Peter Bevis And Highland Titles On Bletherskite Part Two The ASA Complaint

From the Bletherskite blog http://www.bletherskite.net/2011/02/23/end-to-buying-a-fake-scottish-title/

Peter Bevis says: December 9, 2012 at 3:48 pm Of course anyone can call themselves Laird without purchasing a plot from us, or indeed from anyone.

That isn't what it said on the Lochaber Highland Estates (run by the same people as Highland Ttiles Glencoe Estates) website earlier this year, In fact thanks to a reader we know that this was precisely the issue mentioned in a complaint to the Advertising Standards Authority (ASA) on 19/09/2012. What it said on their website was "The Title of Lord, Laird or Lady depends on owning a Scottish Estate".

Added 03/03/2013

Highland Titles / Lochaber Highland Estates now have had four complaints with the Advertising Standards Agency held against them since September 1012. I would appear that they are indeed regularly publishing misleading information on their own internet site.

It would seem if it really was Peter Bevis of Highland Titles Glencoe Estates who posted that, then he is quite aware that - "anyone can call themselves Laird without purchasing a plot from us, or indeed from anyone", but chose to say on his website that it is required to buy land in Scotland in order to do so!

That is an example of the standards of honest and integrity of the people behind Highland Titles Glencoe Estates , very little, you cannot believe a word they say.

A couple of quotations taken from the comments at http://highlandtitlesscam.wordpress.com illustrate nicely the point that no land purchase in Scotland or anywhere else is required in order to call yourself Laird, Lord or Lady. The ownership of land has no relevance.

"You’ve forgotten to mention that the titles Highland Titles Glencoe Estates and their like “sell”, are also fake, there is no title. Buying a piece of land in Scotland confers no right to any title that is not available to non land owners. 

Anyone in the UK can call themselves pretty much whatever they like so long as there is no intention to commit fraud by doing so. So a non landowner calling themselves Lord Of Glencoe is just as valid as a landowner doing the same thing, there is no difference. 

All these “title sellers” are doing is distorting and abusing Scottish tradition to make it seem that it is possible to gain a real title by giving them money to buy a worthless piece of land in Scotland, when doing so does not confer any title and non landowners can do exactly the same thing for free. 

Anybody in the UK and many other countries can get their bank details & names on credit cards etc. changed to Lord Of Glencoe for free, without buying any land in Scotland! Just make out a Deed Of Change of name yourself and do it if you want.http://en.wikipedia.org/wiki/Deed_of_change_of_name 

When you buy a piece of land that is all you get, a piece of land, that is it, Oh you might want to read the following before doing so to make sure you are even buying any land with real rights.
http://www.journalonline.co.uk/Magazine/57-4/1011036.aspx#.UEhaao1lR4d"

"Supporters of these fake title schemes frequently trot out that the proof the titles are real is that people have changed their name on bank accounts etc. to for example, Lord Of Glencoe successfully  and I dare say that might be even be true. The trouble is that the fact of ownership of land in Scotland had nothing whatsoever to do with the name change. The same people could have changed their name to Lord Of Glencoe in exactly the same manner without owning any land anywhere ever!!! 

The other standard “proof” is that it is fully legal to style oneself as a Laird Lord or Lady by owning land in Scotland, and it is ….. but it is also equally fully legal to style oneself as a Laird Lord or Lady without owning land anywhere, there is no difference. 

It’s a simple con carried out by people with little care for anything other than making money with as little effort as possible, who have no regard at all for Scottish traditions or culture, don’t have anything to do with it."

If you bought a piece of land in Scotland from Highland Titles Glencoe Estates and was led by them to believe that any Scottish title came with, or is in any way connected to that land purchase, I'd say you have been conned, ask for your money back.

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I have a lot more evidence suggesting dishonest and unethical business practices by several souvenir plot / title vendors which I have not published.. If you are a bona fide journalist or Government department with an interest in investigating this business and would like access to that evidence, please get in touch with me by using the email address on the right or sending me a comment marked "confidential", I will not publish comments so marked

Peter Bevis On Bletherskite Part One - Buy a Title Scam

It would appear that Peter Bevis of Highland Titles Glencoe Estates has made a personal appearance over at  http://www.scotclans.com/end-to-buying-a-fake-scottish-title/ Whether or not it really is Mr Bevis of Highland Titles I cannot confirm, you'll have to make up your own.mind, I think it really is him. I can have a look at what was posted and comment,

Peter Bevis says: December 4, 2012 at 8:59 am - It is of course relatively easy for an enthusiastic troll, with an ability to create multiple anonymous websites and use Photoshop to change our website, so as to confuse a single Scotsman journalist.

Funny that he does not say which particular anonymous websites he is referring to, or specify which parts of any of his websites he thinks Photoshop has been used to change, or how the content has been changed. I can say that no image or quotation on this blog has been adulterated in any way, any images or quotations appearing here are true and accurate reflections of the content of the website or other sources they were taken from, at the time they were taken. Accusations really need to be specific or they can be considered as hot air and bluster. My contact email is clearly shown, nobody from Highland Titles, or any other company, has ever contacted me with a complaint that any of the content of this blog is inaccurate.

Peter Bevis says:December 4, 2012 at 8:59 am - In 2013, The Highland Titles Nature Reserve moves into the control of a Scottish charity run by a membership of thousands. The lies and spin perpetrated by two or three small minded bigots will not change that fact.

Interesting he does not actually name the charity, and anyone reading the above would be excused for thinking this charity actually exists now, it does not, as we learn reading further down the page. Then there are accusations of  "lies and spin" without pointing out a single example.

Peter Bevis says: December 4, 2012 at 9:52 am - The charity is being formed by our solicitor, Colin Liddell, a Specialist in Charity Law with the firm J & H Mitchell WS of Pitlochry

After writing "The Highland Titles Nature Reserve moves into the control of a Scottish charity", we then learn that this charity has not actually been set up! Is it not a tiny little bit presumptuous to make such statements before the charity actually exists? It may be that some such organisation may come into existence at some point, but stating that it is a fact is a little premature. It is far from a trivial process applying to become a Scottish charity, and it is very possible for applications to fail at any stage .... still no name for this charity. I understand Highland Titles even announced the first annual general meeting of this charity before it has even been formed!

Highland Titles Glencoe Estates in Private Eye - Buy a Title Scam

Thanks to a reader we can report that Highland Titles Glencoe Estates have made it into the pages of the magazine Private Eye, issue number 1328 ....  And again in Private Eye (issue number 1339 page 11) when they were caught using fake newspaper articles.

"LAIRDSHIPS 

Meet the Macduffers

WARNINGS from Forestry Commission Scotland that owners of woodland face £5,000 fines if they fail to tackle diseased ash trees present a new problem for the already questionable business of selling tiny parcels of land and telling punters that purchase entitles them to call themselves Laird or Lady.

The gift lairdship industry has been around for a while, despite consumer groups warning that owning patches of land – some as small as a square foot does not really entitle people to a title. According to the Court of the Lord Lyon (in charge of all things heraldic in Scotland), the title “Laird” is “not appropriate for the owner of a normal residential property, far less the owner of a small souvenir plot of land”.

One of the largest lairdship companies, Highland Titles, offers all its buyers the title Laird or Lady of Glencoe and the “right” to wear Glencoe tartan and bear the Glencoe coat of arms -even though the Glencoe Woods where the small plots are for sale aren’t even part of the Glencoe estate, but on the nearby Keil Estate.

As well as looking silly, purchasers who use the Glencoe crest would risk committing an offence under Scottish heraldic law (something Scottish football clubs have recently discovered is very much alive and kicking).

Highland Titles, which is registered in, er, Guernsey and run by self-styled “philanthropist, conservationist, biologist” Peter Bevis, advertises that its woods consist of “native Scottish broadleaf, either oak, ash, rowan, hazel…” A Forestry Commission Scotland spokesman tells the Eye that statutory plant health notices could be served on either the owner or manager of woodland, which would be decided on a case by case basis. Fines are imposed for failure to comply.

Lairdship companies could of course reassure customers that there is no such risk by admitting that since souvenir plots are not registered in the Land Register, buyers don’t actually own the land any more than they do the title (as Registers of Scotland warned in a law journal article earlier this year). But then, what could they claim to be selling?"

Highland Titles have mentioned this article on their own Facebook page, and in typical fashion have put their owns spin on it and as usual their take is - let's just say somewhat misleading. They have even altered the text on the Highland Titles website to support their new story. Lets have a look at what is says on the relevant bits of their Facebook page text.

"Unfortunately the gist of the piece is that all our Lairds might find themselves liable for dealing with Ash Dieback, 

the fungal disease chalara that is sweeping through British ash trees. There are fines for landowners who fail to deal with diseased ash trees. 

Unfortunately for Private Eye, they were so excited with the potentially humorous side of this story that nobody thought to check whether the Mountain Ash that forms a part of the understory of Glencoe Wood is related to the ash trees that suffer from Ash Dieback. 

Forestry Commission state:
Rowan trees are easily mistaken for ash but they are not susceptible to chalara and should not be reported."

Unfortunately for Highland Tiltes, the Private Eye article made no mention of trees which may have been recently planted. Glencoe Wood also consists of MATURE woodland, and some of that woodland has been sold as plots. I'd be very surprised indeed if none of that mature native woodland did not have ash trees susceptible to ash dieback. Highland Titles seem to have forgotten to mention this - ooops!

The have also changed the story about their planting on the Highland Titles website to suit.

From Google cache at 25 November 2012 on the FAQs page.

“The type of tree we plant for you will depend on the type of land we plant it in. It will be a native Scottish broadleaf, probably an oak, ash, rowan, hazel, birch, holly, willow or alder.”

But on 01 December 2012 the same FAQ now reads.

“The type of tree we plant for you will depend on the type of land we plant it in. It will be a native Scottish broadleaf, probably an oak, mountain ash (rowan), hazel, birch, holly, willow or alder.”

Glencoe Wood is mature woodland, long predating Highland Titles. Their argument that MOUNTAIN ASH is not ASH is a classic straw man ploy, they can use it to make the article look ridiculous, even though it wasn't what was said. Highland Titles can not honestly say there are no ash trees in Glencoe Wood, they have not exhaustively catalogued all of trees in the wood, and it is a suitable native species as they acknowledged in their (now amended) planting list.

In fact we have it from Highland Titles own material that Keil Hill does indeed contain native Ash trees, from their own "Interpretive Plan" http://highlandtitles.com/wp-content/uploads/2012/08/Interpretive-Plan-Final.pdf save a copy before they change it, I have!!.

"Keil Hill has two relict areas of established deciduous woodland, with a mixture of birch, oak, ash, hazel, rowan and holly and willow. The Hill enjoys a damp, humid climate with high rainfall and acidic soils. Salachan as a place name, means "willow"."

Note that Ash and Rowan are mentioned separately!  Oh dear Highalnd Titles caught out fibbing yet again! If you bought a plot and it contains any ash trees, you could indeed be liable if you fail to tackle diseased ash trees as pointed out by Highland Titles own Facebook page. Unless of course you don't really own the land, in which case you have been conned, and you'd have to wonder what you did actually buy?

Highland Titles have made another appearance in Private Eye (issue number 1339 page 11), when they were caught using fake newspaper articles as part of their marketing effort, read about it here.

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I have a lot more evidence suggesting dishonest and unethical business practices by several souvenir plot / title vendors which I have not published.. If you are a bona fide journalist or Government department with an interest in investigating this business and would like access to that evidence, please get in touch with me by using the email address on the right or sending me a comment marked "confidential", I will not publish comments so marked.

The Lochaber Highland Estates Buy a Title Not For Profit Saga Continued

After my receiving the reply in my last post from Ricky Guilmoto of the Guernsey income tax department about  Lochaber Highland Estates' not for profit status, I enquired about the apparent inability of the Guernsey Tax department to disclose the public records of registered not for profit companies, I received the following reply.

Thank you for your e-mail of the 10th September, 2012.

I have discussed your query with the Deputy Director and in reply can advise that in general terms an organisation can only be registered as a Non Profit Organisation (NPO) if it is, in fact, non profit making. My enquiries so far have not established that this is the case.

As you can appreciate, the affairs of the company are confidential unless it is required to not only be registered as a NPO but to be registered in the public part of the register, which is on our website.

At present there is nothing to suggest that an offence has been committed under The Charities and Non Profit Organisations (Registration)(Guernsey) Law, 2008, as amended, which is the only legislation this office has the power to enforce.

I suspect that the gist of your complaint may be that the company was wrongly asserting that it was non profit making and that you may have been misled in your dealings with it. If that is the case the complaint would probably fall within the remit of the Advertising Standards Authority rather than this office, as the advertising on the website could appear to be incorrect.

As you have noticed, the website has now been changed to remove the claim that the company was “Not-For-Profit”.

I understand that the register of companies in Alderney is indeed separate from the Guernsey register, and may be contacted by telephone on 822817.

I hope this answers your query.

Ricky Guilmoto
Income Tax Inspector

So it would appear that the Guernsey income tax authorities are unable to easily establish whether or not a company claiming not for profit status does actually have that status. I find that a bit odd, but as it is straight from the Guernsey tax office I'll have to take it as being true.

More worryingly, it appears that in the Channel Islands it is perfectly ok for a company to announce publicly that it is in fact a not for profit organisation without registering as such. so long as it is not actually one!

Is that why the Channel Islands are commonly known as a scammers paradise? Is it that companies can do whatever they want with no consequences? Are the Channel Islands authorities willing to cover up abuse like this without even comment never mind doing anything about it? I would advise not dealing with any Channel Islands companies at all ever, until some kind of reasonable transparency and accountability of companies registered there is put in place.

The Lochaber Highland Estates Not For Profit Statement

Up until sometime last week Lochaber Highland Estates, run be the same people as Highland Titles Glencoe Estates were claiming on their website to be a not for profit company. Not for profit companies in the Channel Islands which includes Alderney where they are based, are required
by law to be registered as not for profit if that is what they are.



Lochaber Highland Estates are not registered as a not for profit company in the Channel Islands, the document listing properly registered companies is available here, Lochaber Highland Estates are not on it.  If they are a not for profit company they may have been breaking the law, namely the Charities and Non Profit Organisations (Registration) (Guernsey) Law, 2008. Details can be seen here and here.

I sent an enquiry to Guernsey Trading Standards enquiring about Lochaber Highland Estates regarding their not for profit status. At first there was no reply at all, then after a further enquiry I received the following email.

"The Charities and Non Profit Organisations (Registration) (Guernsey) Law, 2008 is administered by the Office of the Registrar of Non Profit Organisations.  I have tried to contact the Registrar but he is not in the office until the 4th September, unfortunately Trading Standards has no powers under this law and we cannot take any action.  I will make sure that your complaint is passed to the Registrar as soon as he is available."

While I was waiting for this reply from Guernsey Trading Standards, I found an email address for the Registrar (npo@gov.gg), and sent an email to it, I have never received a reply to that email or any acknowledgement that it was ever received. Lesley Smith of Trading Standards kindly forward my enquiry to the Registrar, here is the reply I received from Mr Ricky Guilmoto of the Guernsey Tax department.

"Thank you for your e-mail, which you will see was forwarded on to me yesterday afternoon by Lesley Smith.

I am sorry but I cannot confirm whether the company has complied with the Charities and Non Profit Organisations (Registration) (Guernsey) Law, 2008 nor outline to you what action may be taken. However, I can assure you I will look into your complaint and take whatever steps are necessary.

I realise you had asked for more information but I’m sure you can appreciate why I cannot go into any more detail. 

Ricky Guilmoto
Income Tax Inspector" 

 Shortly after I received this email the not for profit claim "We are proud to be a not-for-profit organisation", was removed from the Lochaber Highland Estates website and was replaced by "We are proud to be a Limited Company".

There are a couple of things that puzzle me, if Guernsey Trading Standards have no powers to investigate a company which may be acting illegally, what do they actually do, and what powers do they have? Also I find it strange that the Registrar is unable to disclose whether a company does or does not comply with the regulations when it is a matter of public record and something I was able to find out for myself anyway by searching for and finding the relevant document freely available on the Internet.

I have made further enquiries to clarify why the information is not available, and whether any action taken can be disclosed after any investigation has been concluded, but have as yet not received a reply.

Lochber Highland Estates have definitely been claiming to be a not for profit company while not being so registered as required under the Charities and Non Profit Organisations (Registration) (Guernsey) Law, 2008.

If they are not and never have been a not for profit company they should never have been claiming this status, so doing is dishonest. This gives an impression to members of the public that they comply with the regulations required, and that their accounts are subject to proper examination and availability, when this is not the case.

This is yet another example of the dishonest practises used by the people that run these companies to try to legitimise their scams, and give an impression of respectability to their dubious conservation claims. Remember, it is the same people that are behind both Lochaber Highland Estates and Highland Titles Glencoe Estates.

Also remember that it is supposedly a professor, a barrister, and a qualified accountant that run these companies, so I'd think it can hardly be in error that they made this not for profit status claim.

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I have a lot more evidence suggesting dishonest and unethical business practices by several souvenir plot / title vendors which I have not published.. If you are a bona fide journalist or Government department with an interest in investigating this business and would like access to that evidence, please get in touch with me by using the email address on the right or sending me a comment marked "confidential", I will not publish comments so marked

Cease & Desist Notice From Highland Titles - Buy a Title Scam

Seems my little blog is upsetting Highland Titles. They issued a Cease & Desist notice. Not on grounds that I've said anything inaccurate ... nope ... on grounds of copyright infringement.

June 2, 2012
Sender Information: Highland Titles Limited trading as Lochaber Highland Estates
Sent by:  Lochaber Highland Estates
GB Recipient Information:
Google, Inc. [Blogger]
Mountain View, CA, 94043, USA 

Sent via: online form: Form
Re: Infringement Notification via Blogger Complaint
Google Form: copyright DMCA Complaint of alleged copyright infringement 

1. Complainant's Information
Name:
Company name: Lochaber Highland Estates
Full legal name of the copyright holder: Highland Titles Limited trading as Lochaber
Highland Estates
Country of residence: GB 

2. Your copyrighted work
Location of copyrighted work (where your authorized work is located):
http://www.ipo.gov.uk/domestic?domesticnum=2486520
http://www.ipo.gov.uk/t-find-number?detailsrequested=Câ„¢mark=2486519
Description of the copyrighted work:
The blogspot site is passing off as associated with Lochaber Highland Estates by its choice of name
http://lochaberhighlandestate.blogspot.com/ and by its use in the text of
words which have been trademarked by Highland Titles Limited. Examples are:
Lochaber Highland Estates, Laird of Lochaber.

Well that is a bit rich coming from Highland Titles, who themselves are not above stealing other peoples intellectual property. Remember the Glen Etive & Glen Fyne Special Protection Area map they stole from Scottish National Heritage, put their own logo on to make it look like theirs, and put on display on their website? SNH made them remove that one!

Then there is the matter of the image on their Facebook page which they do not have the copyright holders' permission to use. I'm not telling them which one and the copyright holder has kindly agreed to leave it there for the time being as evidence of copyright infringement.

Oh yes, then there was the case when Peter Bevis was involved in his fishing license con, http://highlandtitlesscam.wordpress.com/the-fishing-rod-licence-application-scam/ caught red handed using the Environment Agency’s official rod licence logo without their knowledge or permission.

They even had the cheek to infer themselves to be a Government service - "leading users to infer it was a Government service" - http://blogs.mirror.co.uk/investigations/2011/09/fee-or-free-telephone-preferen.html

It is sad that the people that run Highland Titles Glencoe Estates are supposedly a distinguished professor, a lawyer, and a qualified accountant, but they stoop so low as to steal without a second thought other peoples' property. Could it possibly be that the qualifications are as fake as their titles?

Highland Titles Glencoe Estates Jubilee Wood Project

The debacle that is the Highland Titles Glencoe Estates Diamond Jubilee Wood Project continues and the story has now changed substantially. Read the original post about it here. The text on their own diamondjubileewood.com website has recently been edited, and their own newsletter from Autumn / Winter 2012 has also been altered in an attempt to make it look like the current story has always been the story.

There is more information about this project and their original claims over at the highlandtitlesscam blog.

The changed story appeared after my original blog post (link above) and the discussion about their Jubilee Wood Project on the scots-titles.com forum.

The claim to be "in partnership with the Woodland Trust is no longer being made, but they do apparently make a false claim that the Woodland Trust confirmed that the land was entirely suitable for planting as below.

"Highland Titles acknowledges the valuable support given by the Woodland Trust during their visit to Keil Hill to inspect the site with us in 2011. The Woodland Trust confirmed that the land was entirely suitable for planting, but that as only 50 acres of the proposed new 60 acre wood would be newly planted (the other 10 acres being existing larch woodland and birch) we would not qualify to be included in their Diamond Woods scheme"

I contacted Andrew Campbell of the Woodland Trust and he denies having ever indicated that the land is suitable for planting, either in part or as a whole. Seems like more misleading information from Highland Titles, and more claims which do not stand up when questioned.

Original Autumn / Winter Newsletter

Recently Modified Autumn / Winter Newsletter

It seems that the only advice offered by the Woodland Trust was that the site was not suitable to be included as part of their Diamond Jubilee Woods Project.

Dunans Castle Buy A Title Plot Of Land Scheme

I came across this post on the Fake Scots Titles website forum, I have checked the details and they are correct. It would seem that the people who runs the Dunans Castle scheme are not above using underhand techniques to sell their nonsense too.

From http://www.scots-titles.com/forum/fake-scots-titles-exposed-group3/scots-title-reseller-scams-forum12/laird-of-dunan-castle-terms-conditions-thread1.13

"Now there's a thing, there is a website at http://www.onesquarefoot.net which supposedly reviews & compares "lairdship schemes" and it finds the Dunans Castle affair the best. I was interested to see who owns the domain so I looked it up.

Domain Name: ONESQUAREFOOT.NET
Created on..............: 2008-10-11 13:58:06 GMT
Expires on..............: 2012-10-11 13:58:08 GMT
Last modified on........: 2011-10-12 13:58:11 GMT
Registrant Info: (FAST-13507728)
arbu.co.uk
Charles Dixon-Spain
Dunans, Glendaruel
Colintraive, Argyll, PA22 3AD
United Kingdom

Hold on, is that not who runs the Dunans Castle scheme? Oh look yes it is! That will be an unbiased website giving honest opinion then! Is it just me or is there a distinct lack of integrity here? 

On the "about" page of the onesquarefoot.net website it says "We’re an independent site reviewing online products, particularly products which originate and celebrate Scotland." 

You might trust people that find their own product to be the best in their own review to give unbiased opinion without even having the decency to declare who they are. and pretend to be independent , I wouldn't, and I wouldn't trust anything else they say either."

Yet more evidence of a lack of integrity and transparency by another peddler of this rubbish.

Update

This domain has now had the owner's details hidden behind a privacy protection scheme. One would wonder why the owner of any genuine review website would do that? Another indicator that this website is not genuine.

Funnily enough it transpires Highland Titles also have a fake review site which they pretend is independent and nothing to do with them ... where they find they are the best ...

Law Society Of Scotland Article On Buy A Title Souvenir Plots & Fake Titles

This article it taken from the official magazine of the Law Society Of Scotland, The Journal, 16 April 2012, something you might want to think about if you are considering buying land in Scotland as a souvenir plot.
http://www.journalonline.co.uk/Magazine/57-4/1011036.aspx#.UBG047Se58F

"Registers page: Clients seeking a "souvenir plot", perhaps believing it will confer the right to a particular title, should be warned that they may not get what they hope for.

by Registers of Scotland.

There have been a few articles in the media recently about companies who are selling off tiny pieces of land, known as “souvenir plots”, in the Highlands. Some websites suggest that ownership of the plot carries with it the right to use the title of laird, lord or lady.

Given that some websites claim that the Land Registration (Scotland) Act 1979 “removes the normal requirements to register your land… thus permitting the sale to take place under Contract Law”, the Keeper would like to clarify her position on the subject.

A souvenir plot is defined in the Land Registration (Scotland) Act 1979 as “a piece of land which, being of inconsiderable size or no practical utility, is unlikely to be wanted in isolation except for the sake of mere ownership or for sentimental reasons or commemorative purposes”.

The Keeper is required to reject an application for registration in the Land Register, if the land to which it relates meets the description of “souvenir plot”. However, the fact that the Keeper is obliged to reject registration does not necessarily mean that “ownership” can be obtained by some other means.

A real right of ownership in land (in the sense of a right that is enforceable against third parties) can only be obtained by registration in the Land Register or by recording a deed in the Register of Sasines as appropriate.

Solicitors who are consulted by a client in relation to the purchase of a potential souvenir plot should bear in mind that in some cases, the land in question might not be of “inconsiderable size”; in such cases, no exemption from registration applies.

No title with your title

The Court of the Lord Lyon commented: “Ownership of a souvenir plot of land does not bring with it the right to any description such as ‘laird’, ‘lord’ or ‘lady’. ‘Laird’ is not a title but a description applied by those living on and around the estate, many of whom will derive their living from it, to the principal landowner of a long-named area of land. It will, therefore, be seen that it is not a description which is appropriate for the owner of a normal residential property.

“It cannot properly be used to describe a person who owns a small part of a larger piece of land. The term ‘laird’ is not one recognisable by attachment to a personal name and thus there is no official recognition of ‘XY, Laird of Z’.

“The words ‘lord’ and ‘lady’ apply to those on whom a peerage has been confirmed and do not relate to the ownership of land.

“Ownership of a souvenir plot of land is not sufficient to bring a person otherwise ineligible within the jurisdiction of the Lord Lyon for seeking a coat of arms.”

Highland Titles Glencoe Estates Diamond Jubilee Wood Project At Keil Hill

Highland Titles Glencoe Estates claim to be planting a 60 acre 30,000 tree Diamond Jubilee Wood at Keil hill http://www.diamondjubileewood.com, and also claim that the Woodland Trust examined the site to give advice.

Quotes from their website

"and have been most appreciative of the advice given to us by the Woodland Trust** on the suitability of our proposed project"

"** Highland Titles acknowledges the valuable support given by the Woodland Trust during their visit to Keil Hill to inspect the site with us in 2011."

"Our plans have already been laid with the active support and expertise of various conservation bodies."

I was concerned about the suitability of the site for the planting of native Scottish species of trees, so I contacted the Woodland Trust to enquire as to whether they did conduct a site inspection and what the results of the inspection were. Below is the reply from Andrew Campbell, Senior Advice and Partnerships Manager for the Woodland Trust.

Dear xxxxx

Your e-mail has been passed to me for my attention.

We are aware of Highland Titles and their web-site regarding their Diamond Jubilee Wood.

I did visit the site in October 2011 following an enquiry by the owner about the suitability of the site as a Diamond Jubilee Wood as part of the Woodland Trust’s UK Jubilee Woods project.

We did not approve the site as a Diamond Jubilee wood candidate on the grounds of area (the possible planting areas identified as suitable for native tree species was less than our required 60 acres) and the limited people engagement opportunities during the establishment stage on the site.  Following us turning this Diamond Jubilee Woodland proposal down we have had no further correspondence with the owners or their local agent.

For clarification, we are not endorsing this site - this is a project entirely separate from our own Woodland Trust Jubilee Woods project.

With regards

Andrew Campbell
Senior Advice and Partnerships Manager

In this newsletter (*** see note at foot) Highland Titles claimed that they were in "partnership with the Jubilee Wood project for The Woodland Trust". This is clearly misleading as the Woodland Trust did not approve the project. Even though they were rejected as being unsuitable, they still claimed to be a part of the Woodland Trust Jubilee Wood project!

If Highland Titles Glencoe Estates are actually planting this wood on Keil Hill, they are doing so without advice given by the experts at the Woodland Trust.

Which must also bring into question the suitability of the site for all the other trees they claim to be planting. If the Woodland Trust could not find 60 acres suitable for the planting of native species of trees, where then are they planting the thousands of trees every year they are claiming?

Readers may also be interested in this blog post.

*** The text in this newsletter has been altered recently. I will put up a link to the original which I have a copy of when I find somewhere to put it and the time to put it there. Thanks to this forum thread for alerting me to this fact http://www.scots-titles.com/forum/fake-scots-titles-exposed-group3/scots-title-reseller-scams-forum12/scottish-highland-titles-no-longer-trading-thread6.52#postid-934

Original Highland Titles newsletter text reads:
"Highland Titles is proud to announce a new partnership with the Jubilee Wood project for the Woodland Trust"

Altered Highland Titles newsletter text reads:
"Highland Titles is proud to announce a new project; creating a Diamond Jubilee Wood with advice from the Woodland Trust"

UPDATE 26/08/2012

The text on the diamondjubileewood.com website has now also changed and so has the story. It now reads:

"Highland Titles acknowledges the valuable support given by the Woodland Trust during their visit to Keil Hill to inspect the site with us in 2011. The Woodland Trust confirmed that the land was entirely suitable for planting, but that as only 50 acres of the proposed new 60 acre wood would be newly planted (the other 10 acres being existing larch woodland and birch) we would not qualify to be included in their Diamond Woods scheme"

Andrew Campbell of the Woodland Trust denies having ever indicated that the land is suitable for planting, either in part or as a whole.

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I have a lot more evidence suggesting dishonest and unethical business practices by several souvenir plot / title vendors which I have not published.. If you are a bona fide journalist or Government department with an interest in investigating this business and would like access to that evidence, please get in touch with me by using the email address on the right or sending me a comment marked "confidential", I will not publish comments so marked

Highland Titles Glencoe Estates Nature Reserve Location

The location of the Highland Titles Glencoe Estates Nature Reserve that they said they acquired in 2011 seems to have moved! They changed their "we are green" web page to say that the land had merely been leased and that it is located at Ardsheal Hill. This lease is said to expire in 2012.

The original location text was given in this extract of their website taken on 03/07/2012.

"Fund raising in 2011 has enabled us to realise the dream of acquiring a 500 acre tract of land close to Glencoe Wood and wholly within the Glen Etive and Glen Fyne Special Protection Area"

And from an email enquiry the following directions were given to the site.

"The Nature Reserve is signed posted once you are in Glencoe Wood, it is basically across the stream on the opposite side to our plots within the Conservation area."

Now the location is given as Ardsheal Hill as per this extract from their website on 04/07/2012

"This protected area, known as the Highland Titles Nature Reserve, is a large predominantly upland site known as Ardsheal Hill"

Ardsheal Hill is approximately 5 miles from Highland Titles' original Glencoe Wood, so how one would access it from that Glencoe Wood by merely crossing a stream I have no idea!

How can the same bit of land be in two different places at the same time!!

It also appears that this land was merely leased, but I can find no reference to any work done on it during the lease term or what might have happened had they not leased it. Golden Eagles in this area were already protected in Scottish law by Scottish National Heritage via the Glen Etive And Glen Fyne Protection Area. There would seem therefore little point in leasing it to protect Golden Eagles, as they were already protected by law on the Ardsheal Hill site anyway.

I don't know about you, but I certainly think there is some deception going on here! Is anybody thinking the same as me that another Glencoe Wood might appear near Ardsheal Hill?

Highland Titles Glencoe Estates Conservation Scam?

What can you do about it if you were to discover that Highland Titles Glencoe Estates are not carrying out the conservation work that you expected? In a two words .... not much!

Here is how it works ......

When you buy a plot of land in Scotland from Highland Titles you enter into a contract to buy that plot of land and the documents that go with it, nothing else. That contract makes no mention of any promises to do anything else, you are not buying a promise to do any conservation work. As they have supplied the land and documents their part of the contract is now fulfilled and as you have paid for it so is your part, that is the end of obligation on both parties.

So if Highland Titles Glencoe Estates do not do the conservation work that you thought they were going to do, their is little you can do about it as the contract is fulfilled, you suffer no material loss as you have your land, so you have no claim.

When it comes to the conservation work that they supposedly do, it is literally a case of "Buyer Beware". They have no contract with buyers to do any conservation work, and can even should they choose to do so mislead, and say they have done work which they have not done. Legally there is little you could do about it as you have suffered no material loss.

Highland Titles Glencoe Estates are not a conservation company, they do not sell conservation. As they say themselves on the home page of their website "We only sell plots of land ."

Highland Titles Glencoe Estates as far as I am aware produce very little in the way of details of conservation work they have actually completed. Oh they have done some, but exactly how much, nobody with the exception of themselves seems to know. They do not produce yearly figures detailing for instance numbers of trees planted, locations of planted trees, yards of paths built and to what standard. They publish no figures that I can find detailing their annual income or expenditure on conservation work, making it difficult for anyone to satisfy themselves that a reasonable amount of revenue is actually being spent on conservation work.

If I go to the website of a reputable conservation charity like the Woodland Trust, I can find out pretty much everything they have been doing with locations and figures, and indeed get a copy of their annual accounts. With Highland Titles when I go to their website looking for specific numbers and locations I find ...... virtually nothing.

Is it not strange that a company who claims to be doing so much conservation works seems to have no interest in publishing exact details of their work to date, and let people know what percentage of income is actually spent on that work? You'd have to wonder if they might have something to hide?

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I have a lot more evidence suggesting dishonest and unethical business practices by several souvenir plot / title vendors which I have not published.. If you are a bona fide journalist or Government department with an interest in investigating this business and would like access to that evidence, please get in touch with me by using the email address on the right or sending me a comment marked "confidential", I will not publish comments so marked

Can I Put My Highland Titles - Glencoe Estates Title On A UK Driving License?

This was included in another post in shortened form but I think it is worth repeating in full on a post of its own.

Highland Titles - Glencoe Estates suggest that you may be able put a title such as Lord or Lady on a UK driving license after buying one of their plots, this is not the case. If you want to find out it is an easy task to just ask the people that actually issue driving licences in the UK, the Driving And Vehicle License Agency (DVLA). An information request asking if there is a policy for titles on driving licenses was duly made to the DVLA, here is their reply.


TITLE CODES
When inputting any transaction we have to include a title, to do this we key in a
number rather than the actual title. Below is a list of the title codes: -
1 - Mr
2 - Mrs
3 - Miss
4 - Female with no prefix e.g. Jane Jones
5 - Male with no prefix e.g. David Jones
6 - Female with a different title to number 2 and 3 e.g. Dr, Lady or Ms
7 - Male with a different title to number 1 e.g. Dr, Rev or Sir
8 - Female without a surname e.g. Lady Clydach or Duchess of Swansea
9 - Male without surname e.g. Lord Pontardawe or Duke of Swansea

· If someone wants to be known by an alias use:
Code 8 for Female
Code 9 for Male

The alias must be entered in the TITLE field, not the surname and forename fields.

· When someone quotes distinction letters after their name, enter the surname as
usual followed by a comma and then the distinction.
E.g. Jones, SRN
Davies, MBE

· Service titles should be entered the same way as civilian titles :
E.g. Code 6 (female) - Brigadier
Code 7 (male) - Major


HEREDITARY AND CONFERRED TITLES
· If the applicant is found in “Who’s Who” or “Debretts”, or submits satisfactory
evidence of entitlement to a hereditary or conferred title, the application should be
keyed following the general rules for all title codes.

· Staff are reminded, however, that when keying title codes 8 or 9 the full title and
requested name must be entered. These codes will suppress all other personal
details used to create the Driver Number.

· Always DAM the licence back to check that the licence has been produced in the
correct format.

BOUGHT TITLES
When a Title deed is received requesting a change of title e.g. “Mr” to
“Lord”, a check of “Who’s Who” (held on some Input teams and Business
Support) or “Debretts” (held in Open Resource Centre, A Block) must be
undertaken. This will establish whether the title has been ‘bought’ or has
been obtained as a genuine title. If a title cannot be located in either
publication it is safe to assume it has been ‘bought’. In such cases the
application must be rejected for a Deed Poll or Statutory Declaration as
evidence of a change of name.

· ‘Bought’ titles do not give rights to a spouse. For example a female applicant
could not claim the title of “Lady” on the strength of her husband buying a title in
his name only. She must submit a Deed Poll either in her own name or as part of
a joint title.

· The applicant should be advised that we are following the practice of the UK
Passport Agency in doing this and consequently, our procedures are subject to
change in the future

· The bought title (Lord, Baron etc) should form the first forename. The title code 4
or 5 should be used to suppress any other title.

· DAM the licence back to check.

So there you are, that is the official line from the DVLA, unless you are in Who's Who or Debretts you cannot have you title put on a UK driving license as a title. The fake titles sold by Highland Titles will not get you into either of those reference books. If you were set on having a Lord Lady or Laird title on your driving license you might be in for a disappointment.

This is yet another example of misinformation supplied by the Highland Titles scam to try to persuade trusting people to part with their hard earned money, please please please don't fall for it.

Highland Titles - Previous Incarnations

When I do searches for information regarding the people behind Highland Titles it seems that nobody has anything good to say about them except themselves. These are some bits and pieces I've come across, it seems they have upset a lot of people before now, here is what others have to say.

This  blog post describes some of the other dubious enterprises used by the people behind Highland Titles to dupe members of the public out of their money - https://theanatomyofascam.wordpress.com

From the Daily Mirror - http://www.mirror.co.uk/opinion/money-opinion/p-s-investigates/fee-or-free-telephone-preference-opt-out-282769

"There's the ­Telephone ­Preference Service, run by the Direct Marketing Association, where at no cost you can register your phone number to stop unwanted sales calls.

Then there's Telephone Preference Register's website, www.telephonepreference.org.uk, which sounds official but isn't and wants £9.99 to add you to its opt-out list.

It has just been ruled misleading by the ­Advertising Standards Authority for "leading users to infer it was a Government service".

It gives a mailbox address in London but the site is registered to the Channel Islands in the name of Lochaber ­Highland Estates Ltd.

It's linked to Peter Bevis, 56, who made a packet selling tiny parcels of Scottish woodland, Laird and Lady titles."

From a thread in a fishing forum at - http://www.maggotdrowning.com/forum/topic.asp?TOPIC_ID=124324&whichpage=2

 "I get the impression that posters to this thread would like to know who has - in common sense, if not strictly legal terms - defrauded them and I think I can help. Apologies in advance for the rather long posting however.

Internet investigation by me using the Data Protection registration number quoted by the fraudulent website (Z2497964) reveals that the ‘company’ behind it is indeed called Universal Check Services, of Office 1, 26 Cleveland Road, South Woodford, London, E18 2AN. This also aligns with what is on the Information Commissioner’s Office register, but this also states that the Data Controller is QUALITY DESIGN (CI) LIMITED whose address is PO Box 140, GG, Alderney GY9 3HA, Guernsey (Note: a GY9 postcode indicates Alderney). Some further searching turns up a now defunct web site stating that Quality Design (CI) Limited is registered in Alderney as Company Number 1712.

The people behind Quality Design (CI) Limited are a Dr. Peter Bevis (full name believed to be Peter John Robert Bevis) and his daughter Laura Miriam Bevis. Peter Bevis, a former academic biologist within the Division of Endocrinology and Metabolism at Mount Sinai School of Medicine, New York is a Director of Lochaber Highland Estates Ltd. which sells very small plots of land in Scotland on the basis that the new owners can then call themselves a 'Laird'. Dr. Bevis is either married to or partnered with a Helen McGregor, apparently a former barrister with the Crown Prosecution Service whose legal advice is no doubt invaluable in ensuring that the risk of the family’s activities resulting in prosecution is minimal."

From thefreelibrary - http://www.thefreelibrary.com/Laird+title+sell-off+'a+bit+fishy'.-a0160995732

"A LANDOWNER is selling off an aristocratic title to anyone who pays pounds 20 for a square foot of his estate.

On auction site eBay, Dr Peter Bevis also promises the right to catch salmon in his Highland grounds.

He writes: "Can you imagine your friends' faces when you tell them they must call you Lord 'Whatever' of Lochaber?"

But the angling rights have been called worthless as no mature salmon can leap the Monessie Falls, a waterfall leading to his 60,000-acre Tulloch estate.

Only juvenile salmon can be found in his stretch of the River Spean - and they are protected by law.

Fishery board member Malcolm Spence QC said: "What Bevis is doing is completely wrong. I think it would be a criminal act to fish above the falls.""

It would seem that the people behind Highland Titles have ruffled a few feathers before.

You can read more about their previous exploits by following these links:
http://highlandtitlesscam.wordpress.com/the-fishing-rod-licence-application-scam/
http://highlandtitlesscam.wordpress.com/telephone-preference-opt-out-scam/

Did Highland Titles Buy Their Land For Conservation?

Highland Titles claim to have originally bought their estate to protect it from development, this claim simply does not hold up to scrutiny. In fact they sell quarter acre and half acre plots of their estate for devlopment purposes. Remember when the people behind Highland Titles called themselves Lochaber Highland Estates? This is what they said then and are still saying now. To quote from one of their own websites

"The Woodland Sites being offered may be suitable for leisure use or some sensitive development. The land is not zoned for development though temporary structures are normally permitted. However, planning permission may be possible in the future and so the plots offer an interesting long term investment"

These plots are situated on Native Scottish Woodland, development of them would result in destruction of much of that woodland, yet Highland Titles who claim to be so interested in conservation are actively encouraging development! Does anybody still believe they are very interested in conservation?

How Much Money Is Left After The Wages Are Paid?

Interestingly on her BBC Radio Guernsey interview Alex Flewitt agreed with Murray Norton that Highland Titles are the biggest employer on Alderney with 26 employees. Yes that is what she said, 26 employees, and that is just on Alderney, presumably there will be some in the UK too, otherwise how is all that "conservation work" getting done?

You might like to think about how much is going to be left over for "conservation work" after paying out the wage bill before making a contribution.

There is no mention of numbers of employees in the UK. There is only one that I know of, John MacDanold their ghillie, and I happen to know he also works for the National Trust for Scotland so he is part time. If it is the case that he is the only UK employee, who is doing all Highland Titles' conservation work?

Lady Alex Flewitt From Highland Titles On BBC Radio Guernsey

Lady Alex Flewitt of Highland Titles was recently on BBC Radio Guernsey being interviewed by Murray Norton. Here are some quotations (in green) from that, and my comments.

Alex Flewitt - "Under Scottish landowners law you can become the Laird Lord or Lady of the land"

There is no Scottish landowners law which states this, this law does not exist, this statement is nonsense, they just made that up. The only Lord and Lady titles available in Scotland are those awarded to peers, Laird is not even a title at all.

Murray Norton - "So what would the title be"
Alex Flewitt - "Laird Of Glencoe"

This would infer (to me anyway) that the land for sale would therefore be in Glencoe, this is not the case. The land sold by Highland Titles in not in Glencoe, it is 15 miles or so from Glencoe in a small patch of land which Highland Titles just called Glencoe Wood, though it had never been known by this name before, and has no connection at all to Glencoe. Laird Of Glencoe is not a genuine title, it is a trademark registered with the IPO by Highland Titles. A company called Lord Titles pulled the same stunt as can be seen in this Advertising Standards Authority ruling. "We also noted the titles Lord of the Manor of Wansley and Lady of the Manor of Wansley were registered as trademarks with the IPO, rather than being genuine titles".

Alex Flewitt - "Did a bit of Australian telly out there and eh we got upgraded straight away first class flights and hotel as soon as they see that title they go a little bit crazy"

This is really quite a serious claim. Firstly, you do not actually have a title, all you have done is changed your name to for instance Lord Of Glencoe, Lord being your first name not your title. Secondly it is illegal in the UK to change your name for the purposes of fraud. Should an airline or hotel offer upgraded services on the basis that you are in fact a real Lord, should you not volunteer the information that you are not really a lord, and that Lord is actually your first name, you could leave yourself open to an accusation of fraud, which is a criminal offense. The UK Home Office advice on this is quite clear as can be seen in this document http://www.homeoffice.gov.uk/publications/agencies-public-bodies/ips/passports-policy-publications/titles-included-in-passports?view=Binary

Quotation from the official UK Home Office Document:
"There are companies that change an individual's name to include a title. Legal advice has been sought on this issue and the Identity and Passport Service (IPS) policy is based on the advice received.
It is clear an individual can call themselves any name they wish providing is not for a fraudulent purpose. However, it is believed there is no legal basis for a person to change their title: e.g. from Mr to Lord. It follows, therefore, that applicants have the right to change their name, for example, from Mr John Smith to Mr Sir John Smith and adopt "Sir" as an additional forename. But they cannot change their title from Mr John Smith to Sir John Smith"

The service offered by Highland Titles is merely a change of name service and does not confer a real title. Buyers believing they have a real title could inadvertently leave themselves open to a criminal charge of fraud. Furthermore, suggesting that you can get upgraded services etc. by changing your name, is without doubt an encouragement to buyers to break the law by changing their name for a fraudulent purpose.

Alex Flewitt - "you have your co-ordinates that you can plumb into your sat-nav, come up to the land, and eh go and find your exact square foot"

It is not possible to exactly locate a square foot of land with any commercially available sat-nav receiver. Garmin, a very respected manufacturer of GPS receivers claim an accuracy of 15 meters on average. "Certain atmospheric factors and other sources of error can affect the accuracy of GPS receivers. Garmin® GPS receivers are accurate to within 15 meters on average."(http://www8.garmin.com/aboutGPS/).

Alex Flewitt - "We've got 19 pairs of golden eagles that reside on the land"

19 pairs of golden eagles could not possibly reside on 750 acres of land, the idea is utterly preposterous. There are only 19 pairs of golden eagles residing in the whole of the Scottish National Heritage Glen Etive And Loch Fyne Special Protection Area which covers a vast area from Glen Kinglas in the south to Appin in the north. http://www.snh.org.uk/pdfs/strategy/GEConsult/5.5A-GLENETIVEGLENFYNECASE-B437685.pdf map at http://www.snh.gov.uk/docs/B722753.pdf

Murray Norton - "Can I change the passport"
Alex Flewitt - "Anything that has your previous title on it is fine"

This is misinformation and it needs to be absolutely clear that according to the Home Office you cannot put a title that you do not have on a UK Passport. The Home Office advice on this is again very clear as taken from the following document, http://www.homeoffice.gov.uk/publications/agencies-public-bodies/ips/passports-policy-publications/titles-included-in-passports?view=Binary

Quotation from the official UK Home Office Document:
"There are companies that change an individual's name to include a title. Legal advice has been sought on this issue and the Identity and Passport Service (IPS) policy is based on the advice received.

It is clear an individual can call themselves any name they wish providing is not for a fraudulent purpose. However, it is believed there is no legal basis for a person to change their title: e.g. from Mr to Lord. It follows, therefore, that applicants have the right to change their name, for example, from Mr John Smith to Mr Sir John Smith and adopt "Sir" as an additional forename. But they cannot change their title from Mr John Smith to Sir John Smith.

As there is a right for an applicant to change their name by deed poll, the presumed title can appear on the personal details page of the passport as a forename with an observation being entered relating to the name change. An observation is required in any case where there is the potential for any name change to mislead; this includes reference to a title and to maintain the integrity of the passport.
In cases where an applicant has adopted a description of a title of nobility as a forename the observation to be entered is:
• THE REFERENCE TO .............................................. IS TO THE HOLDER'S NAME AND NOT TO THE HOLDER'S TITLE.(e.g. LORD; SIR; BARON; ETC.)

This observation should automatically be placed in the passport of any such applicant and there is no need to contact them unless the application form is completed in a way that indicates the customer believes they are applying for a change of title rather than of name. In these circumstances the applicant should be advised of how the data will be displayed in the passport and of the observation that will be entered in the document.

The above observation should also be used in all renewal applications where the children's and adult's birth names are similarly misleading, for example where names on birth certificates are registered as Princess, Prince, Earl, Duke, etc."

Highland Titles Nature Reserve

Highland Titles on their website on the "we are green" page, claim to have recently acquired a 500 acre plot of land using profits, and have set up the Highland Titles Nature Reserve. There is no location given, no map provided showing the location, no disclosure of how much it cost. I have asked organisations like Scottish National Heritage and Visit Scotland if they have ever heard of it, nobody I have contacted has.

The only clue as to the location is that it is near they place they called Glencoe Wood near Duror, and within the Scottish National Heritage Glen Etive and Glen Fyne Special Protection Area. The Glen Etive and Glen Fyne Special Protection Area is vast, covering huge areas of land between Glen Kinglas in the south to Appin in the north. In short, I can't find where it actually is!

An email enquiring as to the whereabouts of the nature reserve got this response.

"The Nature Reserve is sign posted once you are in Glencoe Wood, it is basically across the stream on the opposite side to our plots within the Conservation area."

I could be wrong as I have not enquired with the Scottish Land Registry to find the owner, but I don't think they own or lease the land indicated by the above directions.

What exactly is in the Highland Titles Nature Reserve? I don't know and they are not saying, little information is given on their website.
Here is what I suspect, I can't prove it but I can speculate. I think they did not buy any land, and have said so to try to account for the money they are supposed to be spending on conservation projects. I think that as of this date, the Highland Titles Nature Reserve does not exist on any new land they have purchased.

As always, if I'm wrong and you can point me to where it is, or prove they did actually buy the land, I'll be very happy to report it here.

Scotland On Sunday Highland Titles Comment

There was an article in the newspaper Scotland On Sunday (The Scotsman) a couple of weeks back titled "£30 Title to Lord it over Glencoe". One of the comments has caught my attention, I thought it quite amusing, to the point, and worth repeating here.

Saturday, February 25, 2012 at 11:06 AM

I might have agreed that it is just a bit of fun had Highland Titles not misdescribed what is on offer. Here's how I see it. If I saw a fully restored vintage Rolls Royce for sale and went to view it only to find it was actually a rusty old Ford Escort that had Rolls Royce badges stuck on it and the restoration work was a cardboard and body filler job and a bad re-spray, I'd fail to see the fun side of it. An explanation by the seller that it was just a bit of fun, would not really make me feel any better about wasting my time going to see it.

That's what Highland Titles have done, picked a vintage Rolls Royce location, Glencoe, and stuck Glencoe badges on their rusty old Ford Escort location by calling it Glencoe Wood. When I buy a car I want to view it personally before parting with cash, when folks in Australia, USA, or wherever buy a plot of land from Highland Titles they don't have an opportunity to view before buying, they take it on trust that the item is as described. Now people are finding out that what is on offer is not as described they are quite rightly getting upset about it, their trust had been betrayed. Highland Titles have misdescribed the product, have been caught out in the lie that the land they sell was actually in Glencoe, and people are complaning about the deception, simple, and in my opinion quite understandable.

Quite well put I thought!

Finding Your Highland Titles Glencoe Estates Plot

Highland Titles claim you can find your plot of land just by using an Ordnance Survey map. Like a lot of the information given by Higland Titles, this does not I think bear close scrutiny. Quite simply, Ordnance Survey maps, good as they are, are not accurate enough to be able to accurately locate a square foot of ground, this can be demonstrated using accuracy figures from Ordnance Survey themselves.

Scale and method of original survey		Expected Relative Accuracy at differing confidence levels
		68%	95%	99%
1:1250 scale	Maps surveyed at 1:1250 scale using instrumental methods to provide a framework of controlling detail.	±0.4m	±0.8m	±1.0m
1:2500 scale resurvey/ reformed	Maps surveyed at 1:2500 scale using instrumental methods to provide a framework of controlling detail.	±0.9m	±1.8m	±2.3m
1:2500 scale overhaul	Maps originally recompiled from pre-1946 County Series mapping.	±1.2m	±2.3m	±3.0m
1:10,000 scale *	Maps surveyed at 1:10000 scale using instrumental methods to provide a framework of controlling detail.	±3.5m	±6.7m	±8.8m

* Some generalisation of detail does occur for cartographic reasons on 1:10,000 mapping therefore some points of detail may appear to be less accurate than these standards.

The large scale 1:1250 scale map can only produce an accuracy of plus or minus 1 metre at 99% confidence level. The best 1:2500 scale map can only produce accuracy of plus or minus 2.3 metres at 99% confidence level. I would say it is not therefore possible to locate a 1 square foot plot using an Ordnance Survey map.

The Keeper of the Registers of Scotland seems to agree that the land cannot be found using an Ordnance Survey Map. “The Keeper of the Registers of Scotland cannot accept applications for registration in the land register for land not sufficiently described to allow it to be identified on the Ordnance Survey Map.”

How about GPS, surely that would locate a plot? Again when we examine the accuracy of commercially available GPS systems we find that the accuracy is not sufficient. Garmin, a very respected manufacturer of GPS receivers claim an accuracy of 15 metres on average. "Certain atmospheric factors and other sources of error can affect the accuracy of GPS receivers. Garmin® GPS receivers are accurate to within 15 meters on average."(http://www8.garmin.com/aboutGPS/). Not accurate enough to positively locate a square foot of ground then.

I have no idea how you could possibly locate your square foot of ground, if anybody does please get in touch and let me know, I'd be very interested to find out, and will correct this post if it is a valid method.

Highland Titles Scam - Souvenir Land Plot Ownership In Scotland

Is the land you bought from souvenir plot vendors like Highland Titles actually even yours? That seems like a very simple question, but in reality it is not. You paid your money they sent you a document saying the land was yours so it must be right? Well, in the case of land sales in Scotland, not necessarily.

In Scotland the standard practice for property sales is for the sale of property to be recorded in the Scottish Land Register, the sale not being considered complete until this is done. Small plots like souvenir plots cannot be thus registered. "In accordance with Section 4b of the Registration of Land (Scotland) Act (1979) will not record “a piece of land ……… of inconsiderable size or no practical utility".

These small souvenir plots cannot be registered in the Scottish Land Registry. Inability to register a souvenir plot means that the purchaser can only get a personal right of ownership. He or she cannot get a real right protected by the state guarantee that underpins a registered title. There is no true purchase involved as no title can be obtained to the plot of land.

Should the vendor you bought the personal right of ownership from go out of business, it is very unlikely you would be able to re-claim the land, and I can see no reason why it could not be sold to a third party. This may be of little consequence to the one square foot owners as the loss would be small, but those with larger plots which can cost a considerable amount, might not be terribly happy

A Scottish Land Commission Report On Land Registration (Scot Law Com No. 222)

Paragraph 12.82 of Report 222

 "There are businesses that offer for sale small plots of land in remoter areas of Scotland, usually accompanied by the promise that buyers will be "entitled" to call themselves "lairds". Plot sizes vary but may be one square metre or even less. Usually buyers are assured that they will acquire ownership of the plot, though in the advertisements we have seen there is no explanation of how that could happen given the terms of the 1979 Act, discussed in the next paragraph. The websites sometimes show the type of deed that a buyer will receive. The style used is generally English or American."

Paragraph 12.83 of Report 222

"Section 4(2)(b) of the 1979 Act forbids the Keeper to accept souvenir plots for registration in the Land Register. Even if the land were unregistered, a conveyance of a souvenir plot could not be recorded in the Register of Sasines, because it would be a conveyance for value. Accordingly it is difficult to see how customers could acquire ownership of souvenir plots. We have seen it suggested that the non-registrability of souvenir plots means that ownership in them passes by simple contract. That is not so.)"

An article from the Register Of Scotland on souvenir plot sales.

"A real right of ownership in land (in the sense of a right that is enforceable against third parties) can only be obtained by registration in the Land Register or by recording a deed in the Register of Sasines as appropriate."

An answer to a question asked in the Scottish Parliament by Mike Russell about Scottish souvenir land plot sales.

"The position of the Scottish Executive on the purported sale of souvenir plots is reflected in the terms of the above mentioned legislation. The Executive would advise that any individuals participating in transactions of this nature should be aware that there is no true purchase involved as no title can be obtained to the plot of land."

An article on Scottish souvenir plot ownership by Halliday Campbell Scottish solicitors.

"So, the argument that says you don't need to register title to a souvenir plot is at best disingenuous. It's not that you don't need to: you just can't. So, you can't “own” the plot and someone who subsequently buys the entire estate may register their title and leave you with only a personal right against those who sold to you."

This article in The Journal, the magazine of the Law Society Of Scotland is also of interest.

If you bought a souvenir plot of land in Scotland and was led to believe you were buying the real right of ownership of that land by the seller, you've been conned, ask for your money back.

You might also want to read this post on Laird Lord and Lady titles.

Highland Titles / Lochaber Highland Estates Website Change

I see Lochaber Highland Estates / Highland Titles have changed their highlandtitles.com website. Buried deep in the FAQ page it now says the land they sell is not actually in Glencoe.

That of course will be of little comfort to all those who bought a plot thinking it was actually in Glencoe. I'd expect a lot of customers from Australia, USA, and Canada might have been caught out thinking the plots are actually in Glencoe, as they are unlikely to know the area.

No they don't put it anywhere obvious, you have to really look for it. If someone had not pointed it out to me I'd never have noticed.

They also say there is a wood in Glencoe called Glencoe Wood, I don't know Glencoe that well but have never heard of it, so I phoned my friend Roddy, he was brought up in Glencoe. He is sure there is nowhere called Glencoe Wood in Glencoe. Roddy called his dad, Roddy's dad was born in Glencoe and has never left, he's 74 and sharp as a pin. He has never heard of Glencoe Wood in Glencoe. So for whatever reason I'd recon they just made that up!

So be aware folks, the plots sold by Lochaber Highland Estates (CI) Limited / Highland Titles never have been, and to date, still are not in Glencoe. Oh they do try hard to make folks believe they are, but they are not!

Get A Free Plot Of Land In Scotland! Why Buy A Fake Title

Instead of paying the likes of Highland Titles Glencoe Estates, Lochaber Highland Estates, Scottish Titles or any other dubious people money for a personal right (souvenir land plots in Scotland cannot be properly owned) to a tiny square of land, get a bit of land for free!

Buy a bottle of Laphroig whisky and they will give you a free lifetime lease on square foot of land in Scotland, yes it's true!
http://www.laphroaig.com/friends/registration/CodeCheck.aspx
http://www.laphroaig.com/friends/login.aspx?ReturnUrl=%2ffriends%2fplots

And here is what you get
http://scotchaddict.com/my-lifetime-lease-on-a-square-foot-of-islay.html

Sounds like a deal to me, the whisky is very good (trust me here I know what I'm talking about :-)), and you get a free plot of land.

Why actually buy a personal right to a worthless plot of land when you can get one for free??

No they don't claim you can call yourself a Laird, Lord, Lady or any of that nonsense, who buys a plot of land and actually really does that anyway? Though if you must you can do that for free too, just follow the guidelines here you don't even need any land to legally change your name in Scotland.

They don't even claim to do conservation work then don't do any!

So to all our friends in Australia, USA, Canada, and the rest of the world .... why are you waiting!!