Land and Property Auction
Thursday 23 July 2015 At 12.00pm Diss Auction Rooms Roydon Road Diss IP22 4LN
10 Market Hill, Diss Norfolk IP22 4WJ t. 01379 641 341
33 Market Street, Wymondham, Norfolk NRI8 0AJ t. 01953 423 188
prop@twgaze.co.uk
www.twgaze.co.uk
Printed and online catalogue
This catalogue contains details about properties being sold at auction. Those details are subject to change up to and including the day of the auction. Please check our website regularly at www.twgaze.co.uk and look out for any additional materials available on the day of the auction, in order to stay fully informed with the up to date information.
Registration
Buyers will be required to register before bidding. Photographic identification will be required (e.g. passport or modern driving licence) plus a current utility bill (within the last six months).
Sales particulars
Any plans, photographs, areas or schedules within the catalogue, whilst prepared as carefully as possible, are for guidance only, are not necessarily to scale, and do not form part of any contract. Although they are believed to be correct, their accuracy cannot be guaranteed. Neither the vendors nor the agents nor any person in their employ, give, or are entitled to give, any representation or warranty in relation to the properties or any part thereof.
Wayleaves, easements and rights of way
The land is sold subject to and with the benefit of all existing rights, including rights of way, whether public or private, light, support, drainage, electricity supply and other rights, easements, quasi-easements and all wayleaves whether referred to or not in these particulars. Timber, sporting and minerals all are included within the sale of the freehold.
Guide price
An indication of the seller’s current minimum acceptable price at auction. The guide price or range of guide prices is given to assist consumers in deciding whether or not to pursue a purchase. It is usual, but not always the case, that a provisional reserve range is agreed between the seller and the auctioneer at the start of marketing. As the reserve is not fixed at this stage and can be adjusted by the seller at any time up to the day of the auction in the light of interest shown during the marketing period, a guide price is issued. This guide price can be shown in the form of a minimum and maximum price range within which an acceptable sale price (reserve) would fall, or as a single price figure within 10% of which the minimum acceptable price (reserve) would fall. A guide price is different to a reserve price (see separate definition). Both the guide price and the reserve price can be subject to change up to and including the day of the auction.
Reserve price
The seller’s minimum acceptable price at auction and the figure below which the auctioneer cannot sell. The reserve price is not disclosed and remains confidential between the seller and the auctioneer. Both the guide price and the reserve price can be subject to change up to and including the day of the auction.
Liability of the bidder
The successful bidder will have entered a legally binding contract upon the fall of the auctioneer’s hammer. Before bidding at auction it is advisable to obtain the legal documents and consult a solicitor.
Deposit
Each purchaser will be required to pay a deposit of 10% of the hammer price, subject to a minimum deposit of £2,000. This deposit will only be accepted by Banker’s Draft, Building Society cheque or a personal cheque. Cash or card payments will not be accepted.
Administration charge
An administration charge of £250 + VAT per lot will be payable by the purchasers to the agents upon exchange of contracts. A VAT receipt will be issued the day following the auction. These arrangements will include pre-auction and post-auction purchases.
Insurance
The successful purchaser of each lot will be responsible for insuring the property from the fall of the hammer.
Bidding
Each property will be offered individually by the auctioneer. It is the responsibility of the prospective purchaser to ensure that their bid is clearly seen. The auctioneer will end each sale by offering the property three times at the highest bid and upon the fall of the hammer no further bids will be accepted.The vendor reserves the right for TW Gaze to bid on their behalf up to the reserve.
Sales prior to auction
The vendor reserves the right to accept an offer on a property made prior to auction. If you are intending to bid at the auction for a specific lot we recommend that you speak to the agents’ office to ensure that the property is still available. Neither TW Gaze nor its client will be responsible for any losses or abortive costs incurred by prospective purchasers in respect of lots which are either withdrawn or sold prior to auction.
Legal documents
All legal documents are available for inspection at the appropriate solicitors’ offices and the agents’ offices. Legal packs for Residential properties only are also available online at twgaze.co.uk. If purchasers require a pack to be sent out there will be a charge of £20 per pack to cover postage and printing, or alternatively they can be sent free of charge by email.
VAT
Should any sale of the property, or any rights attached to it, become a chargeable supply for the purposes of VAT, such tax will be payable by the purchaser(s) in addition to the contract price.
Attending the auction
It is advised that all interested parties or their appointed agents should attend the auction in order to bid. If this is not possible then you may bid by telephone or by authorising the auctioneer to bid on your behalf but in either case this must be done by prior arrangement and written instructions received. Proxy bidding forms are available upon request.
Viewings
For blocks of land, viewing is during daylight hours with details in hand unless stated otherwise under the lot. For all other property, viewing is strictly by appointment with TW Gaze - telephone Diss 01379 641 341 or Wymondham 01953 423 188. All viewings are undertaken at the viewer’s own risk. Special care should be taken when viewing properties such as barns for conversion and those in need of renovation.
Services
The services/appliances/central heating and heating system/plumbing and electrical installations have not been tested by the selling agents and the purchasers must satisfy themselves as to the condition and warranty of these items.
TWG (1857) Ltd trading as TW Gaze. Registered in England and Wales. Registration Number 08965732. A list of Directors is available for inspection at the Registered Office: 10 Market Hill, Diss, Norfolk IP22 4WJ. Regulated by RICS.
The Auction Team An Introduction to TW Gaze
TW Gaze was established more than 150 years ago and is renowned for delivering consistent professional advice as well as unrivalled knowledge and experience in all aspects of its business. An independent and dynamic firm, it holds dear to the traditional values upon which it was established, but is also at the forefront of new technology to ensure the best is always delivered. Whether you are an existing client or new to TW Gaze, you can be assured of quality, bespoke advice from people with expertise in their field. The areas this fine old firm cover include residential, commercial
The Auction Team
Land and property auctions have been an important part of TW Gaze’s business since it was founded in 1857. For many years selling by auction was considered almost the only way to sell, but has now become a more specialised, niche market. As economic conditions have become more challenging, vendors need as much as possible in their favour to ensure they achieve a successful sale. The auction process is often the best way of achieving this, as it is both transparent and cost-effective, and may well be the best way to achieve the optimum result for your property. The lots offered are varied, including renovation projects, building plots, barns for conversion, agricultural land and amenity land. This diversity attracts a broad range of buyers to the auctions including builders, developers, private buyers and farmers.
and rural matters, licensed trade, and last, but by no means least, a thriving auction room, which offer sales of over 2,000 lots every Friday and 22 specialist Saturday sales throughout the year. TW Gaze is a firm which has grown from its rural roots to a multidiscipline business, with excellence as its benchmark and offering The Complete Service.
TW Gaze acts for a wide range of clients, including law firms, banks, executors, companies and private individuals, selling residential and rural properties. Recognised as leading specialists in auctions, they are determined to achieve the best results for their clients. The dedicated auction rooms in Diss town centre provide the only forum of its kind along the Norfolk/Suffolk border.
The property auctions are held at least three times a year and TW Gaze is constantly searching for interesting residential and rural properties for inclusion in their sales. Graeme Taplin or Mike Sarson will be pleased to provide a valuation and advice on the suitability of your property for auction.
Michael Sarson MRICS Director
Edward Baskerville MRICS Director
Rachael Hipperson MRICS Director
Jenna Goodall Browne MRICS Valuer
Rowena Youngson Valuer
Lisa Alston MRICS Valuer
10 Market Hill, Diss Norfolk IP22 4WJ t. 01379 641 341
33 Market Street, Wymondham, Norfolk NRI8 0AJ t. 01953 423 188
Graeme Taplin Senior Valuer
twgaze.co.uk
Lot 1
11 East Church Street, Kenninghall, Norwich, Norfolk, NR16 2EP
Guide Price £120,000 - £140,000 Investment property subject to secure tenancy.
Semi-detached cottage in 0.053 ha (0.13 ac) with 2 reception rooms, kitchen, bathroom, 3 bedrooms. Off road parking.
Location: The cottage is situated in a delightful street scene where little change has taken place for many years. The village is well regarded and has a range of services including general stores with post office, two public houses, junior school and fine church. It is in a good location with easy access to wider facilities with Norwich around 25 miles to the north east, Bury St Edmunds around 18 miles and Diss 10 miles. The Property: A semi-detached cottage with a rendered exterior beneath a slate tiled roof to the majority and a small lean-to to the rear with an asbestos roof. The electrical system was renewed around seven years ago. Outside: For the size of cottage, the grounds are quite extensive with the tenants having created a productive vegetable garden. Services: Mains water and electricity are connected to the property. Private drainage. Mains drainage does run in the road but has not been connected.
Tenure: The property is owned freehold subject to a secure tenancy. The tenants are understood to have protection under the Rent (Agriculture) Act 1976. The tenants are aged 74 and 83 and have their son living with them aged 52. A current rent of £836.75 per quarter year is paid and has not been reviewed for at least four years. Directions: From the centre of Kenninghall proceed along West Church Street, past the church into East Church Street and the cottage is on the right hand side just after The Red Lion public house. Freehold
Agent’s Contact: Diss Office Tel: 01379 641 341
Solicitor: Ms A Daley Steeles Law, St Nicholas House, 3 St Nicholas Street, Diss, Norfolk IP22 4LD Tel: 01379 652 141
Lot 2
Guide Price £280,000 - £320,000
Low Farm House, Burston Road, Diss, Norfolk, IP22 5SX
Set in 0.301 ha (0.74 ac) with traditional outbuildings. Detached house in rural setting with 2 reception rooms, kitchen, conservatory, 4 bedrooms and bathroom. Updating and improvement required.
Location: Whilst lying in the parish of Diss, Low Farm House is more akin to Burston and is set slightly back from the road with fields to the rear and front and extensive views. Whilst being out in the country, this property is only a short drive from the wide range of amenities that Diss has to offer including local and national shops, supermarkets, good sporting facilities including an 18 hole golf course, rugby, tennis, football and squash clubs, and schooling to sixth form level including a village school approximately 1.6 miles away. For the commuter there is a mainline rail station at Diss with regular trains to London Liverpool Street in around 90 minutes. The Property: The property is of mixed age and construction with the original central core believed to date from the Victorian period and later additions added to either side. It is fair to say that whilst improvements have been undertaken to the property in the past, such as the double glazing, external joinery and roofing, the property now requires an overall scheme of updating of fixtures, fittings and décor. The rooms are all quite bright and spacious and this house offers a blank canvas for a new owner to make their mark and perhaps even consider extending, exploring the potential of the outbuilding, to make the most of the attractive location and plot size. Outside: Low Farm House is set in 0.301 ha (0.74 ac) with the grounds being quite wooded with a good many trees and bushes. To one side and just in front of the house is a range of traditional outbuildings which include a timber framed and pantiled barn (50’ x 15’7), attached store (26’6 x 13’6), covered yard area (28’ x 27’), former dairy (38’ x 19’6) divided into stores together with other ancillary stores and an outside wc. Services: Mains water and electricity are connected to the property. Private drainage. Oil fired boiler providing heating to radiators. Directions: From Diss leaving via Heywood Road and follow this road towards Burston. Low Farm House will be found on the right hand side just after the little bridge. Freehold
Agent’s Contact: Diss Office Tel: 01379 641 341
Solicitor: Mr J Laband Jackamans, Park House, Mere Street, Diss, Norfolk IP22 4JY Tel: 01379 643 555
Lot 3
Glenavon, Pixey Green, Stradbroke, Eye, Suffolk, IP21 5NH
Guide Price £240,000 - £260,000 Detached cottage set in 0.314 ha (0.78 ac) with domestic outbuildings.
Living room, dining room, kitchen, rear lobby and stores, 3 bedrooms and shower room.
Requires updating and improvement.
Location: Pixey Green is a rural area between the villages of Fressingfield and Stradbroke and therefore has the benefit of being peaceful yet within easy reach of the facilities that both these villages have to offer. For those requiring wider facilities, the market town of Diss is only 9 miles away with its excellent range of shopping, social and leisure facilities and a mainline rail service on the Norwich to London Liverpool Street line with a journey time to London of around 90 minutes. The countryside surrounding Pixey Green is gently undulating with a good range of country walks and quiet byways. The Property: The original part of the property is of clay lump construction and was built as a pair of cottages which was subsequently made into a single property and extended in the 1960s. It now provides a reasonable size home with great potential for extension or possible complete redevelopment, subject of course to the usual planning consent. It is fair to say that whilst various improvements have been undertaken, including upvc double glazed windows, the house is now in need of an overall scheme of updating and some general repair. Outside: The cottage is set slightly back from the road with a driveway to the side leading up to the garage and store (approximately 16’ x 23’) which is block and pantiled. To the back is a block and tin roof goat building (23’ x 19’) and set further back within the paddock is a further small store. The grounds are principally laid to grass with a paddock area to the side and rear and various fruit trees. Overall the property is set within 0.314 ha (0.78 ac). Services: Mains water and electricity are connected to the property. Private drainage. Oil fired boiler providing heating to radiators. Directions: From Diss, through Hoxne and towards Stradbroke on the B1118. Go past the turns to Wingfield and Fressingfield (close together) and then in around half a mile turn left signed ‘Fressingfield and Harleston’. Follow this road towards the water tower and Glenavon will be found on the right hand side. Freehold
Agent’s Contact: Diss Office Tel: 01379 641 341
Solicitor: Ms K Barker Birketts LLP, 24-26 Museum Street, Ipswich, Suffolk IP1 1HZ Tel: 01473 232 300
Lot 4
17 Chequers Lane, Great Ellingham, Attleborough, Norfolk, NR17 1HR
Guide Price £180,000 - £200,000 Detached bungalow set in a quarter acre with farmland views from the garden.
Ripe for renovation or extending providing 2 bedrooms, living-dining room, kitchen and bathroom.
Single garage and workshop.
Location: Great Ellingham is a popular village conveniently located for access to the vibrant market town of Attleborough, which offers well regarded schooling to all levels, a wide range of shops and local businesses. The train station provides direct trains to Norwich and Cambridge. With the recent improvements and dualling of the A11, destinations such as Cambridge; Stansted airport and London are now within easier reach. Great Ellingham is situated in the Breckland district and benefits from a number of amenities including a primary school, pub, recreation centre, shop and post office. The Property: A detached bungalow set within a quarter acre plot that is slightly elevated, yet level in nature, enjoying fine views across open farmland from the rear garden.The property would now benefit from a scheme of renovation and improvement to bring the interiors up to a modern specification.There are 2 double size bedrooms, a living room with dining area, kitchen with pantry and a bathroom. Outside: A sealed driveway leads up to a single garage (15’10” x 8’1”) with power and lighting. The front garden is set behind a mature laurel hedge. Overall the plot extends to 0.103ha (0.25 acre). Services: Mains water and electricity are connected to the property. Private drainage. Calor gas fired back boiler supplying radiator heating system and hot water. Directions: From Attleborough proceed north east on the B1077, under the A11 and through the traffic lights. Continue for about 2 miles into Great Ellingham and turn right into Chequers Lane. The property will be found on the right hand side. Freehold
Agent’s Contact: Wymondham Office Tel: 01953 423 188
Solicitor: Ms V Plummer, Spire Solicitors, Connaught Road, Attleborough, Norfolk NR17 2BP Tel: 01953 453 143
Notes
The Complete Service... Commercial Property Diss Auction Rooms Licensed Trade Residential Property Rural Business
TW Gaze 10 Market Hill Diss, Norfolk IP22 4WJ
TW Gaze 33 Market Street Wymondham, Norfolk NR18 0AJ
Diss Auction Rooms Roydon Road Diss, Norfolk IP22 4LN
01379 641 341
01953 423 188
01379 650 306
twgaze.co.uk