These Terms of Service govern your use of the website at https://www.nicollrockwellranch.buzz and the ranch services offered by NICOLL ROCKWELL RANCH HOLDINGS LLC. By using the website, contacting the ranch office, or engaging the ranch for work, you agree to these terms. If you do not agree, please do not use the website or engage the services.
Where a signed lease, consignment agreement or written service scope has been agreed for a particular matter, that document governs that matter and these terms apply in addition. If the two conflict, the signed document controls for the specific work it covers. Nothing on this website is an offer capable of acceptance on its own; every engagement begins with a written scope from the office.
NICOLL ROCKWELL RANCH HOLDINGS LLC is a ranch and grazing operation with its office at 548 S 1040 W, American Fork - 84003-4456, United States (US). The company provides grazing lease management, stock sales and listings, feed program planning, fence and corral maintenance, land stewardship plans and auction day coordination.
The office email address is ranch@nicollrockwellranch.buzz and the telephone number is +17746546975. The office is open Monday to Friday from 8am to 5pm, with Saturday hours by arrangement during sale weeks.
The website is provided so that landowners, livestock owners and buyers can learn about the ranch and make contact. You may read the pages, print them for your own reference, and share links to them. You may not copy the content into another website, republish it as your own, or use it to build a competing service without written permission from the ranch.
You agree to use the website lawfully and in a way that does not interfere with its operation. You must not attempt to gain unauthorised access to the server, introduce malicious code, probe for vulnerabilities, or send automated requests that place an unreasonable load on the site. The ranch may suspend access where it reasonably believes the site is being misused.
An engagement begins when you contact the office and the ranch confirms in writing that it will take on the work. Enquiries, estimates given on the telephone and descriptions on this website are invitations to discuss a project, not a binding commitment. The ranch may decline work where the property, the animals or the timing do not allow it to be done properly.
You agree to provide accurate information about the ground, the stock and the history of the property. A grazing or handling plan depends on knowing what has happened on the land before the ranch arrived. If information later proves to be wrong in a way that affects the work, the ranch may revise the scope and the fee.
You confirm that you are entitled to authorise the work, either as the owner of the property or animals or as an agent with written authority. If you are acting for an owner, you agree to keep that authority available for inspection if requested.
Each engagement is described in a written scope that names the work, the schedule and the fee. The scope is short enough to read in one sitting and specific enough to settle a disagreement later. A fee given in conversation is provisional until the scope is issued and accepted.
Work outside the agreed scope requires a revised scope before it begins, except where an urgent repair is needed to prevent injury to animals or damage to property. In that case the ranch may act first and confirm the cost with you within one business day. Estimates of weight, yield or sale price are always described as estimates and never as guarantees.
A grazing lease prepared by the ranch sets out the ground, the watering points, the stocking rate, the turnout date and the conditions under which stock will be removed early. The lease is drafted against the actual condition of the pasture and the class of stock involved. Stocking rates are based on the grass that is there, not on an optimistic reading of the season.
The lessee is responsible for providing stock that is healthy, lawfully branded or tagged, and free of disease. The ranch may refuse entry to animals that appear unfit, and may require a veterinary opinion before a pen is occupied. If a pasture needs rest before its scheduled close, the ranch will move stock early and explain the reason in writing; the lease will state how that event affects the fee.
The ranch rides the lease on a set interval and records grass height, water condition and gate state. You are entitled to those notes for your property. Damage caused by a third party, extreme weather or an event beyond reasonable control is reported to you promptly rather than absorbed silently.
Consigning animals for sale through the ranch means agreeing to the sequence of weighing, description, photography, paperwork and listing. You agree to provide accurate brand, tag, health and treatment records, including any withdrawal period that applies. An animal with an undisclosed condition that affects its fitness for sale may be withdrawn and the consignor will bear the cost of its care.
The ranch describes animals honestly, including faults, because a buyer who arrives to find a surprise does not return. The ranch does not promise a sale price, a minimum bid or a particular buyer. Where an animal fails to meet its reserve and the consignor has set one in writing, the animal may be returned or re-offered as the consignor directs.
Commission, yard costs and any other charges are stated on the statement of account. Net proceeds are paid after settlement clears. The ranch may withhold payment where ownership is in dispute or where a health or documentation issue has not been resolved.
Feed plans are built on a forage test of the hay actually in the stack and on body condition scoring of the herd. The ranch provides a written ration, a feeding order and review dates. You remain responsible for the daily feeding unless a separate agreement places that work with the ranch.
Feed values vary between loads and between seasons. A plan that is right in November may need adjustment in January, and the ranch will recommend changes when the evidence calls for them. The ranch is not responsible for losses arising from a failure to follow the written plan, from a change in the feed supply without notice, or from a weather event that no reasonable plan could anticipate.
Fence and corral work is carried out to a standard that keeps stock contained and hands safe. The ranch walks lines quarterly and after significant wind, resets posts, retensions wire and replaces what cannot be saved. Gates are hung so that they swing on one finger and latch on the first attempt.
You agree to disclose the location of buried services, water lines and any known hazard on the property before work begins. The ranch will take reasonable care around them but cannot be responsible for damage to a service that was not identified. Where a repair cannot be completed before a pen is used, the pen will be kept empty until it is safe.
A stewardship plan is a written document that describes rest rotations, watering improvements and simple measures that can be checked each year. It belongs to the landowner and may be used or adapted by the owner without further fee. The plan reflects the condition of the land at the time it is written and is not a warranty of future productivity.
The ranch may ask to visit the ground at the close of a season to see how the plan performed. Observations gathered during those visits may be used in aggregate for the ranch own improvement, but the details of your property will not be published and will not be shared with another client.
On sale day the ranch takes responsibility for penning consignments by lot, checking paperwork at the gate, confirming that animals match their cards, keeping the alley clear and reconciling the numbers after the last lot sells. The ranch does not act as the auctioneer, the sale barn or the settlement agent unless a separate written agreement says so.
The seller remains responsible for the accuracy of the information supplied for the lot card. The ranch will correct a discrepancy before bidding opens where it is able to do so. Settlement timing is governed by the sale facility and is outside the control of the ranch.
Fees are set out in the written scope. Invoices are issued at the intervals stated in the scope, and payment is due within the period shown on the invoice. Where a deposit is required, work begins after the deposit has cleared. The ranch may charge interest on overdue amounts at the rate stated in the scope or, where none is stated, at the maximum permitted by applicable law.
Expenses reasonably incurred on your behalf, such as forage testing, veterinary attendance or equipment hire, are passed through at cost unless the scope states otherwise. The ranch will seek your approval before incurring a significant expense that is not already described in the scope.
Working with livestock carries inherent risk. Animals can behave unpredictably even when handled carefully, and weather, disease and market conditions are outside the control of the ranch. The ranch manages those risks with established handling practices, routine inspection and honest reporting, but it cannot remove them entirely.
Unless a separate written agreement provides otherwise, each party is responsible for its own property. The ranch maintains insurance appropriate to its operations, and will provide evidence of cover on request. You agree to maintain insurance for your own animals and property and to notify the ranch of any incident promptly so that it can be recorded while the facts are fresh.
Visitors are welcome at 548 S 1040 W, American Fork - 84003-4456, United States (US) by appointment. The corral is a working area with moving animals, heavy gates and uneven ground. You enter at your own risk and agree to follow the instructions of ranch staff at all times.
Bring closed boots, leave dogs at home, and keep children close and supervised. Do not enter a pen, open a gate or approach an animal without permission. Call ahead if you are towing a trailer so that the alley can be kept clear. The ranch may ask a visitor to leave where behaviour creates a risk to people, animals or the work in progress.
The text, layout, graphics and code of this website belong to NICOLL ROCKWELL RANCH HOLDINGS LLC and are protected by copyright and other laws. The company name and the brand marks of the ranch may not be used in a way that suggests an endorsement, partnership or affiliation that does not exist.
Written plans, scopes and reports prepared for a client may be used by that client for the property and the purpose they describe. They may not be resold or republished as a commercial product. Any third party material quoted on this website remains the property of its owner.
You must not use the website or the ranch services to break the law, to interfere with the safety of animals or people, to submit false information about ownership, health or brand records, or to obtain services by deception. You must not use the contact form to send unlawful, threatening or abusive material, or to distribute unsolicited advertising.
You must not attempt to copy, scrape or republish the website content at scale, and you must not use automated tools to submit the contact form. The ranch may report serious misuse to the relevant authorities and may refuse future service.
The website is provided as it stands. The ranch takes care to keep the information accurate but does not warrant that every page is complete, current or free of error. Service descriptions on the website are general and are superseded by the written scope for any particular engagement.
Estimates of weight, yield, grazing capacity and sale price are made in good faith and are not guarantees. To the fullest extent permitted by law, the ranch disclaims implied warranties that are not expressly stated in a signed agreement. Nothing in these terms limits a warranty that cannot lawfully be excluded.
To the fullest extent permitted by law, the ranch is not liable for indirect, incidental, special or consequential loss, including loss of profit, loss of market opportunity or loss of goodwill, arising from the use of this website or from a ranch service. Where liability cannot be excluded, it is limited to the fee paid for the specific service giving rise to the claim.
Nothing in these terms excludes or limits liability for fraud, for death or personal injury caused by negligence, or for any other liability that cannot lawfully be excluded. If a court finds part of this section unenforceable, the remaining parts continue to apply.
You agree to indemnify the ranch against claims, losses and reasonable costs arising from information you supplied that proved to be false or misleading, from your failure to disclose a hazard on your property, from a breach of these terms, or from the acts of a person you brought onto the ranch site. This indemnity does not apply to the extent that the loss was caused by the negligence of the ranch.
The ranch will notify you promptly of any claim it becomes aware of and will allow you a reasonable opportunity to take part in the response. A settlement that admits fault on your part requires your consent.
The ranch may suspend or end access to the website, or decline to continue a service, where these terms are breached, where safety requires it, or where an invoice remains unpaid after reasonable notice. Where a lease or service is ended early, the parties will settle the work completed up to that point and any costs already committed.
You may end an engagement by written notice to the office. Fees for work already carried out and expenses already incurred remain payable. Clauses that by their nature should survive termination, including those on intellectual property, disclaimers, liability and governing law, continue to apply.
These terms are governed by the laws of the State of Utah and the applicable federal laws of the United States, without regard to conflict of law rules. The parties will first attempt to resolve any dispute through good faith discussion at the ranch office, which is often enough to settle a question about weights, dates or fees.
If discussion does not resolve the matter, the parties agree to the jurisdiction of the courts of Utah County, Utah, unless a signed agreement provides for another forum. Before beginning formal proceedings, the parties will consider mediation, which is faster and less expensive than litigation for the kind of disagreement a ranch engagement usually produces.
The ranch may update these terms when its services or the law change. The effective date at the top of the page shows when the current version took effect. Where a change is material, it will be described on this page and, where appropriate, noted in a direct message to clients with a current agreement.
Continuing to use the website after a change takes effect means that you accept the updated terms. A signed scope is governed by the version of these terms in force when it was accepted, unless the scope says otherwise.
Questions about these terms should be sent to NICOLL ROCKWELL RANCH HOLDINGS LLC at 548 S 1040 W, American Fork - 84003-4456, United States (US). The office email is ranch@nicollrockwellranch.buzz and the telephone number is +17746546975. The office answers weekdays from 8am to 5pm.
If a question relates to a specific lease, consignment or sale, please quote the reference on the paperwork so that the correct file can be found without delay. A written enquiry receives a written reply.
These terms, together with any signed scope or lease, form the whole agreement between you and the ranch for the subject matter they cover. They replace any earlier discussion or representation on the same subject. If any provision is found to be invalid, the rest continues in force. A delay in enforcing a provision is not a waiver of it.