CKD Galbraith Residential Property Scotland - Property for Sale Central Scotland

One of the most productive beats of prime salmon fishing on the lower middle Tay

* Over two miles of double bank salmon fishing in a private setting, currently fishing 12 rods.

General

Situation

The Kercock Fishings lie amongst some of the most attractive countryside of Perthshire. This area of Scotland is renowned for its beautiful and undisturbed scenery and yet is also highly accessible. The beat lies about 15 miles north of the Royal Burgh of Perth. Communications are excellent with Perth offering regular rail links north and south, whilst Edinburgh with its airport is about 60 miles to the south. In addition to the excellent golf which may be enjoyed on any of the championship courses which lie nearby, including Rosemount, Carnoustie and Gleneagles, this area of Perthshire is also renowned for its historic houses and for sport which can be taken on a number of local estates.

There are many good hotels and country houses within the locality, offering a range of facilities for fishermen. Alternatively, there are numerous holiday cottages and Bed and Breakfast’s available in the district.

The River Tay

The River Tay is Scotland’s longest and perhaps best known salmon river with a catchment of 2,800 square miles. From its source on Ben Lui (3,708 ft), the river runs for some 117 miles and passes through the dramatic countryside of Argyll and west Perthshire. It is joined by many tributaries on its course downstream including the Dochart, the Lochy, the Lyon, the Tummel, the Isla and the Ericht. It follows its course through a variety of highland scenery and rich rolling farmland through the ancient city of Perth and into the North Sea beyond Dundee.

The River Tay is renowned for producing some of the most exciting and consistent salmon fishing in Scotland. It enjoys an excellent reputation for the quality of the fish caught with a particularly productive autumn run.

Through the efforts of the Tay Foundation, 1997 heralded the first year with no estuary netting. In the past these nets would expect an annual catch of between 10,000 – 12,000 salmon and grilse, but now fish are free to run the river unhindered.

The Season

The Kercock Fishings

The Kercock Fishings comprise one of the prolific lower middle Tay beats. They extend to approximately two miles of double bank fishing on this important stretch of the river, and have good vehicular access. In their present form, the two beats (upper and lower) were put together by the Earl of Perth and the late Hugh Kerr of Tower of Lethendy in the mid 1970’s.

The fishings are effectively operated as two beats, Upper Kercock and Lower Kercock, which together offer salmon and sea trout fishing for up to 12 rods each day. Upper Kercock marches with Baldarroch and Burnbane and has well known pools including Boatlands and the Dungeon. Lower Kercock marches with Meikleour House. The Cottage Pool and the Oak Tree Pool fall within its beat.

Kercock provides an enormous variety of fishing. The beat offers a wide variety of water suitable for both the fly and spinning and comfortably accommodates the novice and more experienced angler alike, with a tremendous scope in almost all heights of water. The beats can be fished from the banks, by wading, or by boat.

The record books show that a number of impressive fish have been caught on the beats. Recent catches have improved year on year. In particular, spring catches have shown a significant increase, and last season (2006) produced a record bag of 415 salmon and 40 sea trout. Recent catch records are reported as follows:

Salmon and Grilse

Sea Trout

The fishings lie in a private and undisturbed setting. They are a haven for wildlife, and there is a diversity of flora and fauna, birds and insects which may be seen on the beats. In particular, ospreys are frequent visitors to the area.

The River Tay has seen greatly improving seasons over the last couple of years. The beat has been well let, with many returning tenants. A ghillie service is currently provided, and tuition in all aspects of salmon fishing is also made available. Corporate groups, individuals or smaller parties are welcomed, and lets may be of single days or more. Further information may be found at www.FishTay.co.uk.

Fishing Huts

There are currently two fishing huts. The Upper Kercock hut is a modern chalet type building, built in 1997. Internally it measures 21ft 6” x 15 ft with a fitted kitchen, and two pairs of sliding French windows opening onto a veranda overlooking the river. There is a store room and a cloakroom. Whilst the hut itself is owned, the site on which it stands is leased from a neighbouring estate.

The Lower Kercock hut is a timber building in a pretty position overlooking the Lower Gean Tree pool. Planning permission to upgrade the hut to a log cabin (8.5m x 5m) with a veranda was obtained early in 2007.

Planning permission for a third hut with vehicular access from the north has been granted for a wholly owned site overlooking Cottage Pool.

River Banks & Access

Lower Kercock has vehicular access, double bank fishing rights, and ownership of about one mile of the left bank together with part of the solum of the river and two shingle banks, extending in total to about 48 acres.

The Ghillies

The beats are currently operated by two full-time ghillies, Dennis Buchan and Garry Harkin, one on Upper and one on Lower Kercock. They know the beats well and have a good reputation on the river. Both are employees of the sellers and the TUPE regulations will apply.

Fixtures, Fittings, Vehicles and Machinery

There are two boats with outboard motors (Yamaha 2 Stroke plus one spare) and one ghillies vehicle (Subaru Forester). These, together with the contents of the fishing huts, will be included in the subjects of sale. An inventory is available from either of the joint selling agents on request.

The Tay District Salmon Fisheries Board

The Board has been in place for over a century and administers the river. Its policies have included the improved access of salmon to spawning tributaries, and habitat and stock enhancement as well as the employment and superintending of Water Bailiffs. The Board is elected by the proprietors. The ownership and management of the Kercock Beat have been most supportive of the Board’s policies and initiatives.

The River Board Assessment for 2007 is £19,300; the actual charge is £8,878. This payment will be apportioned at entry if appropriate.

The Tay Foundation

The Tay Foundation has successfully negotiated the buyout of the river and estuary nets as part of an exercise to improve the overall health of the river. The netting rights owned by The Tay Salmon Fisheries Company Ltd have been let to the Tay Foundation until 2091. This should have increased the spawning potential by some 50-70 million eggs per annum.

River Tay Protection Order

The River Tay System is covered by a River Protection Order. Trout fishers are required to purchase day permits, which regulates the number on each beat. Upper and Lower Kercock are not popular trout fishing beats however, and there has rarely been any conflict between the salmon and trout fishers. Upper and Lower Kercock trout fishings are let to the Perth and District Angling Association. They have four permits in total.

General Remarks & Information

Viewing

Directions

From Perth follow the A93 signposted to Blairgowrie. Immediately after the road crosses the River Isla, turn left towards Kinclaven and Murthly beyond. Follow this road for about two miles before turning left signposted Kercock. A farm road leads down to the fishing hut and parking area on the right bank. Access to the left bank is as detailed on the plan and is reached by continuing through Meikleour village in a westward direction on the A984. Turn left after about 2½ miles onto a private road.

Entry & Possession

Fishing Lets

The salmon fishing is almost fully let for the remainder of 2007. Perth and District Angling Association have historically leased six rods for salmon from 15th January until 31st June; £6,000 + VAT has been paid for these rods for the current season. This arrangement is informal only.

The letting of the fishings has improved year on year. Letting has been managed by CKD Galbraith who have a long association with the beat. Fishing may also be purchased on the Fish Tay website (www.FishTay.co.uk) where up to date rod availability and catch information is available.

Offers

A closing date for offers may be fixed, and prospective purchasers are advised to register their interest with the selling agents following inspection. Offers will be effected by means of an offer to sell, a copy of which is available from the joint selling agents on request.

Services

The Upper Hut has mains electricity, private water and private drainage, with its own septic tank.

VAT

It is intended that the sale will be a combined disposal of assets and transfer of employees under TUPE arrangements, comprising a business capable of satisfying the requirements for a Transfer Of a Going Concern (TOGC ) for Value Added Tax purposes. To effect a transfer under the TOGC rules, in order that no VAT is chargeable on the transaction, the purchaser will be required to be registered for VAT purposes and proof of registration will be required. In the event that a transfer under the TOGC rules cannot be satisfied, for whatever reason, then VAT will be chargeable at the applicable rate on the underlying assets at their individual transfer values including any element of Stamp Duty Land Tax (SDLT) payable. The existing VAT registration of the vendor will not be transferable. Potential purchasers should seek independent advice concerning the VAT liability issues in connection with the purchase.

Levies

The rateable value of the fishing huts are £780 (Upper) and £60 (Lower). The current rate is £0.4410, and with a small business relief of 5%, payments are £326.78 (Upper) and £25.14 (Lower) respectively.

Environmental Designations

The River Tay is designated a Special Area of Conservation (SAC). The Kercock Fishings also fall within the Meikleour Area Site of Special Scientific Interest (SSSI). Ornithologically it is of international importance as a Greylag Goose Roost and wintering ground for other wildfowl and breeding waders and terns. Botanically the banks provide habitat for rare and important plants. A management agreement is in place. Further details are available from the joint selling agents on request.

STIPULATIONS

Purchase Price

Within 7 days of the conclusion of missives a non-returnable deposit of 10% of the purchase price shall be paid.

The balance of the purchase price will fall due for payment at the date of entry (whether entry is taken or not) with interest accruing thereon at the rate of 5% above Bank of Scotland base rate. No consignation shall be effectual in avoiding such interest.

Disputes

Should any discrepancy arise as to the boundaries or any points arise on the Remarks, Stipulations or Plan or the interpretation of any of them, the question shall be referred to the arbitration of the selling agents whose decision acting as experts, shall be final.

Plans, Areas and Schedules

These are based on the Ordnance Survey and are for reference only. They have been carefully checked and computed by the selling agents and the purchaser shall be deemed to have satisfied himself as to the description of the property and any error or mis-statement shall not annul the sale nor entitle either party to compensation in respect thereof.

Overseas Purchasers

Any offer by a purchaser(s) who is resident outwith the United Kingdom must be accompanied by a guarantee from a banker who is acceptable to the sellers.

Lotting

It is intended to offer the property for sale as described, but the seller reserves the right to withdraw the property, or to exclude any property shown in these particulars.

Generally

Should there be any discrepancy between these particulars, the General Remarks and Information, Stipulations and the Missives of Sale, the latter shall prevail.

Servitude Rights, Burdens and Wayleaves

The property is sold subject to and with the benefit of all servitude rights, including rights of access and rights of way, whether public or private. The purchaser(s) will be held to have satisfied themselves as to the nature of all such servitude rights and others.

Apportionments

The River Board Assessment and all other outgoings shall be apportioned between the seller and the purchaser(s) as at the date of entry.

Selling Agents / Local CKD Galbraith Office

CKD Galbraith

Lynedoch House

Barossa Place

Perth PH1 5EP

tel: 01738 451111

fax: 01738 451900

perth@ckdgalbraith.co.uk

1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact, unless the same is incorporated within a written document signed by the Sellers or on their behalf satisfying the requirements of Section 3 of the Requirements of Writing (Scotland) Act 1995 or is granted in pursuance of any such document.

2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Overview

Solicitors

Joint Selling Agents