Woodland for sale

Inshoch Moss Woods, Nairn, Highland, IV12 5QG

Guide Price




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Bidwells, Scotland
Broxden House,
Lamberkine Drive,
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Inshoch Moss Woods - 59.23 Hectares/146.36 Acres
(According to Title)

An attractive, well located, mixed age and species woodland with the prospect of immediate revenue from timber sales.

Sporting rights included.

Freehold for sale as a whole or in two lots.
Offers over
• The Whole – £340,000
• Lot 1 – Inshoch Wood - £145,000
• Lot 2 – Muirend Wood - £195,000


• Nairn 4 miles
• Inverness 20 miles
• Edinburgh 163 miles
(Distances are approximate)

Inshoch Moss extends to 59.23 hectares (146.36 acres) according to title, comprising 41.26ha of mature commercial conifer species, 13.66ha of native and mixed broadleaves, and the balance comprising open ground, and other land accommodating utility wayleaves. This is an opportunity to acquire an attractive, mature mixed woodland where restructuring is underway, while offering potential for income generation from timber sales (subject to obtaining the necessary felling permissions).

Location and directions
Inshoch Moss is situated approximately 4 miles east of the town of Nairn in the northeast of Scotland.

The property is shown on the location and sale plans within these particulars and can be found on OS Sheet 1:50,000 Number 27, Grid Reference: NH 946 569.

From Inverness, take the A96 east for for approximately 16 miles to the town of Nairn.

For access to Lot 1, pass through Nairn and continue east on the A96. After approximately 2 miles turn left at Boath and after approximately half a mile take the second left and continue for half a mile to a crossroads. Turning right, continue on this road for approximately 1.5 miles and the third-party field entrance and field track to Lot 1 is on the right, just before the railway bridge. There is a servitude right of access over this route to the woodland (A1 to A2 on the Sale Plan).

For Lot 2, continue east on the A96 from Nairn for approximately 3.5 miles. Turn left at the farm road entrance, 400 yards before Wester Hardmuir Fruit Farm, and follow this track for 400 metres to the entrance of Lot 2.

LOT 1 – Inshoch Wood
(Area 28.76 ha/71.06 acres) Offers over

An internal forest track with turning head, extends approximately 200 metres into Lot 1. Access through the woodland is on foot from this point. The U2997 public road is classified as a Consultation Route in the Timber Transport Forum’s Agreed Routes Map.

Lot 1 extends to 28.76 ha according to title. The woodland contains attractive stands of mature Scots pine (approximately 14.11ha), planted in 1947, with younger Scots pine (2.57ha) and Sitka spruce (3.28ha) planted in the mid 1990s. Land felled in the last decade has successfully regenerated with birch (6.59ha). The balance of the land comprises mature larch, mixed broadleaves and open ground to the north of the lot, adjacent to the railway.

Please note, there are differences between the compartmented area and area according to Title.

The Property will be sold according to Title.

LOT 2 – Muirend Wood
(Area 29.23ha/72.23 acres) Offers over £195,000

Muirend Wood is accessed via a third-party farm track access from the A96 trunk road (at Grid Reference NH 943 559). There is a servitude right of access over this track (A3 to A4 on the Sale Plan). The track to the southwestern boundary of the woodland (A4 to A5 on the Sale Plan) is included in the title. Access through the woodland is on foot from this track. The A96 trunk road is classified as an Agreed Route in the Timber Transport Forum’s Agreed Routes Map.

Lot 2 extends to 29.66ha (73.29 acres) according to title.

The woodland is dominated by mature conifer crops, planted in 1955, extending to 20.70ha, and comprising attractive stands of Scots pine, Japanese larch and Lodgepole pine. Land felled in the last decade has successfully regenerated with birch (4.23ha), with an older stand of birch (1.59ha), forming an attractive fringe to farmland to the south.
Other Land comprises land left open for electricity powerline wayleaves. The mature crops provide an immediate opportunity for timber income, subject to gaining the relevant permissions.

Please note, there are differences between the compartmented area and area according to Title.

The Property will be sold according to Title.

Third Party Rights and Burdens

The Property will be sold subject to and with the benefit of all servitude rights, burdens, reservations and any other third-party rights howsoever constituted.

The following are of note:

• There is a third party right of access over the track in Lot 2 to the property, Muirend
• A Scottish Water underground pipeline
• A 132kV lattice tower mounted transmission line
• Two 33kV pole mounted transmission lines
• An 11kV pole mounted power distribution line

Wayleaves for electricity transmission cables have been capitalised and may be converted into servitude rights prior to the completion of any sale.

Sporting rights
Sporting rights are included and are unlet.

The boundary of the woodland has been maintained in a stock-proof condition where it meets such agricultural uses, and these are mutual and maintained at the joint expense of neighbouring proprietors.

Woodland Grants
There are no current grant schemes in place over the property.

Information on the Scottish Rural Development Programme and grant scheme availability can be accessed through the following website:

• https://forestry.gov.scot/support-regulations

Further Information
For detailed information, please contact Bidwells to access further information on specific elements of the Property, including, compartment schedules, compartment maps, title information, sporting records. The Property will be sold as per the Title.

Viewing is strictly by appointment with the Selling Agents. It is anticipated that a closing date for best offers will be set in due course, but the owner reserves the right to sell without setting a formal closing date. The owner will not be bound to accept the highest or indeed any offer.

Potential purchasers are advised to formally register their interest, in order that they may be informed if a closing date for offers is set.

Purchasers should have their solicitor submit a Letter of Intent detailing the price, date of entry and any conditions, which they require to attach to their offer, along with evidence of identity compliant with Anti-Money Laundering legislation. The solicitors acting on behalf of the vendor will then issue an offer to sell to the preferred bidder.

Prospective Purchasers and Financial Resources
Any offer by prospective purchaser(s), regardless of where they are ordinarily resident must be accompanied by a guarantee from a banker who is acceptable to the Seller. Any offer by prospective purchaser(s) that is to be reliant on finance must also be accompanied by supporting documents acceptable to the Seller.

Anti-Money Laundering Regulations
Prospective purchasers will be required to produce identification sufficient to satisfy anti-money laundering regulations and checks against the intended purchaser or nominee together with other documentation that may be required, from time to time, to support any conditional offers submitted to the Seller. Bidwells LLP accepts no liability of any type arising from your delay or other lack of co-operation. We may hold your name on our database unless you instruct us otherwise.

Selling Agent
Denis Torley
Elm House, Cradlehall Business Park, Inverness, IV2 5GH
Tel: 07827 256 907
Email: denis.torley@bidwells.co.uk

Forest Authority
Scottish Forestry
Highland Conservancy
Fodderty Way, Dingwall, IV15 9XB
Tel: 0300 067 6950
Email: highland.cons@forestry.gov.scot

Local Authority
Highland Council,
Glenurquhart Road, Inverness, IV3 5NX
Tel: 01349 886608