformed into a beautifully maintained, fully enclosed garden featuring raised vegetable, soft fruit and flower beds, with an 8m x 4m Polycrub polytunnel, currently used for cultivating a variety of vegetables. The enclosed garden also has a timber-built sheltered seating area, ideal for enjoying the outdoor setting.

Wester Lealty Farm is well equipped with the following range of modern and traditional buildings:

1. Storage Shed/Workshop (about 18.5m x 11m) - steel portal framed shed with a concrete floor, incorporating a mezzanine deck, enclosed workshop, shower room, laundry room, office and electric car charging point.

2. Traditional Stone Steading – stone under slate construction with concrete floor, six large stables, two tack rooms, an integrated feedstore and hay & straw storage area.

3. Cattle Shed (about 30m x 22m) – steel portal framed shed on a concrete floor with Jourdain self locking head yokes. Included is a modern IAE fixed cattle handling system (shedding system and cattle crush with integrated vet gates and Superscoop). Integrated and movable calving pens with Wi-Fi enabled calving camera directly overhead.

4. Field Shelters – to the south of the steading are two blockbuilt field shelters, strategically positioned between four paddocks and designed to allow access from each field as required. In addition, there is a steel-built skid-mounted mobile field shelter.

The property was formerly used as a livery yard and has excellent equestrian facilities including an approximately 45m x 30m floodlit mirrored rubber riding arena with a sheltered equipment/jump store, a gravelled seating area and dedicated parking for horseboxes. The local area also has fantastic hacking opportunities directly from the property with beaches at Dornoch some 25 miles north.

Location Overview The property sits to the south west of Ardross and about 6 miles north west of the nearest town of Alness which offers a good range of day-to-day amenities including local shopping, primary and secondary schooling, a bowling club and 18-hole golf course running alongside the River Averon. More extensive shopping and leisure facilities can be found in Inverness, the Highland Capital. Communications links are excellent with the property sitting about a 15 minute drive from the A9 which in turn links the northern Highlands to the south. Alness train station offers regular services to Inverness, with onward connections to major regional centres. Inverness Airport also has flights to a wide range of UK destinations (including London Heathrow) and a limited number of European destinations (including Amsterdam).

Postcode: IV17 0XJ

General Information Local authority: Highland Council www.highland.gov.uk

Services: Private water (via borehole), mains electricity, oil-fired heating and private drainage (SEPA registered).

Council Tax: Band D

EPC Rating: Band D

Fixtures and fittings: All fixtures and fittings currently present are included in the sale price. No other items are included unless mentioned in the sales particulars. However, some equipment and machinery may be made available via separate negotiation.

Mobile coverage and broadband: Information can be found here - https://checker.ofcom.org.uk/en-gb/mobile-coverage

Wayleaves and easements: The property is sold subject to any wayleaves or easements, whether mentioned in these particulars or not.

Basic Payment Scheme: The Entitlements to the Basic Payment Scheme in relation to Wester Lealty Farm are owned by the vendors and are included in the sale.

Planning: Planning permission was previously granted for the erection of a house for use as holiday let accommodation (reference 11/01912/FUL), however this has subsequently lapsed. Prospective purchasers are advised that they should make their own enquiries with the local planning authority at - highland.gov.uk/planning

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

This property has 53.69 acres of land.

Directions

Postcode: IV17 0XJ What3Words: ///brother.calm.panicking (road end) Directions: From Inverness, follow the A9 over the North Kessock Bridge and stay on the A9 to Thurso/Wick. Cross the Cromarty Bridge and take the second exit at the roundabout to continue on the A9 until you reach signs for the Skiach Services where there is a left turn onto the Struie Road (B9176). Follow this road for approximately 2 miles until there is a left turn for Boath. Continue on Boath Road for about 3 miles until Wester Lealty is on the right.