Brochure and insert merged - April 17

Land and Property Auction Thursday 11 May 2017 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 NR18 0AJ t. 01953 423 188

prop@twgaze.co.uk

www.twgaze.co.uk

Printed and online catalogue

Administration charge

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.

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.

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.

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 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.

The vendor reserves the right to accept an offer on a property made prior to auction. If you are intending to bid at 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.

Guide price

Legal documents

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 unusual, 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 anytime 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.

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.

Wayleaves, easements and rights of way

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.

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 purchaser(s) 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 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.

10 Market Hill, Diss Norfolk IP22 4WJ t. 01379 641 341

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. Rowena Youngson or Mike Sarson will be pleased to provide a valuation and advice on the suitability of your property for auction. Smaller land parcels of less than 50 acres are ever popular in our land and property auctions and if you have anything suitable please contact Jenna Goodall Browne or Scott Parke who will advise you accordingly.

Michael Sarson MRICS Director

Edward Baskerville MRICS Director

Rachael Hipperson MRICS Director

Jenna Goodall Browne MRICS Associate

Rowena Youngson Senior Valuer

Scott Parke Valuer

33 Market Street, Wymondham Norfolk NR18 0AJ t. 01953 423 188

twgaze.co.uk

Lot 1

3 Tottington Lane, Roydon, Diss, Norfolk IP22 5BJ

Period semi-detached cottage with garage/ workshop and store, requiring improvement.

Set within the Conservation Area of Fair Green.

2 receptions, kitchen, shower room and 2 bedrooms.

Location: The property is set just off Fair Green on the west side of town. Diss is a bustling market town with a wide variety of sporting clubs including rugby, football, tennis and squash plus an 18 hole golf course. The shopping is good with three supermarkets and a wide array of local shops providing everyone's daily and specialist needs. Schooling is to sixth form level rated as 'good' for the last two inspections by Ofsted and there are a number of highly regarded private schools within the area. Transport from Diss is excellent with easy access to Norwich and Ipswich via the A140, Bury St Edmunds via the A143 and a mainline commuter rail service with London Liverpool Street within 90 minutes. The Heritage Coast around Southwold and Aldeburgh is only 45 minutes away by car and the north Norfolk coast within an hour.

The Property: This period cottage is of part clay lump construction with later additions.

The property benefits from gas central heating and upvc windows but is now ripe for a scheme of updating and improvement. The layout is fairly spacious and the ceiling heights are good throughout and there is ample scope to add value by improving and possibly extending the property, to include an upstairs bathroom, subject to the necessary planning consents being obtained.

Agent’s Note: Buyers should note that there is a small area of flying freehold above the store cupboard to the side of the fireplace.

Outside: The garden area lies to the side and rear of the property and comprises hardstanding for several vehicles. To the rear boundary is a large garage/workshop with adjoining store which, if demolished, would give a larger garden area. This would then offer up possibilities to extend the cottage and incorporate a smaller garage or cartlodge.

Services: Mains water, drainage, gas and electricity are connected to the property. Gas fired central heating.

Directions: From the Agent's office, proceed to the top of Market Hill and turn left at the T-junction into Denmark Street. Turn right at the roundabout at the bottom of the hill, take the second left turn into Denmark Lane and then right into Tottington Lane and the property will be found a short way along on the left hand side.

Freehold

Agent’s Contact: Diss Office Tel: 01379 641 341

Ref: 16904/REY

Solicitor: Miss R Fowler Clapham & Collinge, 3 Augusta Street, Sheringham, Norfolk NR26 8LA Tel: 01263 823 398

Guide Price £130,000 - £150,000

Lot 2

Stanton Manor, Bury Lane, Stanton, Bury St Edmunds, Suffolk IP31 2DF

A sizeable property requiring complete refurbishment.

Located on the outskirts of the village and set in around 1.8 acres.

Entrance hall, 3 reception rooms, kitchen/breakfast room, 4/5 bedrooms, 2 bathrooms and cloakroom. Gardens include a paddock, orchard, swimming pool and pool house.

Location: Stanton sits around 9 miles north east of Bury St Edmunds on the A143 road to Diss. The village has an active community and is well served by a post office, grocery store, public house and village school. Further amenities and an indirect rail link to London Liverpool Street station are available at the historic cathedral town of Bury St Edmunds and also at Diss (12 miles) which has a direct mainline railway station on the Norwich to London Liverpool Street line with a journey to London currently taking around 90 minutes. Bury St Edmunds has direct access onto the A14 and a journey to Cambridge takes around 45 minutes. Both Bury St Edmunds and Diss hold weekly markets which attract both locals and visitors from afar.

The Property: Built in the late 1960s the house is now in need of complete refurbishment to include replacement windows, fixtures and fittings, flooring, redecoration, central heating and landscaping. Some fixtures have been removed and the galleried landing remains uncompleted but the attraction of this property is the setting, the size of the dwelling and the scope to remodel and create what could be a wonderful family home. The pool house to the rear also requires renovation and this offers up potential for an annexe.

Outside: The property is approached from the lane via a set of brick pillars which mark the entrance to the property. The driveway sweeps up to the front of the house and there is a recess which leads through to a large courtyard area. Beyond lies an old orchard and the rear gardens back onto fields. The gardens to the front contain a number of evergreen and deciduous trees which screen the house from the lane and to the south lies a pony paddock.

The lane which runs along the front of the property gives access onto local bridleways. In all, the property is set in grounds of approximately 1.8 acres (subject to survey).

Services: Mains water and electricity are connected to the property. Private drainage.

Directions: On entering the village of Stanton turn off the A143 onto Bury Road and take the right hand turn into The Street. Take the next right turn into Bury Lane and follow this road until the road becomes a track and the property will be found immediately on the left hand side.

Freehold

Agent’s Contact: Diss Office Tel: 01379 641 341

Ref: 16912/REY

Solicitor: Mr M Barrett Thirsk Winton LLP, Swan House, 9-12 Johnston Road, Woodford Green, Essex IG8 0XA Tel: 020 8505 4777

Guide Price £350,000 - £450,000

Lot 3

Connaught House, The Street, Hempnall, Norfolk NR15 2AD

Grade II Listed period property, offering generous living space, 4 bedrooms, with scope for further accommodation on the second floor.

The property would benefit from modernisation.

Location: The property is located in amongst various local amenities, with a village primary school, doctor's surgery and church, along with other businesses nearby. Hempnall is both bustling and active, providing good access into Norwich along the A140, which is around 9 miles north. Norwich offers good transport links, including the train line into London Liverpool Street within 90 minutes, an international airport and the A11 dual carriageway through to Cambridge and London.

The Property: Connaught House is a large Grade II Listed period property offering generous living space and bedrooms. Packed with character and including large chimney breast with exposed brick work, feature period fireplaces and sash windows, to name just a few. The house would benefit from modernisation, but has the scope to transform into a stunning family home.

Outside: Wrought Iron fencing and a gate opens onto an enclosed and low maintenance frontage. French doors off the kitchen open onto steps which lead down to a paved rear garden with various shrub and flower borders. The sellers are currently in the process of setting out the rear garden boundaries; interested parties are advised to speak to the agent for further information.

Services: Mains electricity, water and drainage are connected to the property. Heating and domestic hot water are provided to the property by a gas central heating boiler.

Directions: From the Norwich southern by-pass, take the A140 in direction of Ipswich.

Proceed through the villages of Newton Flotman and Tasburgh; and after a short distance take the left hand turning onto the B1527 in the direction of Hempnall. Continue along for approximately 2 miles and once in the village, take the left hand turning opposite the butchers and delicatessen into The Street. Follow the road past the church and the property is on the left hand side immediately next to the village shop.

Agent’s Note: There is a flying freehold above the neighbouring shop.

Freehold

Agent’s Contact: Wymondham Office Tel: 01953 423 188

Ref: 16930/RM

Solicitor: Mrs R Leeman Spire Solicitors, Holland Court, The Close, Norwich, Norfolk NR1 4DY Tel: 01603 610 481

Guide Price £280,000 - £320,000

Lot 4

Willow Farm, Darrow Lane, Roydon, Diss, Norfolk IP22 5XP

Detached bungalow in 0.631ha (1.56ac).

2 reception rooms, kitchen, 2 bedrooms and bathroom.

Room for extension and remodelling.

Location: This bungalow is in an enviable location set out in the countryside with just a period cottage as its neighbour. The countryside surrounding is attractive and a mixture of farm and woodland. Whilst having this quiet location, the bungalow is only a couple of miles from the centre of Diss which is a well served market town with an excellent range of shops, sporting and social facilities and good transport links with both Norwich and Ipswich around 25 miles away and a mainline rail service providing commuter routes to London Liverpool Street within 90 minutes.

The Property: The bungalow has been maintained over the years but it is fair to say that some elements are slightly dated in style and a general scheme of updating would be beneficial.

However, given the location and extent of ground, this property also offers great opportunities for enlargement and remodelling.

Outside: The grounds extend to 0.631ha (1.56ac), as shown hatched red on the plan, which is mainly former meadowland which has been left for a good many years and is now quite scrubby in patches.

Services: Mains water and electricity are connected to the property. Private drainage.

Heating via night storage heaters.

Directions: From Diss heading out onto Roydon Road and turn right onto Brewers Green Lane. Continue along this road to the T-junction and turn right following the road into Snow Street. Turn right onto Darrow Lane and the bungalow will be found in around 700m on the left hand side.

Freehold

Agent’s Contact: Diss Office Tel: 01379 641 341

Ref: 16947/MS

Solicitor: Ms L Olpin Steeles Law, St Nicholas House, 3 St Nicholas Street, Diss, Norfolk IP22 4LD Tel: 01379 652 141

Guide Price £250,000 - £300,000

Lot 5

Land at Willow Farm, Darrow Lane, Roydon, Diss, Norfolk IP22 5XP

Guide Price £40,000 - £60,000 0.743ha (1.84ac) A single enclosure of grassland with outbuildings.

Location: The countryside surrounding is attractive and a mixture of farm and woodland.

Whilst having this quiet location, the land is only a couple of miles from the centre of Diss which is a well served market town with an excellent range of shops, sporting and social facilities and good transport links with both Norwich and Ipswich around 25 miles away and a mainline rail service providing commuter routes to London Liverpool Street within 90 minutes.

The Land: The land is a single enclosure of scrub grassland extending to 0.743ha (1.84ac), as shown hatched blue on the plan. On the land there are various outbuildings including three Nissen huts in various degrees of condition and further barns closer to the road.

Planning: No enquiries as to whether planning permission on the barns could be obtained and purchasers should make their own enquiries. The Agents are aware that planning consent was obtained in 1995 from South Norfolk Council under reference W07/95/1376/F relating to a conversion of the barn close to the road but this consent has long since lapsed and the barn to which it related has fallen into significant disrepair.

Services: services.

Purchasers should make their own enquiries as to the location and availability of

Directions: From Diss heading out onto Roydon Road and turn right onto Brewers Green Lane. Continue along this road to the T-junction and turn right following the road into Snow Street. Turn right onto Darrow Lane and the land will be found in around 700m on the left hand side.

Freehold

Agent’s Contact: Diss Office Tel: 01379 641 341

Ref: 16948/MS

Solicitor: Ms L Olpin Steeles Law, St Nicholas House, 3 St Nicholas Street, Diss, Norfolk IP22 4LD Tel: 01379 652 141

Lot 6

Woodland at Green Street, Hoxne, Eye, Suffolk IP21 5AZ

Guide Price £40,000 - £60,000 3.897ha (9.63ac) Woodland with frontage to Chickering Beck.

The Land: A really lovely parcel of woodland with some open ground and river frontage, a wildlife haven offering a multitude of opportunities subject to any necessary planning consent, ideal for those looking for ‘The Good Life’ and wishing to own their piece of England.

The woodland extends to 3.897ha (9.63ac) and is a mixture of broadleaved species including Oak, Alder, Silver Birch, Wild Cherry, Beech and Ash. It has a circular acre or so that is open ground at the southern end and also adjoins Chickering Beck (a tributary of the Waveney River).

Planted in 1995 under a Woodland Grant Scheme, the payments expired in 2000 and there is a restriction that the trees cannot be felled until after 2025. There are no other restrictions on this property. Water and electricity are not connected however the woodland has road frontage to the B1118 with residential properties close by. Purchasers must make their own enquiries as to the availability and costs for getting utilities to the woodland if required.

Directions: From the A140/A143 Diss roundabout take the A140 south and take the first left onto the B1118 and follow the road for 3.3 miles going past the turn for Hoxne. The woodland can be found on the right hand side on Green Street advertised by a TW Gaze For Sale board.

Freehold

Agent’s Contact: Diss Office Tel: 01379 651 931

Ref: 16890/JMGB

Solicitor: Ms K Moss Barker Gotelee, 41 Barrack Square, Martlesham, Ipswich, Suffolk IP5 3RF Tel: 01473 611 211

Valuation services available at our Wymondham and Diss offices and at events throughout the East Anglian region.

The Auction Rooms are located in the Market Town of Diss.

At the heart of East Anglia it is equidistant from Norwich, Bury St Edmunds and Ipswich.

Diss is easily accessible by road and train, with more information on www.twgaze.co.uk

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

Energy Performance Certificates LOT 1 - 3 TOTTINGTON LANE, ROYDON

LOT 2 - STANTON

LOT 3 - HEMPNALL

LOT 4 - WILLOW FARM, ROYDON

Land and Property Auction Thursday 11 May 2017 Viewing Arrangements from Saturday 8 April to Wednesday 10 May

LOT 1

3 Tottington Lane, Roydon

10.15am – 11.15am Saturdays and Wednesdays

LOT 2

Stanton Manor, Bury Lane, Stanton

12.00pm – 1.00pm Saturdays and Wednesdays

LOT 3

Connaught House, Hempnall

10am – 11am Saturdays and Wednesdays (First viewing Wednesday 12 April)

LOT 4

Willow Farm, Roydon

1.30pm – 2.30pm Saturdays and Wednesdays

LOT 5

Land at Willow Farm, Roydon

During daylight hours with particulars in hand

LOT 6

Woodland, Green Street, Hoxne

During daylight hours with particulars in hand

10 Market Hill Diss Norfolk IP22 4WJ 01379 641 341

33 Market Street Wymondham Norfolk NR18 0AJ 01953 423 188

prop@twgaze.co.uk www.twgaze.co.uk