An Introduction to Achnaba
Extending to 151.76 hectares (ha), Achnaba is located in Argyll & Bute and boasts spectacular views across Loch Fyne and the Cowal Peninsula. South of Inveraray, and close to Lochgilphead, the area is typified by extensive forest cover. Rising from 90 metres above sea level on the southern boundary to 195 metres above sea level on the western side (An Torr), the Property benefits from gently sloping terrain and a largely southeasterly aspect. The forest is currently undergoing restructuring; high yields of timber have been returned, demonstrating the productivity of the Property.
Achnaba offers the opportunity to acquire a productive and well-located commercial woodland in the west of Scotland which benefits from proven access directly on to the A83, an agreed timber transport route, providing ready access to major regional timber markets.
Location and Directions
Travelling from the north, follow the A83 south from Inverary towards Lochgilphead for approximately 17.6 miles (passing through Lochgair) then turn right into the forest at point A on the Sales Plan (Grid Reference NR 918 897 and What3Words: improvise.armrest.habit). The nearest postcode is PA31 8RZ.
Description
Achnaba is a compact commercial conifer forest with attractive mosaics of native broadleaves and open ground. The majority of the forest was initially planted in 1983. Harvesting of the first rotation of crops started in 2016, with second rotation planting occurring in 2017 and 2022; at
present, conifers account for 103.85 ha of which the majority (92%) is Sitka spruce. A subcompartment plan and database are available on request.
Harvesting of approximately 16.14 ha is currently underway in compartment 8. Prospective purchasers should note that this timber sale contract will complete under the current ownership, with the replanting obligation falling to the purchaser. A further 3.43 ha of felled over land also awaits
restocking, with approval for replanting with predominantly
Sitka spruce. At 95.92 ha, Sitka spruce accounts for 63% of the total area, with Forest Plan approval to replant felled over land with predominantly Sitka spruce.
The second rotation will benefit from improved ground conditions and improved seed source, which will likely produce higher yields and this is evidenced by the above average growth of young established crops throughout the Property.
Any road maintenance required to repair the forest road system after the current harvesting will be carried out at the expense of the current owner (vendor); it is anticipated the current harvesting and subsequent road repairs will be
completed after the sale of the property completes (missives concluded).
Internally, the Property benefits from approximately 2,700 metres of proven forest road with excellent road frontage for presenting timber. There is good quality stone throughout Achnaba should any future roading material be required.
Please be aware there will be timber lorries using the forest road during the marketing period and the appropriate care
should be taken wherever these are present.
Tenure
The title to the whole of the Property is freehold. It is registered with freehold absolute .
Sporting
Sporting rights are currently let until 6 November 2025. Either party to the sporting lease can terminate at any time, subject to giving 3 month’s prior written notice.
Boundaries
Achnaba is contiguously bounded on all sides by adjoining forestry. Any fences around the Property may not be located on the boundaries of the registered title. Plans are based on the Ordnance Survey and are for reference only. While they have been carefully checked, the purchaser shall be deemed to have satisfied themself as to the description of the Property and any error or misstatement shall not annul the sale nor entitle either party to compensation in respect thereof. Prospective parties are asked to satisfy themselves on inspecting the titles which take precedence over the marketing materials.
Should there be any discrepancy between these particulars, stipulations, special conditions of sale and the agreement for sale, the last shall prevail.
Access
There is a servitude right of access for all purposes from point A to point B on the sales plan, with maintenance according to user as described on the Title. Timber is currently
being extracted along this route.
There is a servitude right of access for all purposes from point C to point D and from point C to E on the sales plan, with maintenance according to user.
Third-Party Rights and Burdens
The Property will be sold subject to and with the benefit of all easement rights, burdens, covenants, reservations and any other third-party rights howsoever constituted.
There is a Deed of Servitude in favour of Scottish Hydro Electric Transmission PLC which grants rights to the Benefited Owner (Scottish Hydro Electric Transmission PLC) a right to inspect, maintain, repair, protect, replace, renew, remove or render unusable underground fibre optic cables under part of the forest road and part of the open ground.
Access to the property plans, crop data, and Deeds of Servitude is available on request.
Grant Schemes and Approvals
Achnaba benefits from an approved Forest Plan, reference 4886536. There are no active grant schemes in place. For information on current grants available, please visit the following websites:
https://forestry.gov.scot
https://www.ruralpayments.org/publicsite/future
Viewing
Strictly by prior agreement with the selling agents who should be contacted in advance to advise on access arrangements. For the personal safety of interested parties, please be aware of potential hazards at the Property and please ensure good forest hygiene measures are followed, such as cleaning boots, equipment, vehicles and machinery, which will help protect woodlands from potentially damaging pests and diseases.
Closing Date
A closing date may be fixed, and prospective purchasers are advised to formally register their interest through their solicitors with the selling agents. Prospective purchasers should be aware that unless their interest in the Property is formally noted, no guarantee can be given that confirmation of a closing date will be provided, consequently the Property may be sold without prior notice. For the avoidance of doubt, noting interest only entitles prospective purchasers to notification of a closing date being set and not that other potentially competing pre-emptive offers have been received. The sellers are entitled to accept any offer at any time.
Offers
If you wish to make an offer or be informed of a closing date for offers, please contact the selling agents to note your interest and to obtain further information, including specific Anti-Money Laundering details that we require from a purchaser prior to accepting any offer. Parties are asked to satisfy themselves that they fully understand the implication of offering under Scottish Law. The sellers reserve the right not to accept the highest or indeed any offer. Completion Date to be mutually agreed in writing.
Taxation
Any prospective purchaser should seek independent advice. At present, revenue from timber sales is Income and Corporation Tax free. There is no capital gains tax (CGT) liability arising from the sale of any standing or felled trees. However, any gains arising from the sale of the land (i.e. the solum value) on which the trees are situated is liable for CGT. Under the Inheritance Tax regime, 100% Business Property Relief may be available on commercial woodlands. VAT is charged on forestry work and timber sales (although its effect is neutral if managed as a business). Government forestry grants are received tax free with the exception of farm woodland and subsidy payments.
Prospective Purchasers/Anti-Money Laundering Regulations
Any offer by prospective purchaser(s), regardless of where they are ordinarily resident and regardless whether on a cash or subject to loan finance basis, must be accompanied by a financial reference from a bank/funding source that is acceptable to the sellers. Prospective purchasers will also 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, in order 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 in this regard. Failure to provide the requisite AML documentation with offers may result in them not being considered at the closing date or being superseded by an offer which is. Settlement may also be delayed or aborted due to non-compliance with requests for information or failure to deliver adequate information within the requisite timeframes. We may hold your name on our database unless you instruct us otherwise.
Selling Agent
Denis Torley
Bidwells
Broxden House,
Lamberkine Dr,
Perth PH1 1RA
Mob: 07827 256907
Email: denis.torley@bidwells.co.uk
Forest Authorities
Scottish Forestry
Perth and Argyll Conservancy
Upper Battleby
Redgorton
Perth
PH1 3EN
Tel: 0300 067 6005
Email: panda.cons@forestry.gov.scot
Local Authorities
Argyll and Bute Council
Kilmory
Lochgilphead
Argyll
PA31 8RT
Tel: 01546 605522
Website: Enquiries@argyll-bute.gov.uk
