Elphin, Lairg, Sutherland

Situation
The County of Sutherland is located in the North of Scotland covering a large land mass of approximately 2,000 square miles and has a
population of just 12,650 making it an extremely sparsely populated county. Most inhabitants live in
coastal villages along the east, west and north coasts and are employed in tourism, fishing, crofting and on traditional sporting estates.

The county is known for its beautiful coastline and dramatic countryside with some of the most
iconic mountains in Scotland such as Suilven, Arkle, Fionaven and Culmor which were shaped by
glaciers in the last Ice Age and now provide very challenging climbing and hillwalking. Scotland’s most northerly Munro (mountain over 3,000 feet) is Ben Hope and is located at the very north of the
county.

Opportunities for the outdoor enthusiast include walking, climbing, photography, sailing,
fishing and shooting, while the peaceful countryside is home to a variety of wildlife. Fishermen are regular visitors to this area attracted by the world class salmon fishing
available on the Kyle of Sutherland and its four feeder rivers, the Carron, Shin, Oykel and Cassley
and the Assynt loch system provides some of the finest wild trout fishing in Scotland. There are award winning beaches and the West Coast, with its beautiful coastline and excellent sailing, is within 30 minutes’ drive.

The village of Ullapool lies to the south and is notable as the ferry terminal for Caledonian MacBrayne ferry services to Stornoway on the Island of Lewis in the Outer Hebrides. Ullapool has a good range of shops, hotels and cafés together
with a high school and primary school.

Further afield the City of Inverness provides a full range of commercial, educational, recreational, retail and transport facilities, including Inverness Airport, 9 miles east of the city, which provides frequent flights to domestic and international
destinations. Inverness also has good public transport links and bus and rail connections.

The Property
Ledmore Estate – Summary
Ledmore Estate extends to approximately 13,020 acres (5,269.12 Ha) in total comprising an extensive and impressive upland terrain of moorland, mountains and lochs with dramatic scenic backdrops providing exceptional opportunities for deer stalking, trout fishing and also significant natural capital & peatland
restoration opportunities.

The Land
Ledmore Estate lies to the east of the A835 trunk road and comprises a total of approximately 13,020 acres (5,269.12Ha) lying between
approximately 170 metres above sea level close to the A835 and 517 metres above sea level at the
summit of Meall Coire an Lochain, which is within the summit ridgeline of the Cromalt Hills, forming the eastern boundary of the estate.

There are a mixture of gradients and topography on the estate with a generally flat central area to
the south and east of Loch Urigill and steeper and higher ground surrounding the south and east.
The land is graded as a combination of 6.1, 6.2 and 6.3 by the James Hutton Institute.

To the west of the A835, the estate enjoys riparian ownership of Cam Loch and Loch Veyatie which boast dramatic mountain backgrounds with the majestic Cul Mor and Suilven, whilst to the south and east of the A835 lies Loch Urigill and forms the north / north east boundary.

Approximately half of the estate is crofted land being a mixture of common grazings and tenanted
crofts/apportionments. The common grazings of Knockan and Elphin form the western portion and is very approximately hatched on the attached sale plan. Further details on the crofting elements of the estate are available from the selling agents.

Crofting
Whilst crofting has no impact on the landowner’s use and enjoyment of the traditional sportings (the
deer stalking, fishing and game shooting), the enshrined legal rights of the crofters and common
graziers are such that activities including renewable energy development, peatland restoration and new woodland establishment
(together with associated carbon accreditation) rely on a collaborative approach between the landowner and crofting communities so that the benefit accruing from them financially
is shared.

Under Scottish law, crofting tenants have an automatic right to buy their tenanted crofts from their landlord should they choose to do so. As with many similarly crofted estates, some tenants choose to exercise this right and others do not.

Also enshrined within Scottish law is the right of Crofting Community Bodies (CCBs) to exercise their right to buy a larger area of land which is
subject to crofting legislation (i.e., land subject to common grazings) where it can be demonstrated that the CCB’s use and management of the land is in accordance with the interests of the community.

With this legislation having been introduced by the Land Reform (Scotland) Act of 2003, there have
been a small number of CCB purchases of land – notably in the Outer Hebrides.

A further opportunity under current Scottish law which stands apart from Crofting Legislation is
that of a Community Right to Buy. This enables community bodies anywhere in Scotland to register an interest in land which gives them
the opportunity to buy that land when the owner chooses to offer it for sale.

The Scottish Government maintains a publicly available Register of Community Interests in Land
(RCIL) where community interests which meet the stipulated criteria are registered. These criteria
include the correct establishment of the Community Body, a clear justification for interest in, and future use of the land in question and evidence of the support of the majority of the community.

The estate operates in a similarly open and collaborative way with the wider community as it does with its crofting community stakeholders
and the activities of the estate are aimed at supporting the sustainable development of the community.

Non-Crofted Land
There is a large area of non-crofted land on the estate comprising the eastern portion, shown on the plan attached to these particulars. This
portion of the landholding extends to approximately 6,258 acres (2,533 Ha) and has no 3rd party interests over it.

Peatland / Natural Capital
The estate holds significant amounts of peatland and natural biodiversity which may have potential for restoration and carbon capture schemes with a view to generating certified carbon credits.

A detailed study has been done of this potential on the estate and which is available to seriously
interested parties on request from the selling agents. The current peatland action application has gone through round 1 funding for approximately 265 Ha identified out of 720 Ha identified in the report.

Traditional Sporting
Red Deer Stalking
Current management practice with regards to deer stalking has been much greater in recent years
due to the voluntary Section 7 agreement which is in place. Approximately 35 stags and 200 hinds/calves are culled annually to both maintain the welfare of the deer herd and for the health
of the natural environment. The estate is clear on its sustainable and legal deer management
responsibilities, including deer welfare considerations.

The stalking is currently in hand.

Fishing
The estate has significant fishing assets and boasts some of the most spectacular and challenging trout fishing in the northwest Highlands by boat or rod on Loch Veyatie, Urigill and Cam.

Fishing Hut
Located at the southeast corner of Loch Urigill is a timber and corrugated metal constructed fishing hut which has open plan kitchen, dining and living
accommodation. The hut is located in a stunningly remote and beautiful setting to enjoy the wild
landscape it is set within.

Grouse Shooting
The estate was previously a renowned grouse moor and walked up grouse shooting is still enjoyed.

Forestry / Woodland
Whilst there are only small pockets of woodland/forestry on the estate there may be opportunities to establish areas of native woodland to create further biodiversity.

New Lodge
A potential site for a new lodge for the estate has been identified at the eastern end of Loch Veyatie. This would be subject to appropriate planning permissions being applied for and obtained from Highland Council planning department.

Further details are available from the selling agents.

Renewable Energy
The estate has had various approaches with respect to wind farm development, however
there are currently no option or exclusivity agreements in place.

Further details from the selling
agents.

A sub-terranean wartime bunker is located on the estate within the townships area of Elphin. Further
details from the selling agents.