Asr property auction 20 April 15 full catalogue

HO V TE ENU L R E: US SE LL

property auction Monday 20th April 2015

Venue:

Hotel Russell, Russell Square London WC1B 5BE

Professional Property People

Auctions Central London

Auctions South London

Commercial Property & Professional Services

45 Pont Street Knightsbridge London SW1X 0BD

75 Camberwell Church Street Camberwell, London SE5 8TU

24 High Street Wimbledon Village SW19 5DX

T: 020 7703 4401 F: 020 7708 1981 E: auctions@as-r.co.uk Dx: 35317 Camberwell Green

T: 020 8971 4999 F: 020 8971 4954 E: commercial@as-r.co.uk

T: 020 7808 8530 F: 020 7708 1981 E: auctions@as-r.co.uk

Residential Sales & Lettings Robin Cripp

Jeremy Lamb

robincripp@as-r.co.uk

jeremylamb@as-r.co.uk

John Weatherall

Dominic Smith

johnweatherall@as-r.co.uk

dominicsmith@as-r.co.uk

Marcia Antiedu

Michael Atwood

marciaantiedu@as-r.co.uk

michaelatwood@as-r.co.uk

Jayne Mountain jaynemountain@as-r.co.uk

24 High Street Wimbledon Village SW19 5DX T: 020 8971 6780 F: 020 8946 3683 E: residential@as-r.co.uk 50 Wimbledon Hill Road Wimbledon SW19 7PA T: 020 8971 3800 F: 020 8944 8624 E: residential@as-r.co.uk

Long Hoang longhoang@as-r.co.uk

www.as-r.co.uk

April auction sale Monday 20th April 2015 Comprising 95 lots of residential and commercial property for occupation, investment and development.

Please note start time 12 noon April Venue Hotel Russell, Russell Square, London WC1B 5BE Hotel Russell (side entrance)

Contents Alphabetical index ....................................................................................2 Property type ................................................................................................3 Auctioneers comment ............................................................................5 Auction information ..................................................................................6 Notice to bidders.....................................................................................14 Lots 1-95 ......................................................................................................15 Common auction conditions.............................................................67 Extra conditions ........................................................................................72 Sale memorandum................................................................................73

By order of Affinity Sutton B.M. Samuels Finance Group Plc Chart Property Receivership Hyde Housing Association Mountview Estates Plc LPA Receivers Executors Trustees Public & Private Limited Companies Others

andrew scott robertson is the trading name of Andrews & Robertson (auctions) Ltd Registered Office: 75 Camberwell Church Street, Camberwell, London SE5 8TU. Registered No 3164590 England.

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Alphabetical index

A

G

2

13a Aldis Street Tooting SW17 0RZ

9

57a Alexandra Road Wimbledon SW19 7LB

23

51

63 Marsala Road Lewisham SE13 7AA

77

Crossways House Mayfield Road South Croydon Surrey CR2 0BG

82

33 & 34 Methuen Close Edgware Middlesex HA8 6HA

31

Land adjoining 98 Milton Road Belvedere Kent DA17 5BA

32

Land adjacent to Gaytor Terrace Mulgrave Road Dollis Hill NW10 1BT

92

59a & 59b George Street Taunton Somerset TA2 7DG

Bushey Ruff House Alkham Road Temple Ewell Dover Kent CT16 3EE

93

61a & 61b George Street Taunton Somerset TA2 7DG

56

26 Arsenal Road Eltham SE9 1JU

94

27

28 Austen Close Loughton Essex IG10 3TX

63a & 63b George Street Taunton Somerset TA2 7DG

95

65a & 65b George Street Taunton Somerset TA2 7DG

28

239 & 241 Gipsy Road West Norwood SE27 9QY

N

61

176 Gipsy Road Welling Kent DA16 1JQ

4

81

71 Green Lane Shepperton Middlesex TW17 8DU

80

29 Grove Crescent Kingston upon Thames Surrey KT1 2DG

B 5 75

45 Balham Hill Balham SW12 9DR 41 Beatrice Avenue Streatham SW16 4UW

1

29 Bellew Street Earlsfield SW17 0AD

78

8 Bensham Manor Road Thornton Heath Surrey CR7 7AA

16

50 Border Gardens Shirley Surrey CR0 8LP

34

Land on the southside, 18 Bourne Street Croydon Surrey CR0 1XL

83

64 & 66 Bramshot Avenue Charlton SE7 7JF

52 33

220 Northborough Road Norbury SW16 4BA

P 60

226 Park Crescent Erith Kent DA8 3ED

21

Nightingale Cottage Park Lane Badgers Oak Cranbrook Kent TN17 2SW

41

76 Peckham High Street Peckham SE15 5ED

H 24

Horsgate House Hanlye Lane Cuckfield Haywards Heath West Sussex RH17 5HN

13

20 Penistone Road Streatham SW16 5LU

232 Brownhill Road Catford SE6 1AU

20

72

Site to the rear of 7 Bycullah Road Enfield Middlesex EN2 8EG

5 Weatherhill Cottages Hathersham Close Smallfield Horley Surrey RH6 9JE

Man of Steel Public House Pontfaen Road Newport Gwent NP19 4NW

10

3 Skydec Apartments 28-30 Heathfield Rd Wandsworth SW18 3HP

53

22 Broadmayne Portland Street Walworth SE17 2DS

59

21 Hector Street Plumstead SE18 1QT

79

287 Purley Way Croydon Surrey CR0 4NU

40

230 High Street Bromley Kent BR1 1PQ

C 18

Land rear of 112 Caithness Road Mitcham Surrey CR4 2EW

17

112 Caithness Road Mitcham Surrey CR4 2EW

K

44

142 Camden Road Tunbridge Wells Kent TN1 2QZ

37

16 Kingsway West Wickham Kent BR4 9JF

38

18 Kingsway West Wickham Kent BR4 9JF

68

48-49 (& rear of 46-47) Caves Road St. Leonards on Sea East Sussex TN38 0BY

69

51-52 Caves Road St. Leonards on Sea East Sussex TN38 0BY

L 49

51b Landcroft Road East Dulwich SE22 9LG

25

22

Rendlesham Chatham Road Sandling Maidstone Kent ME14 3AY

6

First Floor Flat 21 Lavender Hill Battersea SW11 5QW

Flat 2, 4 St. Johns Road St. Leonards on Sea East Sussex TN37 6HP

19

8

90 Clapham Road Oval SW9 0JJ

84

29 & 31 Lea Vale Crayford Kent DA1 4DL

Flat 6, 17 St. Peters Road Croydon Surrey CR0 1HL

66

26 College Place Brighton East Sussex BN2 1HN

85

33 & 35 Lea Vale Crayford Kent DA1 4DL

76

7 Stanger Road South Norwood SE25 5JU

86

37 & 39 Lea Vale Crayford Kent DA1 4DL

12

87

41 & 43 Lea Vale Crayford Kent DA1 4DL

13 Garden Court Stanton Road Raynes Park SW20 8RN

88

74 & 76 Lea Vale Crayford Kent DA1 4DL

45

175 Streatham Road Mitcham Surrey CR4 2AG

89

78 & 80 Lea Vale Crayford Kent DA1 4DL

63

90

90 & 92 Lea Vale Crayford Kent DA1 4DL

8 Grange House Sun Court Erith Kent DA8 2DZ

57

107 Congreve Road Eltham SE9 1LL

70

Garages opposite 39-40 Croyland Road Edmonton N9 7AY

D

R

91

94 & 96 Lea Vale Crayford Kent DA1 4DL

45/47 Dorset Avenue Great Baddow Chelmsford Essex CM2 9UA

30

Flat 4, 658 London Road Thornton Heath Surrey CR7 7HU

29

Flat 7, 4 Dunheved Road North Thornton Heath Surrey CR7 6AH

39

47 London Road Southborough Tunbridge Wells Kent TN4 0PB

15

5 Warwick Gardens London Road Thornton Heath Surrey CR7 7NA

58

27 Lovelace Green Eltham SE9 1LG

55

38 Luxor Street Camberwell SE5 9QN

50

2a Ebsworth Street Forest Hill SE23 1ES

3

88 Edencourt Road Streatham SW16 6QP

149 Ramsgate Road Margate Kent CT9 4EY Flat 1, 14 Roehampton High Street Roehampton SW15 4HJ

S

64

E

62 11

T 54

11 Grange Court Talfourd Road Peckham SE15 5PB

14

188a Tooting High Street Tooting SW17 0SF

74

158-162 Tooting High Street Tooting SW17 0RT

26

35 Tower Hamlets Road Forest Gate E7 9DA

7

Flat 4, 3 Trinity Rise Brixton SW2 2QP

W M

F 16b 172-174 Fernhard Road Maida Vale W9 3EL 67 73

2

36 Fishers Road Totton Southampton Hampshire SO40 9JA 352-354 Fulham Palace Road Fulham SW6 6HT

www.as-r.co.uk

16a 69 Warwick Gardens Kensington W14 8PL

36

372 Malden Road Worcester Park Surrey KT4 7NL

65

126 Manor Way Borehamwood Hertfordshire WD6 1QX

42

151 Mansfield Road Clipstone Village Mansfield Nottinghamshire NG21 9AA

43

Unit 16, 19 & 20 Glenmore Centre Whitecliff Business Park Honeywood Parkway Whitfield Kent CT16 3FH

71

27 Vanbrugh Court Wincott Street Kennington SE11 4NS

Property type

Freehold Vacant House

Streatham

88 Edencourt Road

Freehold Vacant Houses Brighton 26 College Place Camberwell 38 Luxor Street 45/47 Dorset Avenue Chelmsford Cranbrook Kent Nightingale Cottage Park Lane Eltham 27 Lovelace Green Eltham 107 Congreve Road Eltham 26 Arsenal Road Erith 226 Park Crescent 35 Tower Hamlets Road Forest Gate Forest Hill 2a Ebsworth Street Horley 5 Weatherhill Cottages Hathersham Close 63 Marsala Road Lewisham Loughton 28 Austen Close Maidstone Rendlesham Chatham Road Margate 149 Ramsgate Road Mitcham 112 Caithness Road Norbury 220 Northborough Road Plumstead 21 Hector Street Southampton 36 Fishers Road Streatham 20 Penistone Road Welling 176 Gipsy Road Leasehold Vacant House Raynes Park 13 Garden Court Stanton Road Leasehold Vacant Flats Balham 45 Balham Hill Battersea First Floor Flat 21 Lavender Hill Brixton Flat 4, 3 Trinity Rise Croydon Flat 6, 17 St. Peters Road East Dulwich 51b Landcroft Road Peckham 11 Grange Court Talfourd Road Thornton Heath Flat 4, 658 London Road Thornton Heath Flat 7 4 Dunheved Road North Thornton Heath 5 Warwick Gardens London Road Tooting 188a Tooting High Street Tooting 13a Aldis Street Freehold Vacant House

Earlsfield

29 Bellew Street

Residential Investments Borehamwood 126 Manor Way Catford 232 Brownhill Road 8 Grange House Sun Court Erith Roehampton Flat 1 14 Roehampton High Street 50 Border Gardens Shirley Surrey St. Leonards on Sea Flat 2, 4 St. Johns Road Walworth 22 Broadmayne Portland Street Wandsworth 3 Skydec Apartments 28-30 Heathfield Road West Norwood 239 & 241 Gipsy Road Wimbledon 57a Alexandra Road

Freehold detached four floor converted house together with outbuildings and land comprising 29 self contained flats and a one bedroom bungalow - Full vacant possession

Freehold Ground Rents Charlton Crayford Crayford Crayford Crayford Crayford Crayford Crayford Crayford Croydon Edgware Fulham Kingston upon Thames Newport

Haywards Heath

Shepperton South Croydon South Norwood Streatham Taunton Taunton Taunton Taunton

64 & 66 Bramshot Avenue 29 & 31 Lea Vale 33 & 35 Lea Vale 37 & 39 Lea Vale 41 & 43 Lea Vale 74 & 76 Lea Vale 78 & 80 Lea Vale 90 & 92 Lea Vale 94 & 96 Lea Vale 287 Purley Way 33 & 34 Methuen Close 352-354 Fulham Palace Rd 29 Grove Crescent Man of Steel Public House Pontfaen Road 71 Green Lane Crossways House Mayfield Road 7 Stanger Road 41 Beatrice Avenue 59a & 59b George Street 61a & 61b George Street 63a & 63b George Street 65a & 65b George Street

Horsgate House Hanlye Lane

Freehold development site with planning permission for the erection of a three storey building arranged as five self-contained flats – Full vacant possession Belvedere Land adjoining 98 Milton Road Freehold four floor terraced building arranged as a lock shop with self contained offices above over three floors (Shop let, three upper floors vacant) – Planning permission has been granted for the conversion of the three upper floors into five selfcontained flats Bromley 230 High Street Long leasehold roof space with planning submitted for a mansard roof extension to provide one self-contained flat – Full vacant possession Oval 90 Clapham Road Substantial freehold two floor detached Grade II listed building (fire damaged) with views across the park. Planning permission has been granted for conversion to provide 14 self-contained apartments. site area approximately 0.6 Hectares (1.48 acres) - Full vacant possession

Leasehold Ground Rents Kennington 27 Vanbrugh Court Wincott Street Thornton Heath 8 Bensham Manor Road Tooting 158-162 Tooting High Street Freehold Vacant Sites Croydon Dollis Hill Edmonton Enfield Mitcham St. Leonards on Sea St. Leonards on Sea

Land on the southside 18 Bourne Street Land adjacent to Gaytor Terrace Mulgrave Rd Garages opposite 39-40 Croyland Road Site to the rear of 7 Bycullah Road Land rear of 112 Caithness Road 48-49 (& rear of 46-47) Caves Road 51-52 Caves Road

Commercial Properties Clipstone Village 151 Mansfield Road Mansfield Nottinghamshire Dover Unit 16, 19 & 20 Glenmore Centre Whitecliff Business Park Mitcham 175 Streatham Road Peckham 76 Peckham High Street Southborough 47 London Road Tunbridge Wells 142 Camden Road West Wickham 16 Kingsway West Wickham 18 Kingsway Worcester Park 372 Malden Road

Temple Ewell Dover

Bushey Ruff House Alkham Road

PRELIMINARY ANNOUNCEMENT. BOTH TO BE OFFERED IN OUR 1ST JUNE AUCTION Substantial freehold four floor semi-detached house arranged as four self-contained flats – Part vacant possession (Three flats vacant, one flat let) Kensington 69 Warwick Gardens Substantial freehold three floor double fronted terraced house arranged as seven selfcontained flats. - Part vacant possession (Two flats vacant, five flats let) Maida Vale 172-174 Fernhard Road

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One of the most experienced auctions teams in the uk

Robin Cripp FRICS Chairman & Senior Auctioneer

John Weatherall

Jayne Mountain

Director & Auctioneer

Director

Jeremy Lamb MRICS Associate Director & Auctioneer

Dominic Smith MNAVA Senior Auction Surveyor & Associate Director

robincripp@as-r.co.uk

johnweatherall@as-r.co.uk

jaynemountain@as-r.co.uk

jeremylamb@as-r.co.uk

dominicsmith@as-r.co.uk

Michael Atwood MNAVA

Joel Ferree

Long Hoang

Ahoa Tran

Curtis Wright

Auction Surveyor & Auctioneer

Negotiator

Legal Administrator

Finance Officer

Finance Officer

michaelatwood@as-r.co.uk

joelferree@as-r.co.uk

longhoang@as-r.co.uk

ahoatran@as-r.co.uk

curtiswright@as-r.co.uk

Marcia Antiedu

Sasha Antiedu

PA

Auction Sales Administrator

marciaantiedu@as-r.co.uk

sashaantiedu@as-r.co.uk

www.as-r.co.uk

Central London 45 Pont Street, Knightsbridge, London SW1X 0BD

South London 75 Camberwell Church Street Camberwell, London SE5 8TU

T: 020 7808 8530 E: auctions@as-r.co.uk

T: 020 7703 4401 E: auctions@as-r.co.uk

Comments from the auctioneer Welcome to our April residential and commercial auction catalogue.

As spring is upon us and the first signs of new life are all around, so too the property market is waking up from its winter slumber.

We saw some very encouraging signs at our February auction, with strong bidding across a wide range of properties and an impressive 88% success rate achieved for our clients.

An overhaul of the pension system is underway and the change in pension annuity rules that come into force this month could mean far more people with money to spend. With interest rates showing no immediate signs of an increase, property prices are likely to continue to rise during 2015. The rental market continues to remain strong and the second ARLA Private Rented Sector Report findings reiterate that demand for rented accommodation is still on the increase, and monthly rents are following suit.

With that in mind, the April auction could prove to be an excellent time to try and pick up an attractive investment.

95 lots are set to go under the hammer – a good variance of residential and commercial property for your consideration, with the usual selection of investor, developer and owner occupier lots to suit everyone’s needs and budget.

Highlights include: 13A Aldis Street, Tooting: Long leasehold first floor self-contained maisonette which has been in the same ownership for over 35 years and is offered in full vacant possession. The property is located just a few minutes’ walk from Tooting Broadway Tube station (Northern Line). Guide Price: £345,000 + Bushy Ruff House, Alkham Road, Temple Ewell, Dover: Substantial freehold two floor detached Grade II listed building (fire damaged) over approximately 0.6 hectares (1.48 acres) with views across the Bushy Ruff Country Park. The site offers prime development opportunity with planning permission having been granted for conversion of the property to provide 14 self-contained apartments. Offered with full vacant possession.

Guide Price: £210,000 + Northumberland House, 230 High Street, Bromley: Freehold four floor terraced building arranged as a lock shop with self-contained offices above over three floors.

Total rent reserved £18,500 per annum together with vacant possession of the upper floors. Planning permission has been granted for the conversion of the three upper floors into five self-contained flats.

Guide Price: £850,000 + Man of Steel Public House, Pontfaen Road, Newport, Gwent: Freehold two floor public house and premises offering a ground rent investment opportunity. The property is currently held on a lease by Unique Pub Properties which is a subsidiary of Enterprise Inns Plc for a term of 99 years at a ground rent of £100 per annum. Valuable reversion in approximately 47 years.

Guide Price: £27,000 +

45 Balham Hill, Balham: Long leasehold second / third floor self-contained flat offered with full vacant possession. The property is situated at the junction with Gaskarth Road and is conveniently locate close to Clapham South underground (Northern Line) station.

Guide Price: £435,000 + Nightingale Cottage, Park Lane, Badgers Oak, Cranbrook, Kent: Freehold detached chalet bungalow with a detached garage. The property is set in a semi-rural location, near the historic market town of Cranbrook, and within the High Weald Area of Outstanding Natural Beauty.

Development potential subject to the necessary consents. Offered with full vacant possession.

Guide Price: £275,000 + Horsgate House, Hanlye Lane, Cuckfield, Haywards Heath RH17 5HN: Freehold detached four floor converted house together with outbuildings and land comprising 29 self contained flats and a one bedroom bungalow. Investment/ Development Opportunity - Full vacant possession.

Guide Price: £1,400,000 + 57a Alexandra Road, Wimbledon: Long leasehold first and second floor self-contained three bedroom maisonette – Investment producing £31,164 per annum– Offered on behalf of the LPA Receivers. Guide Price: £510,000 +

We pride ourselves on offering a bespoke personal service and every lot has been allocated to the care of an individual andrew scott robertson auction team member. Legal packs and EPC’s may be downloaded from our website. Full details can be found at www.as-r.co.uk.

Our second residential and commercial auction of 2015 begins at 12 noon on April 20th at The Hotel Russell, Russell Square, London WC1.

We look forward to seeing you in the room.

Robin Cripp FRICS Chairman & Senior Auctioneer www.as-r.co.uk

Auction information

Guide Prices These are listed on a separate sheet enclosed within the catalogue they are also available to view on line at www.as-r.co.uk they are subject to change up to and including the day of the sale. Purchasers should check on line for any changes, a full list of up to date guides will be available from the auctioneers at the venue on the auction day. Guide Prices are an indication of the seller’s current minimum acceptable price at auction, the sale price whether prior to or at the auction can be above or below the guide price depending upon market activity.

Reserve Price The reserve price is the seller’s minimum acceptable price at auction the figure below which the auctioneer cannot sell. The reserve price is not disclosed and remains confidential between the seller and the auctioneer.

Viewings Please see particulars at the side of each Lot for viewing arrangements.

Viewing is at your own risk. The Vendors and Auctioneers do not take any responsibility for any accidents, losses or damages. Generally there are no arrangements in respect of tenanted or squatted property where any viewing is by courtesy of the occupier.

Legal Information

Buying

Notice to Bidders This Notice can be found both in this catalogue and on the website, www.as-r.co.uk. Bidders are deemed to have read and accepted this.

Buyer’s Guide If it is the first time you have purchased at auction or need to check how the process works, it is advisable to read our Buyer’s Guide which can be obtained by telephoning 020 7703 4401, viewing on the website www.as-r.co.uk, or by emailing auctions@as-r.co.uk.

General and Extra Conditions of Sale Sales are subject to the General and Extra Conditions of Sale which can be found towards the end of this catalogue and on the website www.as-r.co.uk or in the auction room.

Legal documents Legal documents for most lots are available on the website www.as-r.co.uk, by telephoning 020 7703 4401 or in the auction room.

Special Conditions of Sale These conditions are special to the particular lot indicated. They can be obtained on the website www.as-r.co.uk or in the auction room.

Energy Performance Certificates An Energy Performance Certificate (EPC) were applicable will be included within the legal pack for each Lot. The EPC and legal documentation can be downloaded from our website www.as-r.co.uk and will also be available for inspection on the day of the auction.

Advance Offers Generally vendors are prepared to consider pre-auction sales. Offers can be made by telephoning us on 020 7703 4401, or by emailing auctions@as-r.co.uk.

Telephone or Proxy Bidding If you are unable to attend the auction, you can by prior arrangement, bid by telephone or proxy. A form can be obtained on our website www.as-r.co.uk, by telephoning us on 020 7703 4401 or by emailing auctions@as-r.co.uk.

The Auctioneers accept no liability or responsibility and our full terms can be found on the reverse of the form.

Deposit The amount of deposit is 10% of the purchase price subject to a minimum of £1,000 unless otherwise stated in the Special Conditions of Sale. Payment is accepted by personal cheque, bankers’ draft, solicitors client account cheque or debit card. Deposit payments by cash or credit card are NOT accepted.

Additional Auction Information Further information on how to listen or view the auction live and all the results can be obtained by:

ON-LINE LIVE On-Line Live

Ei AUCTION

Visit www.eigroup.co.uk and select ‘Online Auctions’. Choose the auction and then ‘Viewing Gallery’. You will see details of the lot being offered and can watch the bidding as it happens. It is not possible to bid using this service.

Service provided by The Essential Information Group Ltd Tel: 01737 226150. Calls cost 77p p/min for 09067 at all times.

Thinking of selling your property by auction?

We are a dynamic independently-owned business built on secure foundations, at the hub of London’s auction market for 150 years and offering nationwide coverage.

We believe in giving every instruction the time it needs to get the best outcome for our clients before, during the auction and after the gavel falls.

Our experienced team combine insight into residential and commercial market trends particularly in London and the South East, with a depth of UK-wide knowledge.

We believe in keeping pace with the room, being consistent and not rushing. After all our time is your money...

Auction dates 2015 Monday 1st June Monday 20th July Tuesday 22nd September

Monday 26th October Tuesday 15th December

For full details of our next auction please visit www.as-r.co.uk or contact: Central London 45 Pont Street, Knightsbridge, London SW1X 0BD

South London 75 Camberwell Church Street Camberwell, London SE5 8TU

T: 020 7808 8530 E: auctions@as-r.co.uk

T: 020 7703 4401 E: auctions@as-r.co.uk

Robin Cripp robincripp@as-r.co.uk John Weatherall johnweatherall@as-r.co.uk

Jeremy Lamb jeremylamb@as-r.co.uk Dominic Smith dominicsmith@as-r.co.uk Michael Atwood michaelatwood@as-r.co.uk

Professional Property People

Built with you in mind...

The andrew scott robertson website is designed to make life easier for you: • ‘On the Move’ service enables you to browse for properties wherever you are • Refined search filters allow greater control in order to find just what you’re looking for • Access to upcoming auction dates and details at the touch of a button • Availability alerts ensure you’ll be the first to hear about new lots or opportunities • Information and advice on our range of investment services, available online at all times

Have a look around today, or for more information about andrew scott robertson, please get in touch.

www ww w.as.as-rr.co.uk Wimbledon Village T: 020 8971 6780 E: residential@as-r residential@as-r.co.uk

Wimbledon Town T: 020 8971 3800 E: residential@as-r residential@as-r.co.uk

Knightsbridge T: 020 7808 8530 E: auctions@asauctions@as-rr.co.uk

Camberwell T: 020 7703 4401 E: auctions@asauctions@as-rr.co.uk

GO ONLINE FOR Guide price updates Legal documents download

www.as-r.co.uk For further information contact: E: auctions@as-r.co.uk

www.as-r.co.uk

Auction dates 2015 Monday 1st June

Monday 26th October

Monday 20th July

Tuesday 15th December

Tuesday 22nd September

For further information contact: E: auctions@as-r.co.uk

www.as-r.co.uk

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Residential Sales

SO LD

Malbrook Road, SW15

SO LD

ST C

Guide Price £2,800,000

ST C

Greenoak Way, Wimbledon Guide Price £3,250,000

A charming detached five bedroom family house on a prime corner plot, situated in one of West Putney's most desirable residential roads with a gated carriage driveway and a substantial south west facing garden.

A most impressive yet easy to maintain family house situated in a prestigious location a stone's throw from Wimbledon Common and near to the heart of Wimbledon Village designed by the current owner. Joint Sole Agency.

EPC rating: E

EPC rating: D

24 High Street, Wimbledon Village, London SW19 5DX. T: 020 8971 6780. F: 020 8971 4954.

50 Wimbledon Hill Road, Wimbledon London SW19 7PA. T: 020 8971 3800. F: 020 8944 8624

Offices in Knightsbridge, Wimbledon and Camberwell

INTELLEGENT

www.as-r.co.uk

Any access point

DIGITAL ACCESS CONTROL SYSTEMS Taking our full range of traditional security services to the next level, IDACS is the result of bespoke software development and precision engineering.

IDACS keysafes, doors and padlocks give property managers and owners remote control over site/ area access, as well as activity reports on who’s gained access to where and when.

Range of hardware options

Monitor each entry and exit Remote management

Quick return on investment

Get in touch… For further information on purchasing or renting IDACS, please contact our Head of Sales - Adam Parsons - email a.parsons@loxalsecurity.com or 07793 007 211

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With 32 years of short term lending experience - we know the market.

Interest charged from 0.99% per 30 days. Typically, no arrangement fees*, no extension fees and no end fees, subject to status. Overall cost for comparison of 12.4%.

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Your property may be repossessed if you do not keep up repayments on your mortgage or any other debt secured on it.

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Notice to bidders

1. Conditions of Sale 1.1 Prospective purchasers are advised that all sales are subject to: (a) Common Auction Conditions (Edition 3) reproduced by permission of Royal Institution of Chartered Surveyors in the Catalogue; (b) Extra General Conditions applicable to all andrew scott robertson auctions also printed in the Catalogue; (c) Special Conditions of Sale obtainable from andrew scott robertson auction office or from the Seller’s solicitors; (d) an Addendum or alteration made available for inspection prior to the sale; or by oral announcement at the auction; (e) this Notice to Bidders 1.2 The Common Auction Conditions (Edition 3) comprise: • The glossary; • auction conduct conditions; and • sale conditions.

2. Buyer’s Fee The successful purchaser will be required to pay to the Auctioneers a purchasers administration fee details of which are noted in the catalogue and are also available from the auctioneers.

3. Amendments to Particulars of Sale Prospective purchasers should always check the amendment sheet on the day of the sale to see if there are any alterations or amendments to the particulars or special conditions of the property that they are interested in bidding for. The catalogue has been prepared on the basis of information provided.

In some cases for what ever reason verification has not been possible (eg. missing keys) prior to printing.

Consequently amendments may be made and the successful purchaser is deemed to have purchased in full knowledge of them.

4. Inspection and Searches It is deemed that prospective purchasers have inspected the property and have made the usual pre-contract searches and enquiries and are relying on their own knowledge or the advice of their own professional or other adviser.

The published information in the catalogue is not warranted and may need to be verified by inspection of the legal package generally only available after the catalogue has gone to press. Purchasers must satisfy themselves as to the correctness of the details of leases, tenancies, licences, rent payable, rent reviews, service charges, outgoings and other matters.

5. Particulars of Sale Prospective purchasers are advised to check the Particulars of Sale printed in the catalogue to ensure that they are satisfied as to their accuracy in regard to measurements, areas and all other matters to which the properties are expressed to be subject to or have the benefit of, and in respect of any contents, fixtures and fittings expressed to be included in the sale.

All measurements and areas referred to in these particulars are approximate only. Services or appliances included in the property have not been tested.

Any statement by the Auctioneers’ staff is without responsibility and is not a representation.

6. Photographs and Plans Any photographs and plans shown in the Particulars of Sale are to enable prospective purchasers to locate the property only. The plans are photographically reproduced and are therefore not to scale and are not intended to depict the interest to be sold but are for identification only. The boundary lines and numbers on the photographs are again only to enable prospective purchasers to locate the property and are not intended to depict the interest to be sold.

Prospective purchasers must rely on inspection of the property concerned and the Special Conditions of Sale as to full descriptions and the extent of the relevant property to be sold. Such plans and photographs are expressly excluded from the contract of sale.

All plans have been reproduced with the permission of the Controller of Her Majesty’s Stationary Office © Crown Copyright and Experian Copyright all rights reserved Licence number PU 100017316, Ordnance Survey on behalf of the Controller of Her Majesty’s Stationary Office © Crown Copyright Licence 10005372. A-Z reproduced by permission of Geographers A-Z Map Co Ltd Licence NO A1166.

7. Guide Prices Guide prices given by andrew scott robertson to prospective purchasers cannot be accepted by the purchaser as representing a professional valuation for any purpose in accordance with the requirement or guidance notes of relevant professional bodies or other authorities. Prospective purchasers should rely on their own enquiries as to the possible purchase price.

8. Withdrawn Lots or Sales Prior to the Auction The Vendors have the right to withdraw or sell their property at any time prior to Auction. The Auctioneers or Vendors are not responsible for any abortive costs, losses or damages incurred by prospective purchasers in respect of lots which are either withdrawnor sold prior to the Auction. Information as to prior sale or withdrawal of a Lot can be obtained from enquiry of the Auctioneersbut is valid only up to the time ofthe enquiry.

9. Liability of bidder Each bidder will be deemed to be personally liable on making an accepted bid even though he/she purports to act as an agent for a principal purchaser or purports to sign the Memorandum of Sale in a representative capacity.

10. Binding Contract The successful bidder is under a Binding Contract as soon as the Auctioneer’s Gavel falls on his/her bid. Immediately thereafter, the Purchaser will be handed a Purchaser’s slip by the Auctioneer’s Clerk which should be completed in full. This information will be used to draw up two copies of a Memorandum of Sale. The successful bidder must sign and exchange this memorandum with the Auctioneers’ staff and provide a deposit of 10% of the purchase price or the minimum deposit of £1,000 whichever is the higher.

Deposit payments are accepted by personal or company cheques, bankers drafts or debit cards.

Deposit payments by cash or credit cards are not accepted.

The Purchaser will be required toprove identification.

andrew scott robertson is the trading name of Andrews & Robertson (auctions) Ltd Registered Office: 75 Camberwell Church Street, Camberwell, London SE5 8TU. Registered No 3164590 England.

11. Default of Purchaser If the Purchaser should fail or default in any of the above the Auctioneer as agent for the Vendor shall be entitled to treat the failure or default as a repudiation and rescind the contract. Thereafter the Auctioneer shall be entitled to re-submit the property for sale. The Vendorreserves the right to claim anyloss he/she suffers as a result.

12. Keys Purchasers should be aware that they will not be entitled to keys or access to the property (except by special arrangement) until completion of the sale.

13. Auctioneers Announcements The Auctioneers announcements at the commencement of the sale are an important part of the proceedings. Thereafter the Auction will proceed without delay and the Auctioneer will not describe the properties in detail nor read out the special conditions or amendments (see notices 1 and 3).

Next Auction Sale Monday 1st June 2015

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Lot 45

REF: JNW

175 Streatham Road, Mitcham, Surrey CR4 2AG Freehold two floor terraced building arranged as ground floor retail shops with residential upper parts Investment

Location Situated within a busy parade of local shops servicing a high density residential catchment area. There are several local traders close by including restaurants, mini markets and café's as well as larger multiples such as The Co-operative supper market and Tesco Express. Further trade may be gained from the high level of vehicular traffic and pedestrian footfall going to and from nearby Tooting and Mitcham Eastfields railway stations. Recreation facilities can be found at Figge's Marsh.

Accommodation/tenancies (Approximate dimensions) Floor

Accommodation

Tenancy

Rent Per Annum

Ground floor shop

Retail shop NIA 52.7 sq m (567.3 sq ft)

Let on a three year lease form 01/03/2014

£7,500

First floor flat

Two bedrooms, reception room, kitchen, bathroom/wc

Let on a 12 month assured shorthold tenancy from 02/06/2014

£9,900

Total rent reserved £17,400 per annum

Energy Performance Certificate Available on our website Note 1 Six week completion on this lot.

Note 2 The property has not been inspected by the auctioneers. The measurements provided are from the Valuation Office Agency (www.2010.voa.gov.uk).

Interested parties must rely on their own enquiries in this regards.

Lots 46, 47 & 48 - Withdrawn

Auction dates 2015 Monday 1st June

Monday 26th October

Monday 20th July

Tuesday 15th December

Tuesday 22nd September

For further information contact: E: auctions@as-r.co.uk

www.as-r.co.uk

44

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Built with you in mind...

The andrew scott robertson website is designed to make life easier for you: â&#x20AC;¢ â&#x20AC;&#x2DC;On the Moveâ&#x20AC;&#x2122; service enables you to browse for properties wherever you are â&#x20AC;¢ Refined search filters allow greater control in order to find just what youâ&#x20AC;&#x2122;re looking for â&#x20AC;¢ Access to upcoming auction dates and details at the touch of a button â&#x20AC;¢ Availability alerts ensure youâ&#x20AC;&#x2122;ll be the first to hear about new lots or opportunities â&#x20AC;¢ Information and advice on our range of investment services, available online at all times Have a look around today, or for more information about andrew scott robertson, please get in touch.

www.as-r.co.uk Offices in Knightsbridge, Wimbledon and Camberwell

Professional Property People

Thinking of selling your property by auction?

We are a dynamic independently-owned business built on secure foundations, at the hub of Londonâ&#x20AC;&#x2122;s auction market for 150 years and offering nationwide coverage.

We believe in giving every instruction the time it needs to get the best outcome for our clients before, during the auction and after the gavel falls.

Our experienced team combine insight into residential and commercial market trends particularly in London and the South East, with a depth of UK-wide knowledge.

We believe in keeping pace with the room, being consistent and not rushing. After all our time is your money...

Auction dates 2015 Monday 1st June Monday 20th July Tuesday 22nd September

Monday 26th October Tuesday 15th December

For full details of our next auction please visit www.as-r.co.uk or contact: Central London 45 Pont Street, Knightsbridge, London SW1X 0BD

South London 75 Camberwell Church Street Camberwell, London SE5 8TU

T: 020 7808 8530 E: auctions@as-r.co.uk

T: 020 7703 4401 E: auctions@as-r.co.uk

Robin Cripp robincripp@as-r.co.uk John Weatherall johnweatherall@as-r.co.uk

Jeremy Lamb jeremylamb@as-r.co.uk Dominic Smith dominicsmith@as-r.co.uk Michael Atwood michaelatwood@as-r.co.uk

Lots 71-95 – Not to be offered before 2.30pm

Residential investments Lots 9, 10, 11, 16, 25, 28, 52, 53, 63, 65, 71-95 are all Residential Investments and provide the opportunity to acquire: Assured shorthold tenancies • Ground rents In the following areas: London Catford Charlton Croydon Edgware Erith Fulham Kennington

Kingston upon Thames Roehampton Shepperton Shirley South Croydon South Norwood Streatham

Thornton Heath Tooting Walworth Wandsworth West Norwood Wimbledon

Others Borehamwood Crayford Newport St. Leonards on Sea Taunton

The Investment Properties have not been internally inspected by andrew scott robertson.

The information printed in the catalogue has been supplied by the Vendors or their Agents.

Regulated investments Please email your details to dominicsmith@as-r.co.uk if you specialise in buying regulated tenancy investments.

Lot 71

REF: JML

27 Vanbrugh Court, Wincott Street, Kennington SE11 4NS Head leasehold residential investment opportunity secured upon a self-contained second floor one bedroom flat Investment

Valuable Reversion in 57 years Location Situated between Wincott Street and Gilbert Road. Public transport includes Kennington (Northern Line-underground) station. Shopping amenities are found at Kennington Lane.

Recreation facilities can be found at Lambeth Walk Open Space.

Accommodation The property has not been inspected by the auctioneers and interested parties must rely upon their own enquiries.

It is understood to comprise: Reception room, bedroom, kitchen, bathroom/wc Under lease Under leased for a term of 99 years from 25/03/1973 (57 years unexpired) at a ground rent of £35 per annum (rising to £140) Head lease To be sold on a new 999 year head lease at a peppercorn ground ground rent Total rent reserved £70 per annum

© Crown copyright 2014. All rights reserved. Licence Number 100047514

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End of sale Next auction:

Monday 1st June For further information contact: E: auctions@as-r.co.uk

www.as-r.co.uk

ZZZ DV U FR XN

Common auction conditions

Reminder 1. Bidders are reminded that a pre-auction or postauction sale or when the auctioneers gavel falls on their bid the sale would be subject to: (a) General Conditions of Sale. (b) Special Conditions of Sale. (c) Any published addendums or alterations. (d)Any late amendments distributed in the room or made by the Auctioneer from the Rostrum.

2. Bidders are reminded also that they are deemed to have accepted the Notice to Bidders printed in this Catalogue.

3. Bidders should be ready to pay the necessary deposit as set out on the inside back cover and should have identification.

4. If acting for others, the bidders should have letters of authority but nevertheless are also liable personally.

Common auction conditions (edition 3) (reproduced with the consent of the RICS) IMPORTANT NOTICE A prudent buyer will, before bidding for a lot at an auction: • Take professional advice from a conveyancer and, in appropriate cases, a chartered surveyor and an accountant • Read the conditions; • Inspect the lot; • Carry out usual searches and make usual enquiries; • Check the content of all available leases and other documents relating to the lot; • Check that what is said about the lot in the catalogue is accurate; • Have finance available for the deposit and purchase price; • Check whether VAT registration and election is advisable; The conditions assume that the buyer has acted like a prudent buyer.

If you choose to buy a lot without taking these normal precautions you do so at your own risk.

GLOSSARY This glossary applies to the auction conduct conditions and the sale conditions.

Wherever it makes sense: • singular words can be read as plurals, and plurals as singular words; • a “person” includes a corporate body; • words of one gender include the other genders; • references to legislation are to that legislation as it may have been modified or re-enacted by the date of the auction or the contract date (as applicable); and • where the following words printed in bold black type appear in bold blue type they have the specified meanings.

Actual completion date The date when completion takes place or is treated as taking place for the purposes of apportionment and calculating interest.

Addendum An amendment or addition to the conditions or to the particulars or to both whether contained in a supplement to the catalogue, a written notice from the auctioneers or an oral announcement at the auction.

Business day Any day except (a) a Saturday or a Sunday; (b) a bank holiday in England and Wales; or (c) Good Friday or Christmas Day. Buyer The person who agrees to buy the lot or, if applicable, that person’s personal representatives: if two or more are jointly the buyer their obligations can be enforced against them jointly or against each of them separately.

Catalogue The catalogue to which the conditions refer including any supplement to it.

Completion Unless otherwise agreed between seller and buyer (or their conveyancers) the occasion when both seller and buyer have complied with their obligations under the contract and the balance of the price is unconditionally received in the seller’s conveyancer’s client account.

Condition One of the auction conduct conditions or sales conditions.

Contract The contract by which the seller agrees to sell and the buyer agrees to buy the lot.

Contract date The date of the auction or, if the lot is not sold at the auction: (a) the date of the sale memorandum signed by both the seller and buyer; or (b) if contracts are exchanged, the date of exchange. If exchange is not effected in person or by an irrevocable agreement to exchange made by telephone, fax or electronic mail the date of exchange is the date on which both parts have been signed and posted or otherwise placed beyond normal retrieval.

Documents Documents of title (including, if title is registered, the entries on the register and the title plan) and other documents listed or referred to in the special conditions relating to the lot.

Agreed completion date Subject to condition G9.3: (a) the date specified in the special conditions; or (b) if no date is specified, 20 business days after the contract date; but if that date is not a business day the first subsequent business day.

Financial charge A charge to secure a loan or other financial indebtness(not including a rentcharge).

Approved financial institution Any bank or building society that has signed up to the Banking Code or Business Banking Code or is otherwise acceptable to the auctioneers.

Interest rate If not specified in the special conditions, 4% above the base rate from time to time of Barclays Bank plc. (The interest rate will also apply to judgment debts, if applicable.)

Arrears Arrears of rent and other sums due under the tenancies and still outstanding on the actual completion date.

Lot Each separate property described in the catalogue or (as the case may be) the property that the seller has agreed to sell and the buyer to buy (including chattels, if any).

Arrears schedule The arrears schedule (if any) forming part of the special conditions.

Old arrears Arrears due under any of the tenancies that are not “new tenancies” as defined by the Landlord and Tenant (Covenants) Act 1995.

Auction The auction advertised in the catalogue.

Auction conduct conditions The conditions so headed, including any extra auction conduct conditions.

Auctioneers The auctioneers at the auction

General conditions That part of the sale conditions so headed, including any extra general conditions.

Particulars The section of the catalogue that contains descriptions of each lot (as varied by any addendum).

Practitioner An insolvency practitioner for the purposes of the Insolvency Act 1986 (or, in relation to jurisdictions outside the United Kingdom, any similar official).

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General conditions of sale

Price The price that the buyer agrees to pay for the lot.

Ready to complete Ready, willing and able to complete: if completion would enable the seller to discharge all financial charges secured on the lot that have to be discharged by completion, then those outstanding financial charges do not prevent the seller from being ready to complete.

Sale conditions The general conditions as varied by any special conditions or addendum.

AUCTION CONDUCT CONDITIONS A1.

A1.1 A1.2

Introduction Words in bold blue type have special meanings, which are defined in the Glossary.

The catalogue is issued only on the basis that you accept these auction conduct conditions. They govern our relationship with you and cannot be disapplied or varied by the sale conditions (even by a condition purporting to replace the whole of the Common Auction Conditions). They can be varied only if we agree.

A2.

A2.1

Our role As agents for each seller we have authority to: (a) prepare the catalogue from information supplied by or on behalf of each seller; (b) offer each lot for sale; (c) sell each lot; (d) receive and hold deposits; (e) sign each sale memorandum; and (f) treat a contract as repudiated if the buyer fails to sign a sale memorandum or pay a deposit as required by these auction conduct conditions.

Our decision on the conduct of the auction is final.

We may cancel the auction, or alter the order in which lots are offered for sale. We may also combine or divide lots. A lot may be sold or withdrawn from sale prior to the auction.

You acknowledge that to the extent permitted by law we owe you no duty of care and you have no claim against us for any loss.

Sale memorandum The form so headed (whether or not set out in the catalogue) in which the terms of the contract for the sale of the lot are recorded.

Seller The person selling the lot. If two or more are jointly the seller their obligations can be enforced against them jointly or against each of them separately.

A2.2 A2.3

Special conditions Those of the sale conditions so headed that relate to the lot.

A2.4 Tenancies Tenancies, leases, licences to occupy and agreements for lease and any documents varying or supplemental to them.

Tenancy schedule The tenancy schedule (if any) forming part of the special conditions.

Transfer Transfer includes a conveyance or assignment (and “to transfer” includes “to convey” or “to assign”).

A3.

A3.1 A3.2 A3.3 A3.4 A3.5

TUPE The Transfer of Undertakings (Protection of Employment) Regulations 2006.

VAT Value Added Tax or other tax of a similar nature.

A3.6

VAT option An option to tax.

We (and us and our) The auctioneers.

A4.

A4.1

You (and your) Someone who has a copy of the catalogue or who attends or bids at the auction, whether or not a buyer.

A4.2

A4.3 A4.4

A5.

A5.1 A5.2 A5.3

A5.4

A5.5

A5.6 A5.7

A5.8 A6.

A6.1

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Bidding and reserve prices All bids are to be made in pounds sterling exclusive of any applicable VAT. We may refuse to accept a bid. We do not have to explain why.

If there is a dispute over bidding we are entitled to resolve it, and our decision is final.

Unless stated otherwise each lot is subject to a reserve price (which may be fixed just before the lot is offered for sale). If no bid equals or exceeds that reserve price the lot will be withdrawn from the auction.

Where there is a reserve price the seller may bid (or ask us or another agent to bid on the seller’s behalf) up to the reserve price but may not make a bid equal to or exceeding the reserve price. You accept that it is possible that all bids up to the reserve price are bids made by or on behalf of the seller.

Where a guide price (or range of prices) is given that guide is the minimum price at which, or range of prices within which, the seller might be prepared to sell at the date of the guide price. But guide prices may change. The last published guide price will normally be at or above any reserve price, but not always – as the seller may fix the final reserve price just before bidding commences.

The particulars and other information We have taken reasonable care to prepare particulars that correctly describe each lot. The particulars are based on information supplied by or on behalf of the seller. You need to check that the information in the particulars is correct.

If the special conditions do not contain a description of the lot, or simply refer to the relevant lot number, you take the risk that the description contained in the particulars is incomplete or inaccurate, as the particulars have not been prepared by a conveyancer and are not intended to form part of a legal contract.

The particulars and the sale conditions may change prior to the auction and it is your responsibility to check that you have the correct versions.

If we provide information, or a copy of a document, provided by others we do so only on the basis that we are not responsible for the accuracy of that information or document.

The contract A successful bid is one we accept as such (normally on the fall of the hammer). This condition A5 applies to you if you make the successful bid for a lot.

You are obliged to buy the lot on the terms of the sale memorandum at the price you bid plus VAT (if applicable).

You must before leaving the auction: (a) provide all information we reasonably need from you to enable us to complete the sale memorandum (including proof of your identity if required by us); (b) sign the completed sale memorandum; and (c) pay the deposit.

If you do not we may either: (a) as agent for the seller treat that failure as your repudiation of the contract and offer the lot for sale again: the seller may then have a claim against you for breach of contract; or (b) sign the sale memorandum on your behalf.

The deposit: (a) is to be held as stakeholder where VAT would be chargeable on the deposit were it to be held as agent for the seller, but otherwise is to be held as stated in the sale conditions; and (b) must be paid in pounds sterling by cheque or by bankers’ draft made payable to us on an approved financial institution. The extra auction conduct conditions may state if we accept any other form of payment.

We may retain the sale memorandum signed by or on behalf of the seller until the deposit has been received in cleared funds.

If the buyer does not comply with its obligations under the contract then: (a) you are personally liable to buy the lot even if you are acting as an agent; and (b) you must indemnify the seller in respect of any loss the seller incurs as a result of the buyer’s default.

Where the buyer is a company you warrant that the buyer is properly constituted and able to buy the lot.

Extra Auction Conduct Conditions Despite any special condition to the contrary the minimum deposit we accept is £1,000 (or the total price, if less). A special condition may, however, require a higher minimum deposit.

General conditions of sale

GENERAL CONDITIONS Words in bold blue type have special meanings, which are defined in the Glossary.

The general conditions (including any extra general conditions) apply to the contract except to the extent that they are varied by special conditions or by an addendum.

The lot The lot (including any rights to be granted or reserved, and any exclusions from it) is described in the special conditions, or if not so described the lot is that referred to in the sale memorandum.

G1.2 The lot is sold subject to any tenancies disclosed by the special conditions, but otherwise with vacant possession on completion.

G1.3 The lot is sold subject to all matters contained or referred to in the documents, but excluding any financial charges: these the seller must discharge on or before completion.

G1.4 The lot is also sold subject to such of the following as may affect it, whether they arise before or after the contract date and whether or not they are disclosed by the seller or are apparent from inspection of the lot or from the documents: (a) matters registered or capable of registration as local land charges; (b) matters registered or capable of registration by any competent authority or under the provisions of any statute; (c) notices, orders, demands, proposals and requirements of any competent authority; (d) charges, notices, orders, restrictions, agreements and other matters relating to town and country planning, highways or public health; (e) rights, easements, quasi-easements, and wayleaves; (f) outgoings and other liabilities; (g) any interest which overrides, within the meaning of the Land Registration Act 2002; (h) matters that ought to be disclosed by the searches and enquiries a prudent buyer would make, whether or not the buyer has made them; and (i) anything the seller does not and could not reasonably know about.

G1.5 Where anything subject to which the lot is sold would expose the seller to liability the buyer is to comply with it and indemnify the seller against that liability.

G1.6 The seller must notify the buyer of any notices, orders, demands, proposals and requirements of any competent authority of which it learns after the contract date but the buyer must comply with them and keep the seller indemnified.

G1.7 The lot does not include any tenant’s or trade fixtures or fittings.

G1.8 Where chattels are included in the lot the buyer takes them as they are at completion and the seller is not liable if they are not fit for use.

G1.9 The buyer buys with full knowledge of: (a) the documents, whether or not the buyer has read them; and (b) the physical condition of the lot and what could reasonably be discovered on inspection of it, whether or not the buyer has inspected it.

G1.10 The buyer is not to rely on the information contained in the particulars but may rely on the seller’s conveyancer’s written replies to preliminary enquiries to the extent stated in those replies.

G3.4

Unless the buyer is already lawfully in occupation of the lot the buyer has no right to enter into occupation prior to completion.

G4.

G4.1

Title and identity Unless condition G4.2 applies, the buyer accepts the title of the seller to the lot as at the contract date and may raise no requisition or objection except in relation to any matter that occurs after the contract date.

If any of the documents is not made available before the auction the following provisions apply: (a) The buyer may raise no requisition on or objection to any of the documents that is made available before the auction. (b) If the lot is registered land the seller is to give to the buyer within five business days of the contract date an official copy of the entries on the register and title plan and, where noted on the register, of all documents subject to which the lot is being sold. (c) If the lot is not registered land the seller is to give to the buyer within five business days an abstract or epitome of title starting from the root of title mentioned in the special conditions (or, if none is mentioned, a good root of title more than fifteen years old) and must produce to the buyer the original or an examined copy of every relevant document. (d) If title is in the course of registration, title is to consist of certified copies of: (i) the application for registration of title made to the land registry; (ii) the documents accompanying that application; (iii) evidence that all applicable stamp duty land tax relating to that application has been paid; and (iv) a letter under which the seller or its conveyancer agrees to use all reasonable endeavours to answer any requisitions raised by the land registry and to instruct the land registry to send the completed registration documents to the buyer. (e) The buyer has no right to object to or make requisitions on any title information more than seven business days after that information has been given to the buyer.

Unless otherwise stated in the special conditions the seller sells with full title guarantee except that (and the transfer shall so provide): (a) the covenant set out in section 3 of the Law of Property (Miscellaneous Provisions) Act 1994 shall not extend to matters recorded in registers open to public inspection; these are to be treated as within the actual knowledge of the buyer; and (b) the covenant set out in section 4 of the Law of Property (Miscellaneous Provisions) Act 1994 shall not extend to any condition or tenant’s obligation relating to the state or condition of the lot where the lot is leasehold property.

The transfer is to have effect as if expressly subject to all matters subject to which the lot is sold under the contract.

The seller does not have to produce, nor may the buyer object to or make a requisition in relation to, any prior or superior title even if it is referred to in the documents.

The seller (and, if relevant, the buyer) must produce to each other such confirmation of, or evidence of, their identity and that of their mortgagees and attorneys (if any) as is necessary for the other to be able to comply with applicable Land Registry Rules when making application for registration of the transaction to which the conditions apply.

G1.

G1.1

G4.2

G4.3

G4.4 G4.5

G4.6 G2.

G2.1

G2.2

G2.3

G2.4

G2.5

G3.

G3.1

G3.2

G3.3

Deposit The amount of the deposit is the greater of: (a) any minimum deposit stated in the auction conduct conditions (or the total price, if this is less than that minimum); and (b) 10% of the price (exclusive of any VAT on the price).

The deposit (a) must be paid in pounds sterling by cheque or banker’s draft drawn on an approved financial institution (or by any other means of payment that the auctioneers may accept); and (b) is to be held as stakeholder unless the auction conduct conditions provide that it is to be held as agent for the seller.

Where the auctioneers hold the deposit as stakeholder they are authorised to release it (and interest on it if applicable) to the seller on completion or, if completion does not take place, to the person entitled to it under the sale conditions.

If a cheque for all or part of the deposit is not cleared on first presentation the seller may treat the contract as at an end and bring a claim against the buyer for breach of contract.

Interest earned on the deposit belongs to the seller unless the sale conditions provide otherwise.

Between contract and completion Unless the special conditions state otherwise, the seller is to insure the lot from and including the contract date to completion and: (a) produce to the buyer on request all relevant insurance details; (b) pay the premiums when due; (c) if the buyer so requests, and pays any additional premium, use reasonable endeavours to increase the sum insured or make other changes to the policy; (d) at the request of the buyer use reasonable endeavours to have the buyer’s interest noted on the policy if it does not cover a contracting purchaser; (e) unless otherwise agreed, cancel the insurance at completion, apply for a refund of premium and (subject to the rights of any tenant or other third party) pay that refund to the buyer; and (f) (subject to the rights of any tenant or other third party) hold on trust for the buyer any insurance payments that the seller receives in respect of loss or damage arising after the contract date or assign to the buyer the benefit of any claim; and the buyer must on completion reimburse to the seller the cost of that insurance (to the extent not already paid by the buyer or a tenant or other third party) for the period from and including the contract date to completion.

No damage to or destruction of the lot nor any deterioration in its condition, however caused, entitles the buyer to any reduction in price, or to delay completion, or to refuse to complete.

Section 47 of the Law of Property Act 1925 does not apply.

G5.

G5.1

G5.2

G5.3

G6.

G6.1

G6.2 G6.3

G6.4

G6.5

G6.6 G7.

G7.1

G7.2

Transfer Unless a form of transfer is prescribed by the special conditions: (a) the buyer must supply a draft transfer to the seller at least ten business days before the agreed completion date and the engrossment (signed as a deed by the buyer if condition G5.2 applies) five business days before that date or (if later) two business days after the draft has been approved by the seller; and (b) the seller must approve or revise the draft transfer within five business days of receiving it from the buyer.

If the seller remains liable in any respect in relation to the lot (or a tenancy) following completion the buyer is specifically to covenant in the transfer to indemnify the seller against that liability.

The seller cannot be required to transfer the lot to anyone other than the buyer, or by more than one transfer.

Completion Completion is to take place at the offices of the seller’s conveyancer, or where the seller may reasonably require, on the agreed completion date. The seller can only be required to complete on a business day and between the hours of 0930 and 1700.

The amount payable on completion is the balance of the price adjusted to take account of apportionments plus (if applicable) VAT and interest.

Payment is to be made in pounds sterling and only by: (a) direct transfer to the seller’s conveyancer’s client account; and (b) the release of any deposit held by a stakeholder.

Unless the seller and the buyer otherwise agree, completion cannot take place until both have complied with their obligations under the contract and the balance of the price is unconditionally received in the seller’s conveyancer’s client account.

If completion takes place after 1400 hours for a reason other than the seller’s default it is to be treated, for the purposes of apportionment and calculating interest, as if it had taken place on the next business day.

Where applicable the contract remains in force following completion.

Notice to complete The seller or the buyer may on or after the agreed completion date but before completion give the other notice to complete within ten business days (excluding the date on which the notice is given) making time of the essence.

The person giving the notice must be ready to complete.

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G7.3

G7.4

If the buyer fails to comply with a notice to complete the seller may, without affecting any other remedy the seller has: (a) terminate the contract; (b) claim the deposit and any interest on it if held by a stakeholder; (c) forfeit the deposit and any interest on it; (d) resell the lot; and (e) claim damages from the buyer.

If the seller fails to comply with a notice to complete the buyer may, without affecting any other remedy the buyer has: (a) terminate the contract; and (b) recover the deposit and any interest on it from the seller or, if applicable, a stakeholder.

G8.

If the contract is brought to an end If the contract is lawfully brought to an end: (a) the buyer must return all papers to the seller and appoints the seller its agent to cancel any registration of the contract; and (b) the seller must return the deposit and any interest on it to the buyer (and the buyer may claim it from the stakeholder, if applicable) unless the seller is entitled to forfeit the deposit under condition G7.3.

G9.

G9.1

Landlord’s licence Where the lot is or includes leasehold land and licence to assign is required this condition G9 applies.

The contract is conditional on that licence being obtained, by way of formal licence if that is what the landlord lawfully requires.

The agreed completion date is not to be earlier than the date five business days after the seller has given notice to the buyer that licence has been obtained.

The seller must: (a) use all reasonable endeavours to obtain the licence at the seller’s expense; and (b) enter into any authorised guarantee agreement properly required.

The buyer must: (a) promptly provide references and other relevant information; and (b) comply with the landlord’s lawful requirements.

If within three months of the contract date (or such longer period as the seller and buyer agree) the licence has not been obtained the seller or the buyer may (if not then in breach of any obligation under this condition G9) by notice to the other terminate the contract at any time before licence is obtained. That termination is without prejudice to the claims of either seller or buyer for breach of this condition G9.

G9.2 G9.3 G9.4

G9.5 G9.6

G10. Interest and apportionments G10.1 If the actual completion date is after the agreed completion date for any reason other than the seller’s default the buyer must pay interest at the interest rate on the price (less any deposit paid) from the agreed completion date up to and including the actual completion date.

G10.2 Subject to condition G11 the seller is not obliged to apportion or account for any sum at completion unless the seller has received that sum in cleared funds. The seller must pay to the buyer after completion any sum to which the buyer is entitled that the seller subsequently receives in cleared funds.

G10.3 Income and outgoings are to be apportioned at actual completion date unless: (a) the buyer is liable to pay interest; and (b) the seller has given notice to the buyer at any time up to completion requiring apportionment on the date from which interest becomes payable by the buyer; in which event income and outgoings are to be apportioned on the date from which interest becomes payable by the buyer.

G10.4 Apportionments are to be calculated on the basis that: (a) the seller receives income and is liable for outgoings for the whole of the day on which apportionment is to be made; (b) annual income and expenditure accrues at an equal daily rate assuming 365 days in a year, and income and expenditure relating to some other period accrues at an equal daily rate during the period to which it relates; and (c) where the amount to be apportioned is not known at completion apportionment is to be made by reference to a reasonable estimate and further payment is to be made by seller or buyer as appropriate within five business days of the date when the amount is known.

G11. Arrears Part 1 Current rent G11.1 “Current rent” means, in respect of each of the tenancies subject to which the lot is sold, the instalment of rent and other sums payable by the tenant in advance on the most recent rent payment date on or within four months preceding completion.

G11.2 If on completion there are any arrears of current rent the buyer must pay them, whether or not details of those arrears are given in the special conditions.

G11.3 Parts 2 and 3 of this condition G11 do not apply to arrears of current rent.

Part 2 Buyer to pay for arrears G11.4 Part 2 of this condition G11 applies where the special conditions give details of arrears.

G11.5 The buyer is on completion to pay, in addition to any other money then due, an amount equal to all arrears of which details are set out in the special conditions.

G11.6 If those arrears are not old arrears the seller is to assign to the buyer all rights that the seller h recover those arrears.

Part 3 Buyer not to pay for arrears G11.7 Part 3 of this condition G11 applies where the special conditions: (a) so state; or (b) give no details of any arrears.

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G11.8 While any arrears due to the seller remain unpaid the buyer must: (a) try to collect them in the ordinary course of management but need not take legal proceedings or forfeit the tenancy; (b) pay them to the seller within five business days of receipt in cleared funds (plus interest at the interest rate calculated on a daily basis for each subsequent day’s delay in payment); (c) on request, at the cost of the seller, assign to the seller or as the seller may direct the right to demand and sue for old arrears, such assignment to be in such form as the seller’s conveyancer may reasonably require; (d) if reasonably required, allow the seller’s conveyancer to have on loan the counterpart of any tenancy against an undertaking to hold it to the buyer’s order; (e) not without the consent of the seller release any tenant or surety from liability to pay arrears or accept a surrender of or forfeit any tenancy under which arrears are due; and (f) if the buyer disposes of the lot prior to recovery of all arrears obtain from the buyer’s successor in title a covenant in favour of the seller in similar form to part 3 of this condition G11.

G11.9 Where the seller has the right to recover arrears it must not without the buyer’s written consent bring insolvency proceedings against a tenant or seek the removal of goods from the lot.

G12. Management G12.1 This condition G12 applies where the lot is sold subject to tenancies.

G12.2 The seller is to manage the lot in accordance with its standard management policies pending completion.

G12.3 The seller must consult the buyer on all management issues that would affect the buyer after completion (such as, but not limited to, an application for licence; a rent review; a variation, surrender, agreement to surrender or proposed forfeiture of a tenancy; or a new tenancy or agreement to grant a new tenancy) and: (a) the seller must comply with the buyer’s reasonable requirements unless to do so would (but for the indemnity in paragraph (c)) expose the seller to a liability that the seller would not otherwise have, in which case the seller may act reasonably in such a way avoid that liability; (b) if the seller gives the buyer notice of the seller’s intended act and the buyer does not object within five business days giving reasons for the objection the seller may act as the seller intends; and (c) the buyer is to indemnify the seller against all loss or liability the seller incurs through acting as the buyer requires, or by reason of delay caused by the buyer.

G13. Rent deposits G13.1 This condition G13 applies where the seller is holding or otherwise entitled to money by way of rent deposit in respect of a tenancy. In this condition G13 “rent deposit deed” means the deed or other document under which the rent deposit is held.

G13.2 If the rent deposit is not assignable the seller must on completion hold the rent deposit on trust for the buyer and, subject to the terms of the rent deposit deed, comply at the cost of the buyer with the buyer’s lawful instructions.

G13.3 Otherwise the seller must on completion pay and assign its interest in the rent deposit to the buyer under an assignment in which the buyer covenants with the seller to: (a) observe and perform the seller’s covenants and conditions in the rent deposit deed and indemnify the seller in respect of any breach; (b) give notice of assignment to the tenant; and (c) give such direct covenant to the tenant as may be required by the rent deposit deed.

G14. VAT G14.1 Where a sale condition requires money to be paid or other consideration to be given, the payer must also pay any VAT that is chargeable on that money or consideration, but only if given a valid VAT invoice.

G14.2 Where the special conditions state that no VAT option has been made the seller confirms that none has been made by it or by any company in the same VAT group nor will be prior to completion.

G15. Transfer as a going concern G15.1 Where the special conditions so state: (a) the seller and the buyer intend, and will take all practicable steps (short of an appeal) to procure, that the sale is treated as a transfer of a going concern; and (b) this condition G15 applies.

G15.2 The seller confirms that the seller (a) is registered for VAT, either in the seller’s name or as a member of the same VAT group; and (b) has (unless the sale is a standard-rated supply) made in relation to the lot a VAT option that remains valid and will not be revoked before completion.

G15.3 The buyer confirms that: (a) it is registered for VAT, either in the buyer’s name or as a member of a VAT group; (b) it has made, or will make before completion, a VAT option in relation to the lot and will not revoke it before or within three months after completion; (c) article 5(2B) of the Value Added Tax (Special Provisions) Order 1995 does not apply to it; and (d) it is not buying the lot as a nominee for another person.

G15.4 The buyer is to give to the seller as early as possible before the agreed completion date evidence: (a) of the buyer’s VAT registration; (b) that the buyer has made a VAT option; and (c) that the VAT option has been notified in writing to HM Revenue and Customs; and if it does not produce the relevant evidence at least two business days before the agreed completion date, condition G14.1 applies at completion.

General conditions of sale

G15.5 The buyer confirms that after completion the buyer intends to: (a) retain and manage the lot for the buyer’s own benefit as a continuing business as a going concern subject to and with the benefit of the tenancies; and (b) collect the rents payable under the tenancies and charge VAT on them G15.6 If, after completion, it is found that the sale of the lot is not a transfer of a going concern then: (a) the seller’s conveyancer is to notify the buyer’s conveyancer of that finding and provide a VAT invoice in respect of the sale of the lot; (b) the buyer must within five business days of receipt of the VAT invoice pay to the seller the VAT due; and (c) if VAT is payable because the buyer has not complied with this condition G15, the buyer must pay and indemnify the seller against all costs, interest, penalties or surcharges that the seller incurs as a result.

G16. Capital allowances G16.1 This condition G16 applies where the special conditions state that there are capital allowances available in respect of the lot.

G16.2 The seller is promptly to supply to the buyer all information reasonably required by the buyer in connection with the buyer’s claim for capital allowances.

G16.3 The value to be attributed to those items on which capital allowances may be claimed is set out in the special conditions.

G16.4 The seller and buyer agree: (a) to make an election on completion under Section 198 of the Capital Allowances Act 2001 to give effect to this condition G16; and (b) to submit the value specified in the special conditions to HM Revenue and Customs for the purposes of their respective capital allowance computations.

G17. Maintenance agreements G17.1 The seller agrees to use reasonable endeavours to transfer to the buyer, at the buyer’s cost, the benefit of the maintenance agreements specified in the special conditions.

G17.2 The buyer must assume, and indemnify the seller in respect of, all liability under such contracts from the actual completion date.

G18. Landlord and Tenant Act 1987 G18.1 This condition G18 applies where the sale is a relevant disposal for the purposes of part I of the Landlord and Tenant Act 1987.

G18.2 The seller warrants that the seller has complied with sections 5B and 7 of that Act and that the requisite majority of qualifying tenants has not accepted the offer.

G19. Sale by practitioner G19.1 This condition G19 applies where the sale is by a practitioner either as seller or as agent of the seller.

G19.2 The practitioner has been duly appointed and is empowered to sell the lot.

G19.3 Neither the practitioner nor the firm or any member of the firm to which the practitioner belongs has any personal liability in connection with the sale or the performance of the seller’s obligations. The transfer is to include a declaration excluding that personal liability.

G19.4 The lot is sold: (a) in its condition at completion; (b) for such title as the seller may have; and (c) with no title guarantee; and the buyer has no right to terminate the contract or any other remedy if information provided about the lot is inaccurate, incomplete or missing.

G19.5 Where relevant: (a) the documents must include certified copies of those under which the practitioner is appointed, the document of appointment and the practitioner’s acceptance of appointment; and (b) the seller may require the transfer to be by the lender exercising its power of sale under the Law of Property Act 1925.

G19.6 The buyer understands this condition G19 and agrees that it is fair in the circumstances of a sale by a practitioner.

G20. TUPE G20.1 If the special conditions state “There are no employees to which TUPE applies”, this is a warranty by the seller to this effect.

G20.2 If the special conditions do not state “There are no employees to which TUPE applies” the following paragraphs apply: (a) The seller must notify the buyer of those employees whose contracts of employment will transfer to the buyer on completion (the “Transferring Employees”). This notification must be given to the buyer not less than 14 days before completion. (b) The buyer confirms that it will comply with its obligations under TUPE and any special conditions in respect of the Transferring Employees. (c) The buyer and the seller acknowledge that pursuant and subject to TUPE, the contracts of employment between the Transferring Employees and the seller will transfer to the buyer on completion. (d) The buyer is to keep the seller indemnified against all liability for the Transferring Employees after completion.

G21. Environmental G21.1 This condition G21 only applies where the special conditions so provide.

G21.2 The seller has made available such reports as the seller has the environmental condition of the lot and has given the buyer the opportunity to carry out investigations (whether or not the buyer has read those reports or carried out any investigation) and the buyer admits that the price takes into account the environmental condition of the lot.

G21.3 The buyer agrees to indemnify the seller in respect of all liability for or resulting from the environmental condition of the lot.

G22. Service Charge G22.1 This condition G22 applies where the lot is sold subject to tenancies that include service charge provisions.

G22.2 No apportionment is to be made at completion in respect of service charges.

G22.3 Within two months after completion the seller must provide to the buyer a detailed service charge account for the service charge year current on completion showing: (a) service charge expenditure attributable to each tenancy; (b) payments on account of service charge received from each tenant; (c) any amounts due from a tenant that have not been received; (d) any service charge expenditure that is not attributable to any tenancy and is for that reason irrecoverable.

G22.4 In respect of each tenancy, if the service charge account shows that: (a) payments on account (whether received or still then due from a tenant) exceed attributable service charge expenditure, the seller must pay to the buyer an amount equal to the excess when it provides the service charge account; (b) attributable service charge expenditure exceeds payments on account (whether those payments have been received or are still then due), the buyer must use all reasonable endeavours to recover the shortfall from the tenant at the next service charge reconciliation date and pay the amount so recovered to the seller within five business days of receipt in cleared funds; but in respect of payments on account that are still due from a tenant condition G11 (arrears) applies.

G22.5 In respect of service charge expenditure that is not attributable to any tenancy the seller must pay the expenditure incurred in respect of the period before actual completion date and the buyer must pay the expenditure incurred in respect of the period after actual completion date. Any necessary monetary adjustment is to be made within five business days of the seller providing the service charge account to the buyer.

G22.6 If the seller holds any reserve or sinking fund on account of future service charge expenditure or a depreciation fund: (a) the seller must pay it (including any interest earned on it) to the buyer on completion; and (b) the buyer must covenant with the seller to hold it in accordance with the terms of the tenancies and to indemnify the seller if it does not do so.

G23. Rent reviews G23.1 This condition G23 applies where the lot is sold subject to a tenancy under which a rent review due on or before the actual completion date has not been agreed or determined.

G23.2 The seller may continue negotiations or rent review proceedings up to the actual completion date but may not agree the level of the revised rent or commence rent review proceedings without the written consent of the buyer, such consent not to be unreasonably withheld or delayed.

G23.3 Following completion the buyer must complete rent review negotiations or proceedings as soon as reasonably practicable but may not agree the level of the revised rent without the written consent of the seller, such consent not to be unreasonably withheld or delayed.

G23.4 The seller must promptly: (a) give to the buyer full details of all rent review negotiations and proceedings, including copies of all correspondence and other papers; and (b) use all reasonable endeavours to substitute the buyer for the seller in any rent review proceedings.

G23.5 The seller and the buyer are to keep each other informed of the progress of the rent review and have regard to any proposals the other makes in relation to it.

G23.6 When the rent review has been agreed or determined the buyer must account to the seller for any increased rent and interest recovered from the tenant that relates to the seller’s period of ownership within five business days of receipt of cleared funds.

G23.7 If a rent review is agreed or determined before completion but the increased rent and any interest recoverable from the tenant has not been received by completion the increased rent and any interest recoverable is to be treated as arrears.

G23.8 The seller and the buyer are to bear their own costs in relation to rent review negotiations and proceedings.

G24. Tenancy renewals G24.1 This condition G24 applies where the tenant under a tenancy has the right to remain in occupation under part II of the Landlord and Tenant Act 1954 (as amended) and references to notices and proceedings are to notices and proceedings under that Act. G24.2 Where practicable, without exposing the seller to liability or penalty, the seller must not without the written consent of the buyer (which the buyer must not unreasonably withhold or delay) serve or respond to any notice or begin or continue any proceedings.

G24.3 If the seller receives a notice the seller must send a copy to the buyer within five business days and act as the buyer reasonably directs in relation to it.

G24.4 Following completion the buyer must: (a) with the co-operation of the seller take immediate steps to substitute itself as a party to any proceedings; (b) use all reasonable endeavours to conclude any proceedings or negotiations for the renewal of the tenancy and the determination of any interim rent as soon as reasonably practicable at the best rent or rents reasonably obtainable; and (c) if any increased rent is recovered from the tenant (whether as interim rent or under the renewed tenancy) account to the seller for the part of that increase that relates to the seller’s period of ownership of the lot within five business days of receipt of cleared funds.

G24.5 The seller and the buyer are to bear their own costs in relation to the renewal of the tenancy and any proceedings relating to this.

71

General and extra conditions of sale

G25. Warranties G25.1 Available warranties are listed in the special conditions.

G25.2 Where a warranty is assignable the seller must: (a) on completion assign it to the buyer and give notice of assignment to the person who gave the warranty; and (b) apply for (and the seller and the buyer must use all reasonable endeavours to obtain) any consent to assign that is required. If consent has not been obtained by completion the warranty must be assigned within five business days after the consent has been obtained.

G25.3 If a warranty is not assignable the seller must after completion: (a) hold the warranty on trust for the buyer; and (b) at the buyer’s cost comply with such of the lawful instructions of the buyer in relation to the warranty as do not place the seller in breach of its terms or expose the seller to any liability or penalty.

G26. No assignment The buyer must not assign, mortgage or otherwise transfer or part with the whole or any part of the buyer’s interest under this contract.

G27. Registration at the Land Registry G27.1 This condition G27.1 applies where the lot is leasehold and its sale either triggers first registration or is a registrable disposition. The buyer must at its own expense and as soon as practicable: (a) procure that it becomes registered at Land Registry as proprietor of the lot; (b) procure that all rights granted and reserved by the lease under which the lot is held are properly noted against the affected titles; and (c) provide the seller with an official copy of the register relating to such lease showing itself registered as proprietor.

G27.2 This condition G27.2 applies where the lot comprises part of a registered title. The buyer must at its own expense and as soon as practicable: (a) apply for registration of the transfer; (b) provide the seller with an official copy and title plan for the buyer’s new title; and (c) join in any representations the seller may properly make to Land Registry relating to the application.

G28. Notices and other communications G28.1 All communications, including notices, must be in writing. Communication to or by the seller or the buyer may be given to or by their conveyancers.

G28.2 A communication may be relied on if: (a) delivered by hand; or (b) made electronically and personally acknowledged (automatic acknowledgement does not count); or (c) there is proof that it was sent to the address of the person to whom it is to be given (as specified in the sale memorandum) by a postal service that offers normally to deliver mail the next following business day.

G28.3 A communication is to be treated as received: (a) when delivered, if delivered by hand; or (b) when personally acknowledged, if made electronically; but if delivered or made after 1700 hours on a business day a communication is to be treated as received on the next business day.

G28.4 A communication sent by a postal service that offers normally to deliver mail the next following business day will be treated as received on the second business day after it has been posted.

G29. Contracts (Rights of Third Parties) Act 1999 No one is intended to have any benefit under the contract pursuant to the Contract (Rights of Third Parties) Act 1999.

Extra conditions of sale 1.

Sale by private treaty The Seller reserves the right (and the Auctioneers shall be entitled to exercise that right on behalf of the Seller) to sell the whole or any part of the Lot by private treaty before the auction.

2. Fixtures fittings service media and installations 2.1 The Seller makes no representations the ownership of fixtures fittings electrical wiring and fittings gas fittings and installations or central heating installation or any pipes or any sanitary or other fittings or any fixtures of a type normally described as landlord's fixtures.

The Buyer shall satisfy himself the ownership of them and whether or not they or any of them are subject to any conditional or deferred sale or any hire or hire purchase agreements and the sale is subject to the rights of any person in or to them.

2.2 Neither the Seller nor the Auctioneer accepts any liability in respect of payment which may be outstanding in respect of those fixtures fittings and installations or any of them or any other responsibility whatsoever regarding them.

2.3 Where the Seller is a party to any conditional or deferred sale or hire or hire purchase agreement as referred to in Extra Condition 2.1 above the Buyer shall keep the Seller fully and effectively indemnified from and against all costs claims demands and damages and losses and any other expenses arising from any breach non-observance or non-performance of the contract (whether or not resulting from the sale to the Buyer).

3. Parties' Capacity 3.1 If the individual who signed the memorandum in respect of any Lot on behalf of the Buyer is not the same individual who made the successful bid their liability shall be joint and several between them and if neither of them is the principal then the liability will also be joint and several with that of the principal and such individual or individuals are in these Extra Conditions referred to as "the Guarantor".

3.2 If the Buyer shall be a body corporate or a body of trustees then the contract shall be deemed to be entered into at the request of the Guarantor and: 3.2.1 the Guarantor warrants that the Buyer is a properly constituted body corporate or body of trustees of good standing and empowered to purchase any estate or interest in and (or an estate or interest in land of the nature of the Lot) and has or will at the agreed completion date have the funds available to complete the purchase; 3.2.2 the Guarantor warrants that he has been duly authorised by the Buyer to bind the Buyer (and if more than one then each of them) to purchase the Lot. 3.3 The Guarantor (as witnessed by his signing the sale memorandum which he shall be deemed to have done both as agent for the Buyer and himself as Guarantor) guarantees to the Seller that : 3.3.1 he will within five (5) Working Days of any written request from the Seller's solicitors supply reasonable evidence to support the foregoing warranties; 3.3.2 the Buyer will observe and perform his obligations under the contract to purchase the Lot; 3.3.3 he will pay make good and keep the Seller indemnified against all losses actions costs damages and expenses arising by virtue of any neglect or forbearance on the part of the Seller in enforcing or giving time to the Buyer for the performance of the Buyer's contract; and 3.3.4 if the Buyer is a company and enters into liquidation and the liquidator disclaims the contract and if after that the Seller gives not less than 14 days' notice requiring the guarantor to complete the purchase and pay any sums due under the contract then the Guarantor will comply with the requisition.

4. Deposit 4.1 For the purposes of General Condition G2.1(a) the minimum deposit shall be £1,000.00 exclusive of any VAT on the price.

4.2 General Condition G2.2(b) shall be deemed to be deleted and shall be replaced by the following :"The deposit shall be paid to and held by the Auctioneer as agent for the Seller unless the auction conduct conditions provide that it is to be held as stakeholder."

5.

Payment on completion In General Condition G6.3(a) the words "of cleared funds" are to be inserted after the words "direct transfer"

6.

Interest and apportionments The following shall be deemed to be added to General Condition G10.1: "In addition, the Seller shall be entitled to receive income in respect of the Lot during any period of delay in completion up to the actual completion date."

7. Covenants in leases 7.1 The Seller may from the Contract Date and prior to Completion serve notice on any tenant of a Lot in accordance with the Landlord & Tenant (Covenants) Act 1995 seeking a release on the part of the Seller from future liability under the landlord's covenants in any relevant Tenancy.

7.2 if the Seller serves such a notice the Seller shall endeavour to obtain a release but the Seller shall not be required to apply to the Court for a declaration to that effect. The Buyer agrees to supply at the Buyer's cost such information as the Seller may require to satisfy the tenant or the Court that it is reasonable to grant the release.

7.3 if the Seller either fails to obtain a release by Completion or does not serve a notice then the Buyer shall covenant with the Seller in the Transfer: 7.3.1 to serve notice in writing on the Seller on Completion or within five Business Days after Completion of the transfer of the Lot or any part of it by the Buyer to any transferee of the Buyer; and 7.3.2 until the Seller is released from the landlord's covenants, to obtain a covenant from its transferee in favour of the Seller in identical form to this clause 7. Furthermore the parties will apply to the Land Registry to enter in the proprietorship register of the title to the property a restriction preventing the registration of any further transfer unless accompanied by a certificate from the solicitors of the registered proprietor stating either that the provisions of clause 7 have been performed or that the Seller has been released from future liability under the covenants contained in the Tenancy.

8.

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www.as-r.co.uk

Buyer's fee The Buyer will be required to pay to the Auctioneers an administration fee as detailed in the catalogue (including VAT) in respect of each Lot on completion of the sale memorandum.

auctioneers • estate agents • surveyors

29 Bellew Street Earlsfield SW17 0AD

13a Aldis Street Tooting SW17 0RZ

88 Edencourt Road Streatham SW16 6QP

220 Northborough Road Norbury SW16 4BA

45 Balham Hill Balham SW12 9DR

First Floor Flat 21 Lavender Hill Battersea SW11 5QW

Flat 4, 3 Trinity Rise Brixton SW2 2QP

90 Clapham Road Oval SW9 0JJ

57a Alexandra Road Wimbledon SW19 7LB

3 Skydec Apartments 28-30 Heathfield Road Wandsworth SW18 3HP

Flat 1, 14 Roehampton High Street Roehampton SW15 4HJ

13 Garden Court Stanton Road Raynes Park SW20 8RN

20 Penistone Road Streatham SW16 5LU

188a Tooting High Street Tooting SW17 0SF

5 Warwick Gardens London Road Thornton Heath Surrey CR7 7NA

50 Border Gardens Shirley Surrey CR0 8LP

69 Warwick Gardens Kensington W14 8PL

172-174 Fernhard Road Maida Vale W9 3EL

112 Caithness Road Mitcham Surrey CR4 2EW

Land rear of 112 Caithness Road Mitcham Surrey CR4 2EW

Flat 6, 17 St. Peters Road Croydon Surrey CR0 1HL

5 Weatherhill Cottages Hathersham Close Smallfield Horley Surrey RH6 9JE

Nightingale Cottage Park Lane Badgers Oak Cranbrook Kent TN17 2SW

Rendlesham Chatham Road Sandling Maidstone Kent ME14 3AY

Bushey Ruff House Alkham Road Temple Ewell Dover Kent CT16 3EE

1

2

3

4

5

6

7

8

9

10

11

12

13

14

15

16

16a

16b

17

18

19

20

21

22

23

£210,000 +

£330,000 +

£275,000 +

£190,000 +

£140,000 +

To be advised

£325,000 +

£2,995,000 +

£3,950,000 +

£155,000 +

£165,000 +

£450,000 +

£575,000 +

£345,000 +

£250,000 +

£475,000 +

£510,000 +

£25,000 +

£260,000 +

£340,000 +

£435,000 +

£320,000 +

£500,000 +

£345,000 +

£550,000 +

Guide/floor price

Unit 16, 19 & 20 Glenmore Centre Whitecliff Business Park Honeywood Parkway Whitfield Kent CT16 3FH 142 Camden Road Tunbridge Wells Kent TN1 2QZ 175 Streatham Road Mitcham Surrey CR4 2AG Withdrawn Withdrawn

44 45 46 47

Withdrawn

Withdrawn

£270,000 +

£30,000 +

£325,000 +

£190,000 +

£380,000 +

£850,000 +

£420,000 +

£400,000 +

£400,000 +

£685,000 +

Withdrawn

£50,000 +

£200,000 +

£260,000 +

£230,000 +

£130,000 +

£150,000 +

£350,000 +

£210,000 +

£245,000 +

£45,000 +

£1,400,000 +

Guide/floor price

www.as-r.co.uk

151 Mansfield Road Clipstone Village Mansfield Nottinghamshire NG21 9AA

76 Peckham High Street Peckham SE15 5ED

230 High Street Bromley Kent BR1 1PQ

47 London Road Southborough Tunbridge Wells Kent TN4 0PB

18 Kingsway West Wickham Kent BR4 9JF

16 Kingsway West Wickham Kent BR4 9JF

372 Malden Road Worcester Park Surrey KT4 7NL

Withdrawn

Land on the southside, 18 Bourne Street Croydon Surrey CR0 1XL

Site to the rear of 7 Bycullah Road Enfield Middlesex EN2 8EG

Land adjacent to Gaytor Terrace Mulgrave Road Dollis Hill NW10 1BT

Land adjoining 98 Milton Road Belvedere Kent DA17 5BA

Flat 4, 658 London Road Thornton Heath Surrey CR7 7HU

Flat 7, 4 Dunheved Road North Thornton Heath Surrey CR7 6AH

239 & 241 Gipsy Road West Norwood SE27 9QY

28 Austen Close Loughton Essex IG10 3TX

35 Tower Hamlets Road Forest Gate E7 9DA

Flat 2, 4 St. Johns Road St. Leonards on Sea East Sussex TN37 6HP

Horsgate House Hanlye Lane Cuckfield Haywards Heath West Sussex RH17 5HN

Address

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Lot

Central London 45 Pont Street, Knightsbridge, London SW1X 0BD T: 020 7808 8530 F: 020 7708 1981 South London 75 Camberwell Church Street, Camberwell, London SE5 8TU T: 020 7703 4401 F: 020 7708 1981 Dx: 35317 Camberwell Green

Address

Lot

NOTE: Guide Prices can vary up to and including the day of the sale. Updates are available on line at www.as-r.co.uk

Guide Prices: are issued without responsibility and as a general indication of the current level of the vendor’s intentions as to the reserve price, which is the seller’s minimum acceptable price at auction the figure below which the auctioneer cannot sell. The sale price whether prior to or at the auction can be above or below the guide price depending upon market activity.

Auction sale Monday 20th April 2015

April auction Guide prices

51b Landcroft Road East Dulwich SE22 9LG

2a Ebsworth Street Forest Hill SE23 1ES

63 Marsala Road Lewisham SE13 7AA

232 Brownhill Road Catford SE6 1AU

22 Broadmayne Portland Street Walworth SE17 2DS

11 Grange Court Talfourd Road Peckham SE15 5PB

38 Luxor Street Camberwell SE5 9QN

26 Arsenal Road Eltham SE9 1JU

107 Congreve Road Eltham SE9 1LL

27 Lovelace Green Eltham SE9 1LG

21 Hector Street Plumstead SE18 1QT

226 Park Crescent Erith Kent DA8 3ED

176 Gipsy Road Welling Kent DA16 1JQ

149 Ramsgate Road Margate Kent CT9 4EY

8 Grange House Sun Court Erith Kent DA8 2DZ

45/47 Dorset Avenue Great Baddow Chelmsford Essex CM2 9UA

126 Manor Way Borehamwood Hertfordshire WD6 1QX

26 College Place Brighton East Sussex BN2 1HN

36 Fishers Road Totton Southampton Hampshire SO40 9JA

48-49 (& rear of 46-47) Caves Road St. Leonards on Sea East Sussex TN38 0BY

51-52 Caves Road St. Leonards on Sea East Sussex TN38 0BY

Garages opposite 39-40 Croyland Road Edmonton N9 7AY

27 Vanbrugh Court Wincott Street Kennington SE11 4NS

Man of Steel Public House Pontfaen Road Newport Gwent NP19 4NW

352-354 Fulham Palace Road Fulham SW6 6HT

158-162 Tooting High Street Tooting SW17 0RT

41 Beatrice Avenue Streatham SW16 4UW

7 Stanger Road South Norwood SE25 5JU

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E: auctions@as-r.co.uk

Address

Withdrawn

Lot

48

Guide prices (cont)

£20,000 +

£5,900 +

£25,000 +

£4,500 +

£27,000 +

£26,000 +

£155,000 +

£45,000 +

£55,000 +

£110,000 +

To be advised

£200,000 +

£220,000 +

£70,000 +

£185,000 +

£275,000 +

£170,000 +

£180,000 +

To be advised

£215,000 +

£260,000 +

£1,100,000 +

£210,000 +

£140,000 +

£120,000 +

£520,000 +

£350,000 +

£260,000 +

Withdrawn

Guide/floor price

95

94

93

92

91

90

89

88

87

86

85

84

83

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79

78

77

Lot

Address

65a & 65b George Street Taunton Somerset TA2 7DG

63a & 63b George Street Taunton Somerset TA2 7DG

61a & 61b George Street Taunton Somerset TA2 7DG

59a & 59b George Street Taunton Somerset TA2 7DG

94 & 96 Lea Vale Crayford Kent DA1 4DL

90 & 92 Lea Vale Crayford Kent DA1 4DL

78 & 80 Lea Vale Crayford Kent DA1 4DL

74 & 76 Lea Vale Crayford Kent DA1 4DL

41 & 43 Lea Vale Crayford Kent DA1 4DL

37 & 39 Lea Vale Crayford Kent DA1 4DL

33 & 35 Lea Vale Crayford Kent DA1 4DL

29 & 31 Lea Vale Crayford Kent DA1 4DL

64 & 66 Bramshot Avenue Charlton SE7 7JF

33 & 34 Methuen Close Edgware Middlesex HA8 6HA

71 Green Lane Shepperton Middlesex TW17 8DU

29 Grove Crescent Kingston upon Thames Surrey KT1 2DG

287 Purley Way Croydon Surrey CR0 4NU

8 Bensham Manor Road Thornton Heath Surrey CR7 7AA

Crossways House Mayfield Road South Croydon Surrey CR2 0BG

£18,000 +

£19,000 +

£18,000 +

£3,000 +

£14,000 +

£29,000 +

£25,000 +

£26,000 +

£46,000 +

£26,000 +

£27,000 +

£26,000 +

£11,000 +

£42,000 +

£3,500 +

£2,500 +

£10,000 +

£3,000 +

£27,000 +

Guide/floor price

auctioneers • estate agents • surveyors

Lot

1

2

3

4

5

6

7

9

10

11

12

13

14

15

16a

16b

17

18

19

20

21

22

23

24

26

Code

PD-1

PD-1

MG-2

MG-2

PD-1

PD-1

PD-2

PD-1

PD-1

PD-1

PD-1

MG-2

PD-1

MG-2

O

O

MG-2

MG-2

MG-2

JL

PH

PH

PH

JL

MA-1

35 Tower Hamlets Road Forest Gate E7 9DA

Horsgate House and 11,12,13,18 &19 Horsgate Mews, Hanlye Lane Cuckfield Haywards Heath West Sussex RH17 5HN

Bushey Ruff House Alkham Valley Road Temple Ewell Dover Kent CT16 3EE

Rendlesham Chatham Road Sandling Maidstone Kent ME14 3AY

Nightingale Cottage Park Lane Badgers Oak Cranbrook Kent TN17 2SW

5 Weatherhill Cottages Hathersham Close Smallfield Horley Surrey RH6 9JE

Flat 6, 17 St. Peters Road Croydon Surrey CR0 1HL

Land rear of 112 Caithness Road Mitcham Surrey CR4 2EW

112 Caithness Road Mitcham Surrey CR4 2EW

172-174 Fernhard Road Maida Vale W9

69 Warwick Gardens Kensington W14 8PL

5 Warwick Gardens London Road Thornton Heath Surrey CR7 7NA

188a Tooting High Street Tooting SW17 0SF

20 Penistone Road Streatham SW16 5LU

13 Garden Court Stanton Road Raynes Park SW20 8RN

Flat 1, 14 Roehampton High Street Roehampton SW15 4HJ

3 Skydec Apartments 28-30 Heathfield Road Wandsworth SW18 3HP

57a Alexandra Road Wimbledon SW19 7LB

Flat 4, 3 Trinity Rise Brixton SW2 2QP

First Floor Flat 21 Lavender Hill Battersea SW11 5QW

45 Balham Hill Balham SW12 9DR

220 Northborough Road Norbury SW16 4BA

88 Edencourt Road Streatham SW16 6QP

13a Aldis Street Tooting SW17 0RZ

29 Bellew Street Earlsfield SW17 0AD

Address

3.30pm

10.45am

10.45am

1.15pm

11.45am

3.00pm

12.30pm

10.00am

Tues 7th April

1.00pm

11.00am

10.30am

11.45am

10.00am

1.30pm

3.00pm

4.15pm

11.30am

2.15pm

10.00am

10.45am

1.00pm

12.15pm

Wed 8th April

3.30pm

10.45am

10.45am

1.15pm

11.45am

3.00pm

12.30pm

10.00am

Thurs 9th April

11.45am

11.00am 1.00pm

1.30pm

3.00pm

4.15pm

11.30am

2.15pm

10.00am

10.45am

1.00pm

12.15pm

Mon 13th April

1.15pm

11.45am

3.00pm

12.30pm

10.00am

Tue 14th April

3.30pm

10.45am

10.45am

1.00pm

4.00pm

1.45pm

10.30am

11.45am

3.00pm

3.30pm

10.45am

10.45am

Phone Auctioneers Tel: 020 7703 4401

10.30am 1.45pm

1.15pm

11.45am

3.00pm

12.30pm

10.00am

Sat 11th April

Phone Auctioneers Tel: 020 7703 4401

10.00am

1.30pm

3.00pm

4.15pm

11.30am

2.15pm

10.00am

10.45am

1.00pm

12.15pm

Fri 10th April

1.00pm

11.00am

1.45pm

10.30am

11.45am

10.00am

1.30pm

3.00pm

4.15pm

11.30am

2.15pm

10.00am

10.45am

1.00pm

12.15pm

Wed 15th April

1.00pm

11.00am

1.45pm

10.30am

11.45am

10.00am

1.30pm

3.00pm

4.15pm

11.30am

2.15pm

10.00am

10.45am

1.00pm

12.15pm

Fri 17th April

www.as-r.co.uk

3.30pm

10.45am

10.45am

1.15pm

11.45am

3.00pm

12.30pm

10.00am

Thurs 16th April

Notes: 1. Where times are specified our staff will attend to open up the premises at these times. There is no need to register, just turn up for the viewing. Keys will not be released to individuals. 2. SPECIAL NOTICE: Some of these properties are generally in poor condition, some with missing floorboards, falling ceilings, and other defects. Fittings and fixtures might be broken or missing and there might be an accumulation of furniture, personal effects and rubbish in the premises. Purchasers take the properties “as is” at the time of completion. Viewing is at your own risk and you are advised to bring a torch and be very careful. The auctioneers take no responsibility for any accidents, losses or damages. 3. Whilst our viewing agents make every effort to keep to the scheduled times, circumstances may lead to a delay and accordingly we ask prospective buyers to be tolerant in such situations.

April auction Viewing times and dates

27

29

30

36

40

41

49

50

51

52

54

55

56

57

58

59

60

61

62

64

65

66

67

MA-1

MG-2

MG-2

O

MG-1

O

PD-2

PD-2

PD-2

O

PD-2

PD-2

MG-1

MG-1

MG-1

MG-1

MG-1

MG-1

O

MA-1

O

SS

DT

36 Fishers Road Totton Southampton SO40 9JA

26 College Place Brighton East Sussex BN2 1HN

126 Manor Way Borehamwood Hertfordshire WD6 1QX

45/47 Dorset Avenue Great Baddow Chelmsford CM2 9UA

149 Ramsgate Road Margate Kent CT9 4EY

176 Gipsy Road Welling Kent DA16 1JQ

226 Park Crescent Erith Kent DA8 3ED

21 Hector Street Plumstead SE18 1QT

27 Lovelace Green Eltham SE9 1LG

107 Congreve Road Eltham SE9 1LL

26 Arsenal Road Eltham SE9 1JU

38 Luxor Street Camberwell SE5 9QN

11 Grange Court Talfourd Road Peckham SE15 5PB

232 Brownhill Road Catford SE6 1AU

63 Marsala Road Lewisham SE13 7AA

2a Ebsworth Street Forest Hill SE23 1ES

51b Landcroft Road East Dulwich SE22 9LG

76 Peckham High Street Peckham SE15 5ED

230 High Street Bromley Kent BR1 1PQ

372 Malden Road Worcester Park Surrey KT4 7NL

658 London Road Thornton Heath Surrey CR7 7HU

Flat 7, 4 Dunheved Road North Thornton Heath Surrey CR7 6AH

28 Austen Close Loughton Essex IG10 3TX

Address

E: auctions@as-r.co.uk

Lot

Code

Viewing times and dates (cont)

10.00am

10.00am

10.00am

11.00am

10.00am

12noon

1.30pm

2.00pm

1.00pm

3.15pm

11.30am

Wed 8th April

10.00am

10.45am

12noon

1.00pm

2.00pm

2.00pm

2.30pm

Thurs 9th April

2.00pm

2.30pm

Sat 11th April 11.30am

Mon 13th April

2.00pm

2.30pm

Tue 14th April

2.00pm 12noon

1.00pm

11.00am

10.00am

12noon

1.30pm

2.00pm

1.00pm

10.45am 10.00am

10.00am

10.00am

10.00am

10.00am

10.00am

10.45am

12noon

1.00pm

2.00pm

2.00pm

2.30pm

Thurs 16th April

10.00am

10.00am

10.00am

11.00am

10.00am

12noon

1.30pm

2.00pm

1.00pm

3.15pm

11.30am

Fri 17th April

www.as-r.co.uk

10.00am

10.00am

11.00am

10.00am

12noon

1.30pm

2.00pm

1.00pm

3.15pm

11.30am

Wed 15th April

Central London 45 Pont Street, Knightsbridge, London SW1X 0BD T: 020 7808 8530 F: 020 7708 1981 South London 75 Camberwell Church Street, Camberwell, London SE5 8TU T: 020 7703 4401 F: 020 7708 1981 Dx: 35317 Camberwell Green

10.00am

10.00am

Phone Auctioneers Tel: 020 7703 4401

10.00am

Phone Auctioneers Tel: 020 7703 4401

11.00am

10.00am

10.45am

Phone Auctioneers Tel: 020 7703 4401

12noon

1.00pm

2.00pm

Phone Auctioneers Tel: 020 7703 4401

3.15pm

Phone Auctioneers Tel: 020 7703 4401

10.00am

12noon

1.30pm

2.00pm

1.00pm

3.15pm

11.30am

Fri 10th April

Professional Property People

10.00am

10.45am

12noon

1.00pm

2.00pm

2.00pm

2.30pm

Tues 7th April

auctioneers • estate agents • surveyors

Sale memorandum Date

Name of Seller

Name and address of Buyer

The Lot

The Price (excluding any VAT)

Deposit paid

The Seller agrees to sell and the Buyer agrees to buy the Lot for the Price. This agreement is subject to the Conditions so far as they apply to the Lot. We acknowledge receipt of your deposit.

Signed by, or on behalf of the Buyer

Signed by andrew scott robertson as agent for the Seller The Buyers solicitors are:

Address

Contact

Hotel Russell

(side entrance)

Venue

Central London

Hotel Russell 1-8 Russell Square London WC1B 5BE T: 020 7837 6470 F: 020 7837 2857

45 Pont Street Knightsbridge London SW1X 0BD T: 020 7808 8530 F: 020 7708 1981

Nearest tube Russell Square (Piccadilly line) Holborn (Central & Piccadilly lines)

75 Camberwell Church Street Camberwell, London SE5 8TU T: 020 7703 4401 F: 020 7708 1981 Dx: 35317 Camberwell Green

Parking

E: auctions@as-r.co.uk

South London

On street meter parking from 8.30am - 8.30pm Off-street parking indicated on map

www.as-r.co.uk

Auction dates 2015 Monday 1st June Monday 20th July Tuesday 22nd September Monday 26th October Tuesday 15th December

Certificate No: 3331 ISO 9001:2008