Land and Property Auction Thursday 3rd July 2014 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
The catalogue
Details of the properties and land to be sold are set out in this catalogue. All lots are sold subject to the RICS Common Auction Conditions (Third Edition), together with any special conditions of sale which will be available from the agents prior to the auction date.
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
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.
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be responsible for any losses or abortive costs incurred by prospective purchasers in respect of lots which are either withdrawn or sold prior to auction.
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.
Legal documents
Guide prices
VAT
All legal documents are available for inspection at the solicitors’, the agents’ office or online at twgaze.co.uk. If purchasers require a pack to be sent out there will be a charge of £20.00 per pack to cover postage and printing.
Guide prices quoted in this catalogue are as an indication only and may be subject to change prior to the auction. The final sale price will be dependent upon bidding in the auction room and the vendor’s instructions.
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.
Reserve price
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.
Each property will be subject to a reserve price, which is a confidential figure set between the vendor and the agents. This is a figure below which the auctioneer cannot sell the property. The reserve price will not be higher than the top end guide price, but may be lower than the bottom guide price.
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
Attending the auction
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.
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).
The successful purchaser of each lot will be responsible for insuring the property from the fall of the hammer.
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
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.
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.
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 Scrivener 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
3 Pottles Alley, Hingham, Norfolk NR9 4HS
Guide Price £200,000 - £250,000 Georgian Listed semi detached property of 6 principal rooms in the heart of Hingham.
Recent office use with planning consent for residential use.
Adjacent former stables present opportunity for further development (stcc). Private garden and parking.
Location: Hingham is a small market town with good access to the larger market towns of Wymondham and Attleborough. A range of day to day amenities together with an interesting collection of shops and small businesses are available within walking distance of Pottles Alley.The city of Norwich is 15 miles away via the B1108 enabling good access to the N&N Hospital; UEA and Norwich Research Park. There are main line railway stations at Wymondham to Cambridge and Norwich which has regular direct trains into London Liverpool Street. The Property: A Grade 11 listed Georgian semi detached property that has previously been used as offices. Comprising 6 principal rooms, some conversion works are required to convert the building to residential use to provide 2 reception rooms 2 bedrooms; kitchen and bathroom. An adjacent outbuilding offers an opportunity to turn into garaging or possible further living space by linking to the house, subject to usual planning consents. Outside: There is off road parking space to the front of the outbuilding. Behind lies a private garden area that requires landscaping. The frontage is approximately 17 metres wide and the maximum depth about 21 metres.Total site area is approximately 280 sqm. Agent’s Note: The property has in recent years been used as offices. Full Planning Permission was granted for change of use from 'Office to single dwelling' on 13th April 2012. South Norfolk council planning ref: 2012/0374/CU. Planning expires on 13th April 2015. Services: Mains water, electricity and drainage are connected to the property. Electric hot water. Directions: From Wymondham take the B1108 Watton Road and proceed into Hingham. Continue through the market square and turn right into Dereham Road. Turn first right into Pottles Alley where the property will be seen a short way along on the left. Freehold
Agent’s Contact: Wymondham Office Tel: 01953 423 188
Solicitor: Mr P Cook Spire Solicitors, 5-7 Church Street, Wymondham, Norfolk NR18 0PP Tel: 01953 606 351
Lot 2
Land at Abbey Road, Old Buckenham, Norfolk NR17 1PU
Guide Price £20,000 - £25,000 0.87ha (2.15ac) Land
The Land: A single block of grassland with hedge and tree boundaries on all four sides with a small pond area in the north-east corner of the field.Access is directly off Abbey Road via secure metal gates, and just inside the field there is a wooden field shelter with concrete base.The land would suit the equestrian enthusiast, keen nature lover/gardener or alternatively could be used for making hay or agricultural grazing. Directions: From Diss head North along the B1077 Shelfanger Road and follow for 4.7miles through the Villages of Shelfanger and Winfarthing and then continuing onto Short Green and Mile Road for 2.3miles.At the cross roads go straight over onto Ragmere Road, then onto Cake Street (1.3miles) then turn right onto Attleborough Road (B1077) follow for 0.3miles then turn right onto Abbey Road, follow for 1.7miles and the land will be found situated on the right hand side advertised by a TW Gaze for sale board. Freehold
Agent’s Contact: Diss Office Tel: 01379 651 931
Solicitor: Ms V Pollington Fosters Solicitors, Becket House, 1 Middleton Street,Wymondham, Norfolk NR18 0AB Tel: 01953 607724
Lot 3
Land at Neaves Lane, Stradbroke, Eye, Suffolk IP21 5JE
Guide Price £35,000 - £45,000 1.65ha (4.07ac) Grassland
The Land: A single block of grassland with hedge and fence boundary set just out of the centre of the popular Village of Stradbroke.The land would suit the equestrian enthusiast, keen gardener or alternatively could be used for making hay or agricultural grazing. The land is sold subject to a grazing licence which will expire on the 11 October 2014. Directions: From Diss head east along the A143 for 1.3 miles then turn right onto Low Road; at the T-junction turn left onto the B1118 and follow this road for 5.5 miles into the Village of Stradbroke turning left at the T-Junction onto Church Street (B1117) follow for 0.4miles then turn right onto Neaves Lane and after 0.2miles the land will be situated on the right advertised by a TW Gaze for sale board. Freehold
Agent’s Contact: Diss Office Tel: 01379 651 931
Solicitor: Mr K Charman Jackamans, Park House, Mere Street, Diss, Norfolk IP22 4JY Tel: 01379 643 555
Lot 4
Land at Carr Lane, Great Moulton, Norfolk NR15 2LA
Guide Price £12,000 - £22,000 0.53ha (1.32ac) Grassland
The Land: A lovely secluded block of grassland with hedge and tree boundaries on all four sides and set back from Carr Lane just out of the centre of the Village of Great Moulton. The land is situated between St Michaels Church and the railway line however the line is set below an embankment with a wide tree and hedge buffer between them. The land would suit the equestrian enthusiast, keen nature lover/gardener or alternatively could be used for making hay or agricultural grazing. The land will be sold subject to a 21year overage clause whereby the vendor will receive 50% uplift in value should the land be granted planning consent for any future development. Directions: From Norwich outer ring road head south along the A140 for 7.5miles into the Village of Long Stratton and turn right onto Flowerpot Lane. Follow this road for 2.2 miles through the Village of Wacton and then at the T-junction take the right turn onto Carr Lane and after 0.4miles the land will be situated on the right just before the railway bridge marked by a TW Gaze for sale board. Freehold
Agent’s Contact: Diss Office Tel: 01379 651 931
Solicitor: Mr J Lambert Lambert Pugh, 19 Charing Cross, Norwich, Norfolk NR2 4AX Tel: 01603 729 836
Lot 5
Land at Snow Street, Roydon, Diss, Norfolk IP22 5SB
Guide Price £20,000 - £30,000 0.75ha (1.86ac) Grassland
The Land: A lovely secluded block of grassland with hedge and tree boundaries on all four sides and set back from Snow Street down a short track.There are various small sheds/stabling in the Northwest corner of the field which require some remedial works to be useable.Would suit the equestrian enthusiast, keen nature lover/gardener or alternatively could be used for making hay or agricultural grazing. Directions: From Diss head West along Roydon Road for 0.3miles then turn right onto Brewers Green Lane following for 0.5miles and at the triangle turn right onto Snow Street where after 0.3miles the access to the land will be found situated on the left advertised by a TW Gaze sale board, follow the track round to the left for a short distance and the metal gate accessing the land is on the right hand side of the track. Freehold
Agent’s Contact: Diss Office Tel: 01379 651 931
Solicitor: Mr J Megson Double & Megson, 4 West Street, Bourne, Lincolnshire PE10 9NE Tel: 01778 423 376
Lot 6
Land at Winfarthing, Norfolk IP22 2EY
Guide Price £180,000 - £270,000 9.19ha (22.71ac) Arable Land
The Land: A single enclosure of arable land in Winfarthing with road frontage onto the B1077 and the B1134 Heath Road.The land benefits from land drainage and plans of this are available at the selling agents office. On the roadside boundary there is an Environment Agency borehole. Full details of this are available at the selling agents office. Access: The land is accessed directly from the B1134 public highway. Quotas and Entitlements: This land is sold with 9.19 Single Farm Payment Entitlements which will be transferred to the purchasers in readiness for them to make the 2015 claim Directions: From Diss proceed out of the town northwards towards Shelfanger and Winfarthing. Proceed through Shelfanger and then into and through the village of Winfarthing around a sharp right hand bend onto Mile Road towards Old Buckenham.The land will be found on the right hand side after around a mile between the junctions of B1134 Heath Road and Long Lane. Freehold: With vacant possession upon completion subject to holdover. The vendor reserves the right of holdover to harvest the growing crop until 31 October 2014.
Agent’s Contact: Wymondham Office Tel: 01953 423 188
Solicitor: Mrs K Bacon Steeles Law LLP 2 Mount Street, Diss, Norfolk IP22 4QE Tel: 01379 652 141
Lot 7
Lime Kiln Cottage, Bungay Road,Tharston, Norwich, Norfolk NR15 2YL
Guide Price £250,000 - £300,000 Tranquil wooded setting of 0.699ha (1.73ac). 5 bedrooms, 2 reception rooms and large kitchen. Excellent barn style workshop.
Requires further work.
Location: Location, location, location is perhaps an overused expression but does sum up this property. It lies outside the village tucked away in its grounds and yet is so convenient for access to a wide range of facilities with Norwich just 12 miles to the north via the A140. The Property: The earliest part of this cottage probably dates from the mid 19th century and was doubled in size in the 1970’s. The owner has done much work to the property including replacement windows and further work is now required to complete this project.The cottage has many interesting features and much of the original character has been retained and enhanced where possible.There is a mix of wood and pamment floors, coloured leaded glass panels and new kitchen units. Oil fired central heating has been fitted supplemented by a back boiler to the wood burner. Outside: One of the great features of this cottage is its grounds which include a wooded area and naturalised grassland with numerous spring bulbs. A traditional barn has been built (29’8” x15’9”) with a loft over and power and light connected. This is an excellent workshop and has potential for other uses subject to the usual planning consent. Overall the property is set with 1.699ha (1.73ac). Services: Mains water and electricity are connected to the property. Private drainage. Oil fired boiler providing heating to radiators. Directions: Travelling north on the A140 from Long Stratton at the Hempnall cross roads turn left and follow this road for just under one mile where Lime Kiln Cottage will be found on the left hand side. Freehold
Agent’s Contact: Diss Office Tel: 01379 641 341
Solicitor: Mrs G Gill Steeles Law LLP 2 Mount Street, Diss, Norfolk IP22 4QE Tel: 01379 652 141
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
Lot 8
45 Heywood Avenue, Diss, Norfolk. IP22 4DN
Guide Price £200,000 - £220,000 Detached Bungalow in a quiet position at the end of the road. Well cared for with small private garden. 4 Bedrooms, Living Room, Kitchen and conservatory. Single Garage
Location: This bungalow is tucked away at the end of Heywood Avenue and therefore pleasantly quiet.. The centre of town is a brisk walk away or short drive and provides an excellent range of facilities including local and national shops, modern health centre, sporting and cultural amenities for all ages, and schooling to sixth form level. Diss is a well placed town for access to Norwich, Ipswich and Bury St Edmunds, and also has a mainline railstation on the Norwich to London Liverpool St line with a journey to London of around 90 minutes. The Property: This bungalow has been well cared for over the years with replacement uPVC windows and external joinery making it easy to look after. The layout is flexible and there is a lovely conservatory to the rear set into the garden. The kitchen and bathroom fittings are perhaps a little dated in style but all are serviceable. This bungalow is an ideal retirement property . Outside: The garden is attractive, private and quite modest in size, planted with shrubs around a small lawn and a few flower borders—ideal for those wanting a garden but not the burden of maintenance. To the side is a single garage and driveway. Services: Mains water, electricity, gas and drainage are connected to the property. Gas fired boiler providing heating to radiators. Directions: From the centre of Diss via Mount Street and into Heywood Road, Turn left into Heywood Avenue and continue to the far end. At the “T” junction Freehold
Agent’s Contact: Diss Office Tel: 01379 641 341
Solicitor: Ms L Bailey. Spire Solicitors LLP 2 Victoria Road Diss. IP22 4EY Tel: 01379 641 221