Auction Catalogue by Richard Seel

www.rhseel.co.uk

Property Auction Catalogue

Tel: (029) 2037 0117 Fax: (029) 2023 7544 The Crown House | Wyndham Crescent | Canton | Cardiff | CF11 9UH

chartered surveyors

IMPORTANT NOTICE TO BE READ BY ALL BIDDERS

1. Attention is drawn to the General Conditions of sale printed in this catalogue relating to all properties. All prospective purchasers are invited to obtain copies of any Special Conditions specified in the catalogue in relation to each lot.

2. All prospective purchasers shall be deemed to have inspected the property and made usual pre contract enquiries and searches. Prospective bidders should check the addendum sheet available in the Auction room for alterations or amendments.

3. The successful bidder is under a binding contract as soon as the Auctioneers gavel falls on his or her bid.

4. On a property being knocked down, the successful bidder must immediately provide to the Auctioneers clerk his/her full name and address together with name and address of Solicitor acting on his/her behalf to enable the Memorandum of Contract to be completed in the form as printed in this catalogue. This must be signed by the successful bidder and exchanged with the Auctioneers staff/ Vendors Solicitor, prior to leaving the room, accompanied by a deposit of 10% of purchase price or £1,000 (£2,000 if applicable) whichever is the greater, plus Buyer Premium of £250 plus VAT.

5. The details relating to each Lot are set out as a general guideline only for the guidance of intending purchasers or lessees and do not constitute part of an offer or contract. All descriptions are given in good faith and believed correct, but any intending purchaser or tenant must satisfy themselves by inspection or otherwise as to the correctness of each item.

6. The Auctioneers have not tested any apparatus, equipment fittings or services and so cannot verify that they are in working order. The buyer is advised to obtain his own verification.

7. Photographs and any plans published are for convenience of prospective purchasers only and do not form part of any contract. Any sizes quoted are all approximate and for guidance only and do not form part of any contract. All properties are offered with vacant possession unless otherwise stated.

8. No person in the employment of the Auctioneers has any authority to make or give any representation or warranty whatever in relation to any property listed in this catalogue.

9. In the event of there being any addendum to the particulars of sale or the General and Special Conditions of sale, a copy of the addendum will be attached to the Memorandum of Contract and shall be signed by the purchaser and such addendum shall be deemed to form part of the sales particulars and conditions of sale and if in conflict, shall prevail.

10. Inspection of investment properties is by courtesy of the tenants. Inspection of properties with vacant possession is by arrangement with the Auctioneers or Joint Auctioneers as indicated in the Catalogue.

11. Prospective purchasers intending to bid at the Auction for a specific lot are advised to consult with the Auctioneers before the sale to enquire whether the particular lot will be offered at the Auction. The Vendor has the right to sell prior to Auction or withdraw the Lot and neither the Auctioneer nor Vendor is responsible for any abortive costs, losses or damages of a prospective Purchaser.

Guide prices are for information only and should not be relied upon as an indication of Reserve price, or representing professional valuations for any purpose. Purchasers are deemed to have relied upon their own knowledge or the advice of their own professional or others.

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

LOT NUMBERS AND ORDER OF SALE

GUIDES

1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20.

49 Tanycoed Street, Penrhiwceiber, Mountain Ash, Mid Glamorgan 134 Water Street, Port Talbot, Swansea, West Glamorgan 85 Gwladys Street, Pant, Merthyr Tydfil, Mid Glamorgan 20 Alandale Road, Rassau, Ebbw Vale, Gwent 127 Wentloog Road, Rumney, Cardiff

£17,000+ £26,000+ £49,000+ £65,000+ £12,000+

117 Woodfield Terrace, Penrhiwceiber, Mountain Ash, Mid Glamorgan 15 Graig Y Darren, Godrergraig, Swansea, West Glamorgan Site At Springbank Close, Bwlch, Brecon, Powys 180 Penllyn, Cwmavon, Port Talbot, Swansea, West Glamorgan 64 Ninian Road, Roath Park, Cardiff

£18,000+ £49,000+ £65,000+ £25,000+ £310,000+

Gwaun-Y-Bara Farmhouse, Pentwyngwyn Road, Rudry, Caerphilly, Mid Glamorgan 186 Upper Dock Street, Newport, Gwent & 2 Griffin Street, Newport, Gwent 183 Upper Dock Street, Newport, Gwent 3 Merthyr Road, Abergavenny, Monmouthshire 13 Splott Road, Splott, Cardiff

£90,000+ £45,000+ £115,000+ £95,000+ £48,000+

4 Jindabyne Court, Druidstone Road, Old St Mellons, Cardiff 147/149 Cowbridge Road East, Canton, Cardiff Sion Chapel, Birchgrove Street, Porth, Rhondda, Mid Glamorgan Plot R/O 30 Wyebank Way, Tutshill, Chepstow, Monmouthshire 100 Clive Street, Grangetown, Cardiff

£460,000+ £395,000+ £27,000+ £36,000+ £125,000+

21. 22. 23. 24. 25.

23 Park Place, Abertillery, Gwent Jeff’s Stores & Off Licence, R/O 26 Ebenezer Street, Rhydyfelin, Pontypridd, Mid Glamorgan 43 Parry Street, Tylorstown, Porth, Rhondda, Mid Glamorgan 119 Clifton Street, Roath, Cardiff 49A Beda Road, Canton, Cardiff

£28,000+ £22,000+ £29,000+ £65,000+ £48,000+

26. 27. 28. 29. 30. 31. 32. 33. 34. 35.

23 River Glade, Gwaeloed Y Garth, Cardiff Site At Herberts Road, Garndiffaith, Pontypool, Gwent 9 Ontario Way, Lakeside, Cardiff 22 Powell Street, Bedlinog, Treharris, Mid Glamorgan Rhyd Y Gors, Llannon, Llanelli, Carmarthenshire

£129,000+ £27,000+ £115,000+ £28,000+ £135,000+

7 High Street, Llantrisant, Mid Glamorgan 31 Atlas Road, Canton, Cardiff 38 And 40 Richmond Road, Roath, Cardiff Miskin Forge Joinery, Brithweunydd Road, Trealaw, Tonypandy, Rhondda , Mid Glamorgan 12 Derwen Road, Bridgend, Mid Glamorgan

£115,000+ £169,000+ £435,000+ £37,000+ £42,000+

36. 37. 38. 39. 40.

13A Harrow Road, Newport, Gwent 6 Griffin Street, Newport, Gwent 7 Griffin Street, Newport, Gwent Land Near Lodge Farm, Hubberston, Milford Haven, Pembrokeshire 8 Castle Road, Tongwynlais, Cardiff

Withdrawn Prior £45,000+ £72,000+ £8,000+ £55,000+

41. 42. 43. 44. 45.

1 Cross Street, Senghenydd, Caerphilly, Mid Glamorgan 9 Broad Street, Blaenavon, Gwent 20 Glenview Court, Pentwynmawr, Newbridge, Gwent The Welcome Inn, 36 Station Road, Port Talbot, West Glamorgan 32 Robert Street, Ynysybwl, Pontypridd, Mid Glamorgan

£50,000+ £27,000+ £149,000+ £135,000+ £32,000+

46. 47. 48.

12 Glanmorfa Terrace, Tremadog, Porthmadog, Gywnedd F/H Ground Rents Flats 1-7 Harrington Court, Heol Postyn, Ely, Cardiff F/H Ground Rents Owens Court, 85 The Philog, Whitchurch, Cardiff

Withdrawn Prior £3,500+ £1,800+

PLEASE NOTE

IN ADDITION TO THE PURCHASE PRICE, BUYERS WILL BE REQUIRED TO PAY A BUYER’S PREMIUM OF £250 PLUS VAT property auction catalogue - 8th February 2011, 3pm

A40

T I O P A R

N K

MONMOUTH A40

EBBW VALE

to be held at

A4042

Park Inn Hotel Cardiff

A4233

W AY E YN ER

D NE

A4 73

25 a

CHEPSTOW

ER ST EA 23

A4232

CAERPHILLY

M48 1

CALDICOT M4

NEWPORT

21 22

29 29 a

A48

CARDIFF

A4232

A403

A48

M3 2

BRISTOL

DATE OF NEXT AUCTION 29TH MARCH 2011 20

CLOSING DATE FOR ENTRIES 2ND MARCH 2011

BARRY

AUCTION DATES FOR 2011 24TH MAY 2011 12TH JULY 2011 6TH SEPTEMBER 2011 25TH OCTOBER 2011 7TH DECEMBER 2011

CLOSING DATE FOR ENTRIES 27TH APRIL 2011 15TH JUNE 2011 10TH AUGUST 2011 28TH SEPTEMBER 2011 9TH NOVEMBER 2011

FOR ENTRIES PLEASE CONTACT WENDY JONES 029 2037 0116 ELEANOR BYRNE 029 2037 0117 PENNY CODY 029 2037 0122 FAX NO: 029 2023 7544

MANSEL EDMUNDS 029 2037 0117 KRISTY PERRY 029 2037 0104 MATT TYLER 029 2037 0105 auctions@rhseel.co.uk

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

15 20

M49

30 32

A4042 LLA

A468

A470(T)

A48

SOUTHERN WAY

A 4 67

PONTYPRIDD

A48

LLANEDERYN INTERCHANGE

A449

A4051

A469

A4058

PARK INN HOTEL

2 A47 Circle Way East, Llanedeyrn, Cardiff CF23 9XF BLACKWOOD

NYPANDY

DGE

AS T

A4 72

A472

A466

ABERTILLERY

CI RC

A470(T)

69 A4

MERTHYR TYDFIL

A449

A467

TREDEGAR

Forest of Dean

8th Febraury 2011, 3pm

A470(T)

A465(T)

BRYNMAWR

AV EN UE

A479

A38

A37

IMPORTANT NOTICE TO BUYERS

MONEY LAUNDERING REGULATIONS ANYONE WISHING TO BID ON ANY PROPERTY, WILL BE REQUIRED TO REGISTER PRIOR TO THE AUCTION IN THE SALE ROOM AND WILL NEED TO PRODUCE TWO FORMS OF ID, ONE FROM EACH OF THE FOLLOWING CATEGORIES: PHOTOGRAPHIC ID: PASSPORT OR DRIVING LICENCE PROOF OF ADDRESS: CURRENT BANK STATEMENT, UTILITY BILL ETC. If the bidder is acting as an agent on behalf of another party, they will be required to provide the above detailed documents for themselves and also for the principal as well as providing the usual letter authorising them to bid on their behalf. If the bidder is acting on behalf of a company, the detailed documents will still be required along with written authority from the company.

DEPOSIT TO BE PAID BY CASH OR CHEQUE WE CANNOT ACCEPT CREDIT OR DEBIT CARD PAYMENTS

CASH DEPOSITS ACCEPTED UP TO A MAXIMUM OF €10,000

Please do not bid if you do not have a deposit.

Only cash or cheque accepted. We cannot accept Credit or Debit cards. 2011, property auction catalogue - 8th February

3pm

OTHER SERVICES OFFERED BY SEEL & CO INCLUDE:

LETTINGS ■ Full Management or find tenant only service ■ Free rental appraisals ■ Professional referencing service ■ Rent Guarantee scheme available ■ Full inventory checks and regular inspections

BLOCKS OF FLATS MANAGEMENT ■ Service charge/Ground rent collection ■ Keeping of full financial and Companies House records ■ Preparing service charge budgets ■ Arranging insurances ■ Organising common parts maintenance, repair and cleaning

SURVEYS AND VALUATIONS ■ Building surveys ■ Homebuyer reports ■ Valuations

For more information on any of the above please: Telephone: Fax: Email: Or call in at our office:

029 2037 0100 029 2037 0121 info@rhseel.co.uk R H Seel & Co The Crown House Wyndham Crescent Canton Cardiff CF11 9UH

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

HOUSE FOR REFURBISHMENT

Lot no. 1

49 TANYCOED STREET, PENRHIWCEIBER, MOUNTAIN ASH, MID GLAMORGAN, CF45 3YH An end terrace three bedroom house in need of renovation. The property has pointed stone front elevation with brick quoin detailing beneath a pitched roof with slate covering and benefits from an enclosed rear garden. Accommodation: GF. Entrance hall, lounge/dining room, kitchen, bathroom. FF.

Landing, three bedrooms.

OS. Enclosed overgrown tiered rear garden Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £17,000+

TERRACED HOUSE IN NEED OF REFURBISHMENT

Lot no. 2

134 WATER STREET, PORT TALBOT, SWANSEA, WEST GLAMORGAN, SA12 6LH A vacant mid terraced house in an established residential area approximately 0.7 miles from Port Talbot town centre. The property has a pointed stone front elevation beneath a pitched roof with interlocking concrete tile covering. Renovation works are required throughout. Accommodation: GF. Entrance hall, two reception rooms, kitchen/breakfast room, store room. FF.

Landing, three bedrooms, bathroom.

OS. Enclosed rear yard with outbuildings (not inspected). Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £26,000+

PLEASE NOTE

WE ARE UNABLE TO ACCEPT DEPOSITS BY WAY OF DEBIT OR CREDIT CARD property auction catalogue - 8th February 2011, 3pm

Lot no. 3

MODERNISED MID TERRACE HOUSE NEEDING REPAIR DUE TO WATER DAMAGE 85 GWLADYS STREET, PANT, MERTHYR TYDFIL, MID GLAMORGAN, CF48 2AT A modernised mid terrace house with single storey rear extension which has suffered recent damage from a burst water pipe. The house has rendered and colourwashed elevations beneath a pitched tiled roof covering with uPVC double glazed fenestration and gas fired central heating (not tested) located in a residential street on the outskirts of the town. Accommodation: GF. Entrance porch and inner hall, through lounge/dining room with fitted electric fire, kitchen with range of fitted units. Rear lobby and modern bathroom with three piece suite and overbath shower (ceiling down from burst pipe in roof of extension). FF.

landing, two bedrooms, staircase up to:

SF.

Attic bedroom with roof light.

OS. Rear yard with pedestrian access to service lane. Tenure: Freehold.

Joint Auctioneers

Viewing: Joint Auctioneers, Weathersbys, Merthyr Tydfil (01685) 724150

Guide Price: £49,000+

Lot no. 4

SEMI DETACHED HOUSE IN CUL-DE-SAC LOCATION 20 ALANDALE ROAD, RASSAU, EBBW VALE, GWENT, NP23 5BR A three bedroom semi detached house occupying an elevated position within this cul-de-sac, close to the Heads of The Valleys road and a short drive from Ebbw Vale town centre. The property has spar rendered elevations with pitched artificial slate covered roof and benefits from double glazed fenestration, gas central heating (not tested) and front and rear gardens. Accommodation: GF. Entrance hallway, lounge, kitchen/dining room, lean-to conservatory. FF.

Landing, three bedrooms, adapted shower room.

OS. Steps up to front of property with elevated grassed garden. To the rear is a grassed garden with planted borders. Tenure: The property will be sold Freehold on completion. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £65,000+

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

ON BEHALF OF MORTGAGEES NOT IN POSSESSION – FREEHOLD COMMERCIAL PREMISES

Lot no. 5

127 WENTLOOG ROAD, RUMNEY, CARDIFF, CF3 3HE A single storey commercial premises occupying a road side position in the Rumney area of Cardiff. The property has facing brick and smooth rendered elevations beneath a flat roof covering. The window and door openings benefit from roller shutter coverings. We are advised that the property requires refurbishment throughout. Accommodation (Not internally inspected but assumed to comprise): GF. Retail/office area, kitchenette, wc. Tenure: Freehold. Viewing: External only – For sale by Mortgagees not in possession. Further information: Auctioneers Office Seel & Co (029) 2037 0117

Guide Price: £12,000+

HOUSE FOR RENOVATION

Lot no. 6

117 WOODFIELD TERRACE, PENRHIWCEIBER, MOUNTAIN ASH, MID GLAMORGAN, CF45 3UT A mid terrace three bedroom house in need of modernisation and improvement. The property has pointed stone front elevation with brick quoin detailing beneath a pitched roof with tile covering and benefits from an enclosed rear garden. Accommodation: GF. Entrance hall, two reception rooms. LG. Kitchen, bathroom, utility area. FF.

Landing, three bedrooms.

OS. Enclosed overgrown rear garden. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £18,000+

property auction catalogue - 8th February 2011, 3pm

Lot no. 7

TWO BED MID TERRACED HOUSE 15 GRAIG Y DARREN, GODRERGRAIG, SWANSEA, WEST GLAMORGAN, SA9 2DW A two bedroom mid terraced house situated in the village of Godrergraig, close to the A4067 approximately 8 miles from J45 of the M4 motorway. The property has a rough-cast rendered and facing brick front elevation with double glazed fenestration beneath a pitched tile covered roof and benefits from gas central heating (not tested) but requires some updating. Accommodation: GF. Lounge, kitchen/dining room. FF.

Landing, two bedrooms, bathroom.

OS. To the front is a small grassed area, to the rear is an enclosed block paved and grassed rear garden. Tenure: Freehold.

Joint Auctioneers

Viewing: Clee, Tompkinson & Francis, Pontardawe (01792) 865042

Guide Price: £49,000+

Lot no. 8

RESIDENTIAL DEVELOPMENT SITE SITE AT SPRINGBANK CLOSE, BWLCH, BRECON, POWYS, LD3 7SB A parcel of residential development land amidst executive housing in the village of Bwlch, just off the A40 approximately 7 miles from Brecon. The site, shaded yellow on the plan, comprises two building plots to accommodate detached units. It appears that the plots are at various stages in the planning process. The site entry road has been constructed and we believe that site services have been installed (water, drainage, gas and electrics) although we have not checked this, so this will need to be verified by any potential purchaser and their professional advisers. Full planning consent for development was granted by Brecon Beacons National Park Authority 27th November 2006 (planning ref: 06/00427/FUL). A copy of the planning consent and related documents are available from the Auctioneers Office.

PLAN FOR IDENTIFICATION PURPOSES ONLY. NOT TO SCALE.

Tenure: Freehold. Viewing: Open for inspection. Further information: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £65,000+

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

END TERRACE HOUSE IN NEED OF REFURBISHMENT

Lot no. 9

180 PENLLYN, CWMAVON, PORT TALBOT, SWANSEA, WEST GLAMORGAN, SA12 9NP A vacant end of terrace house situated on an estate in the village of Cwmavon close to shops and other amenities. The property has facing brick elevations beneath a pitched roof with interlocking concrete tile covering. We have not carried out an internal inspection, but we have been advised that refurbishment works are required throughout. Accommodation: (Not internally inspected but advised to comprise): GF. Entrance hall, lounge/dining room, kitchen. FF.

Landing, three bedrooms, bathroom.

OS. Enclosed rear garden. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £25,000+

RESIDENTIAL INVESTMENT– BAY FRONTED HOUSE CONVERTED INTO SIX FLATS

Lot no. 10

64 NINIAN ROAD, ROATH PARK, CARDIFF, CF23 5EL A substantial three storey mid terrace house located opposite Roath Park Recreational Ground and convenient for shopping facilities at Wellfield Road and Albany Road. The property has pointed stone front elevation with bathstone bays under a pitched and gabled slate roof covering. We understand the property has been converted into six one bedroom flats. Accommodation and Tenancies: The accommodation has not been internally inspected but it is assumed all flats are one bedroom with facilities. Flat 1: Let at £465pcm (£5,580 per annum) on 6 months (rolling) AST agreement. Flat 2: Let at £465pcm (£5,580 per annum) no copy of agreement. Flat 3: Let at £465pcm (£5,580 per annum) no copy of agreement Flat 4: Let at £465pcm (£5,580 per annum) on AST agreement. Flat 5: Assumed let at £465pcm (£5,580 per annum) no copy of agreement. Flat 6: Let at £500pcm (£6,000 per annum) no copy of agreement. HENCE TOTAL ACTUAL AND ASSUMED RENTS £33,900 PER ANNUM Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £310,000+

property auction catalogue - 8th February 2011, 3pm

Lot no. 11

GRADE II * LISTED FORMER FARMHOUSE FOR SUBSTANTIAL RENOVATION GWAUN-Y-BARA FARMHOUSE, PENTWYNGWYN ROAD, RUDRY, CAERPHILLY, MID GLAMORGAN, CF83 3DG A Grade II * listed semi detached former farmhouse situated in the highly popular and rural locality of Rudry approximately 4 miles from Caerphilly. The property has stone elevations with lime render finish but requires substantial renovation and reconstruction having been fire damaged and subsequently exposed to the elements for a protracted period. The property benefits from good sized front and rear gardens. Accommodation: GF: Five rooms. FF:

Three rooms.

OS. Enclosed overgrown garden to the front. Heavily overgrown rear garden. Tenure: Freehold. Viewing: External only due to current condition. Anyone entering the property does so at their own risk and neither the Vendors, their Agents nor the Auctioneers will be responsible for any accident or injury howsoever caused. Further Information: Auctioneers Office, Seel & Co. (029) 2037 0117

Guide Price: £90,000+

PLAN FOR IDENTIFICATION PURPOSES ONLY. NOT TO SCALE.

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RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

07/01/2011 15:45:07

PROMINENT CORNER PREMISES WITH INVESTMENT INCOME AND SCOPE FOR DEVELOPMENT (SUBJECT TO PLANNING)

Lot no. 12

186 UPPER DOCK STREET, NEWPORT, GWENT, NP20 1DG & 2 GRIFFIN STREET, NEWPORT, GWENT, NP20 1GL A four storey end of terrace/corner premises situated in Newport City Centre having facing brick elevations beneath a pitched roof. The ground floor comprises retail premises currently occupied by an Off License and convenience store. The first and second floors have been disused in recent years but benefit from independent access off Griffin Street and offer redevelopment potential subject to the necessary consents being obtained. Accommodation: GF. Retail area with small storage room. Entrance door on Griffin Street giving access to the upper floors. FF.

Storage accommodation split into various rooms.

SF.

Storage accommodation split into various rooms.

TF. Storage accommodation split into various rooms. Tenancies: At the time of going to print we have not had a copy of the Lease on the ground floor, but are advised as follows: GF. Let to Drinks Express at £12,000 per annum on a one year lease from April 2010. HENCE CURRENT TOTAL RENT £12,000 PER ANNUM. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £45,000+

Auction Specialists You should take legal advice before bidding on an auction property. Howells offer free initial legal advice. Pre auction reports available. Fixed fee conveyancing. Specialist Auction team. Deadlines met.

Call us today - FREEPHONE: 0808 178 2778 www.howellelegal.com CARDIFF 029 2040 4020 Hallinans House, 22 Newport Road, CF24 0TD

CARDIFF 029 2048 4366 62 Albany Road, Roath, CF24 3RR

e-mail: commercial@howellslegal.com

SWANSEA 01792 410016 4 Langdon House, Langdon Road, SA1 4AQ

CAERPHILLY 029 2086 7111 72/74 Cardiff Road, CF83 1JQ

TALBOT GREEN 01443 230411 First Floor, 83 Talbot Road, CF72 8AE

property auction catalogue - 8th February 2011, 3pm

NEWPORT 01633 227960 29 Bridge Street, NP20 4BG

Lot no. 13

MIXED USE INVESTMENT PROPERTY 183 UPPER DOCK STREET, NEWPORT, GWENT, NP20 1DG A four storey mid terraced mixed use premises situated in Newport City Centre. The ground floor comprises retail premises currently let to a Ladies accessory boutique. The upper floors provide 3 x one bedroom flats, two of which are currently let on Assured Shorthold Tenancy Agreements. The property has a glazed shop front with a central entrance door with facing brick upper elevations. The flats are accessed via a separate entrance door to the side of the shop. Accommodation: The premises have not been inspected internally but are advised to comprise: GF. Retail area with storage to rear. Side entrance giving access to the upper floors. FF.

One bedroom flat.

SF.

One bedroom flat.

TF. One bedroom flat. Tenancies: A the time of going to print we have not had sight of any Tenancy Agreements but we are advised as follows: GF. Let to Glamour & Glitz at £7,000 per annum on a two year lease from June 2010 FF. Flat let on an Assured Shorthold Tenancy Agreement from September 2010 for a term of 6 months at a rent on £400pcm (£4,800 per annum). SF.

Flat currently vacant.

TF.

Flat let on an Assured Shorthold Tenancy Agreement at a rent of £400pcm (£4,800 per annum).

HENCE CURRENT TOTAL RENTS £16,600 PER ANNUM WITH SCOPE TO INCREASE TO £21,400 PER ANNUM WHEN FULLY LET. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £115,000+

Lot no. 14

MID TERRACED COTTAGE IN POPULAR LOCATION 3 MERTHYR ROAD, ABERGAVENNY, MONMOUTHSHIRE, NP7 5BU A two bedroom mid terraced cottage in the popular town of Abergavenny, close to the town centre. The property has spar rendered elevations with single glazed timber framed sash windows beneath a pitched slate covered roof and benefits from gas fired central heating (not tested) and a rear garden. Accommodation: GF. Lounge, kitchen/dining room. FF.

Landing, two bedrooms, bathroom.

OS. To the rear is a walled court yard garden with pedestrian rear lane access. Tenure: Freehold.

Joint Auctioneers

Viewing: Joint Auctioneers Parrys, Abergavenny (01873) 858990

Guide Price: £95,000+

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

ON BEHALF OF MORTGAGEES NOT IN POSSESSION – FREEHOLD INVESTMENT OPPORTUNITY

Lot no. 15

13 SPLOTT ROAD, SPLOTT, CARDIFF, CF24 2BU A three storey mid terraced commercial premises occupying a roadside position on Splott Road last occupied by a firm of Solicitors. The property has a full width display window to the ground floor with the upper front and rear elevations being spar rendered and having timber framed fenestration with a pitched slate covered roof over. There is a brick constructed workshop to the rear with rear lane access which we understand has been sold off on a long lease. Accommodation (Not internally inspected but assumed to comprise): GF: Retail area, kitchenette. FF:

Two offices.

SF:

Two offices.

OS: Workshop with rear lane access sold off on long lease. Tenure: Freehold, subject to 99 year lease on land and workshop to the rear which commenced in 1957. Viewing: External only – for sale by Mortgagees not in possession. Further Information: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £48,000 +

Lot no. 16

DETACHED HOUSE IN ESTABLISHED AREA 4 JINDABYNE COURT, DRUIDSTONE ROAD, OLD ST. MELLONS, CARDIFF, CF3 6XA A well proportioned five bedroom executive detached home set in a private gated court yard development with video entry access control, situated in the highly sought after Druidstone Road area of Old St. Mellons within close proximity to the A48M and the M4 motorway. The property has facing brick and mock-Tudor clad elevations with pitched tile covered roof over and benefits from a two storey extension, integral double garage, goodsized garden, double glazed fenestration and gas central heating (not tested). Accommodation: GF: Entrance hall, lounge, dining room, sitting room, study, kitchen/breakfast room, utility room, wc., integral double garage. FF:

Landing, master bedroom with ensuite bathroom and dressing room, second bedroom with ensuite shower room, three further bedrooms, bathroom.

OS. To the front is a drive way leading to double garage. To the rear and sides is a good sized garden which is grassed and block paved.

Joint Auctioneers

Tenure: Freehold. Viewing: Joint Auctioneers, Kelvin Francis Estate Agents, Cardiff (029) 2076 6538

Guide Price: £460,000+

property auction catalogue - 8th February 2011, 3pm

Lot no. 17

MIXED COMMERCIAL/RESIDENTIAL INVESTMENT – TWO RESTAURANTS WITH FLATS OVER 147/149 COWBRIDGE ROAD EAST, CANTON, CARDIFF, CF11 9AH A three storey mid terrace property located at the city centre end of Cowbridge Road East amidst local traders, restaurants, public houses and destination traders. The ground floor comprises two separate restaurant premises let on separate leases together with flats on two floors over. Accommodation and Tenancies: The accommodation has not been internally inspected but assumed to comprise: 147 Cowbridge Road East GF:

Assumed Restaurant area, preparation area and kitchen, wc facilities. Let for a term of 20 years, lease dated 11th June 2008 with four yearly rent reviews at an initial rental of £11,800 per annum exclusive of insurance and service charge.

FF/SF: Flat 1. Let at £500pcm (£6,000 per annum) no copy of agreement. Flat 2. Advised vacant potential rent £465pcm (£5,580 per annum). Flat 3. Advised let at £425 pcm (£5,100 per annum) no copy of agreement. 149 Cowbridge Road East GF.

Assumed Restaurant area, kitchen, preparation area, wc facilities. Let on lease commencing 15/10/2009 and ending 14/10/2015 at a rental of £12,000 per annum with rent reviews every 2 years. In addition to the rent the tenant is to pay insurance and service charge. A rent free period has been granted until 2nd October 2011.

FF/SF: Flat 1. Assumed potential rent £465pcm (£5,580 per annum) no contact with tenant – no copy of agreement. Flat 2. Assumed potential rent £465pcm (£5,580 per annum) no contact with tenant – no copy of agreement. Flat 3. Advised let at £445pcm (£5,340 per annum) no copy of agreement. HENCE TOTAL ACTUAL CURRENT, ASSUMED AND POTENTIAL RENTS £44,980 PER ANNUM RISING TO £56,980 PER ANNUM IN OCTOBER 2011. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £395,000+

PLEASE NOTE WE CAN NOW SUPPLY LEGAL PACKS BY EMAIL. TO REQUEST THIS SERVICE PLEASE EMAIL YOUR REQUIREMENTS TO penny.cody@rhseel.co.uk or kristy.perry@rhseel.co.uk

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

FORMER CHAPEL WITH RESIDENTIAL PLANNING CONSENT

Lot no. 18

SION CHAPEL, BIRCHGROVE STREET, PORTH, RHONDDA, MID GLAMORGAN, CF39 9YA A traditional detached chapel of stone wall construction, pointed externally, beneath a pitched slate roof covering, in a residential street just above the facilities of the town. The premises have been gutted internally in readiness for the approved redevelopment as a large house comprising open plan ground floor with four bedrooms and bathroom over with playroom and study beyond. We understand all main services are connected (not tested) and a copy of the Planning consent granted by Rhondda Cynon Taf Ref No. 10/0936/10 dated 5th November, 2011 will be available from the Auctioneers office. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £27,000+

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Unit 13, Pacific Business Park, Pacific Road, Cardiff CF24 5HJ Tel: 029 2049 3300 • Fax: 029 2048 3399

Your home may be repossessed if you do not keep up repayments on your mortgage. Commercial Finance is not regulated by the FSA. property auction catalogue - 8th February 2011, 3pm

Lot no. 19

PLOT WITH PLANNING CONSENT FOR A DETACHED BUNGALOW PLOT R/O 30 WYEBANK WAY, TUTSHILL, CHEPSTOW, MONMOUTHSHIRE, NP16 7DN A building plot with road frontage situated in the popular Sedbury area of Chepstow amidst good quality housing. The plot benefits from full planning consent for the development of a two bedroom detached bungalow which was granted by Forest of Dean District Council on 5th February 2010 (Planning Ref: P0180/10/FUL). We are advised by the vendor that the existing footings require excavation and removal prior to development. Copies of the plans and related documents are available from the Auctioneers Office. Tenure: Freehold. Viewing: The land is open for inspection.

Guide Price: £36,000+

Lot no. 20

BAY FRONTED MID TERRACE HOUSE 100 CLIVE STREET, GRANGETOWN, CARDIFF, CF11 7JE A three bedroom bay fronted mid terrace house in a popular location convenient for access to Cardiff Bay and the city centre. The property has colourwashed facing brick front elevation, smooth cement rendered to the rear, under a pitched slate roof covering, benefiting from uPVC units and gas central heating (not tested). It would appear that the property has been let as bedsits in the past, but is to be sold with vacant possession upon completion. Accommodation: GF. Entrance hallway, understairs storage cupboard, three reception room, kitchen. FF.

Split landing, three bedrooms, bathroom comprising bath, wash hand basin and wc.

OS. Enclosed rear garden backing onto laneway with potential to provide off road parking or garage, subject to all necessary consent being obtained. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £125,000+

PLEASE NOTE

WE ARE UNABLE TO ACCEPT DEPOSITS BY WAY OF DEBIT OR CREDIT CARD 16

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

MID TERRACED HOUSE FOR RENOVATION

Lot no. 21

23 PARK PLACE, ABERTILLERY, BLAENAU GWENT, NP13 1ED A two bedroom mid terraced house close to Abertillery town centre, having a pointed stone front elevation with brick quoin detail beneath a pitched roof with slate covering. The property benefits from gas central heating (not tested) but requires a programme of refurbishment throughout. Accommodation: GF. Lounge, dining room. FF.

Landing, two bedrooms, bathroom.

OS: Small open yard to rear giving way to communal space. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £28,000+

OFF LICENCE/CONVENIENCE STORE

Lot no. 22

JEFF’S STORES AND OFF LICENCE, REAR OF 26 EBENEZER STREET, RHYDYFELIN, PONTYPRIDD, MID GLAMORGAN, CF37 5PB A single storey commercial premises trading as an Off Licence/Convenience store, previously we understand a Betting office, which is being sold due to the retirement of the present owners who have traded for a number of years. The property is situated in a densely populated residential area within the village, amidst existing housing and close to a new estate of in excess of one hundred new houses nearing completion and serves the immediate needs of the resident population. We understand from the present owners that they currently trade limited hours and they see scope for considerable expansion of trade with the introduction of Pay Point facilities and extended opening hours. However, the property is being sold on a Bricks and Mortar basis only and no Accounts or trading figures will be provided and any interested parties must form their own opinion on any matters relating to trading. Accommodation GF. Open plan trading area approximately 300 sq.ft. Rear preparation area with sink unit. Cloakroom with wc and whb. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £22,000+

property auction catalogue - 8th February 2011, 3pm

Lot no. 23

THREE STOREY MID TERRACE HOUSE NEEDING REFURBISHMENT 43 PARRY STREET, TYLORSTOWN, PORTH, RHONDDA, MID GLAMORGAN, CF43 3AT Traditional type mid terrace house with rendered elevations, uPVC double glazed fenestration and gas fired central heating (not tested) beneath a pitched tiled roof. The property is situated in a residential street within the village of Tylorstown with local shops and good access to major roads. Accommodation: GF. Entrance hall, through lounge, stairs down to: LGF. Living room, kitchen, laundry room, bathroom with three piece suite and overbath shower. FF.

Landing, three bedrooms.

OS. Concrete patio and steps down to overgrown garden with door to rear service lane. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £29,000+

Lot no. 24

RETAIL PREMISES WITH STORAGE OVER – POTENTIAL INVESTMENT 119 CLIFTON STREET, ROATH, CARDIFF, CF24 1LW A two storey mid terraced property comprising retail shop to the ground floor with storage space over. The premises occupy a roadside position in the busy Clifton Street area of Cardiff amidst national and local retailers, banks and destination traders. The property has a pointed natural stone front elevation with pitched slate covered roof and benefits from a key operated roller shutter door, full width display window with central glazed entrance door and suspended ceilings with inlaid lighting. Some refurbishment works are required. We understand there is a neighbourhood regeneration scheme in this area with grants available for external improvements. All interested parties are advised to make their own enquiries in this connection with Neighbourhood Regeneration County Hall Cardiff (029) 2087 3260. Accommodation: GF. Retail area, stairs to first floor. FF. Landing, shower room, kitchen, store room. OS. Small overgrown enclosed rear yard. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £65,000+

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

FOR SALE BY MORTGAGEES NOT IN POSSESSION – OFFICES AND WAREHOUSE

Lot no. 25

49A BEDA ROAD, CANTON, CARDIFF, CF5 1LX A single storey warehouse unit with two storey office building attached together with separate detached store extending to approximately 350 sq mtrs, located to the rear of houses in Beda Road in the Canton area of the city. The properties are of solid wall construction, part rendered under flat and pitched roof coverings, and accessed via a lane way into a yard. It is envisaged the property would lend itself to alternative use, including residential development, subject to all necessary consents being obtained. Accommodation: The premises have not been inspected but are believed to comprise: Main Warehouse GF.

Open area accessed via roller shutter door and side access door. Door into offices.

Offices: Two storey, independent access and access from main warehouse: GF.

Open plan entrance hall with ladies and gents wc accommodation.

FF.

Three intercommunicating offices.

Detached Store: GF.

Open area with wc and wash hand basin.

OS.

The premises are accessed via a gated arch adjacent to No. 49 Beda Road.

Tenure: Freehold. Viewing: External only - For sale by Mortgagees not in possession.

Guide price: £48,000+

PLAN FOR IDENTIFICATION PURPOSES ONLY. NOT TO SCALE.

property auction catalogue - 8th February 2011, 3pm

Lot no. 26

MODERN STYLE DETACHED BUNGALOW WITH GARAGE NEAR CARDIFF 23 RIVER GLADE, GWAELOD Y GARTH, CARDIFF, CF15 9SP A well presented detached bungalow on a corner plot within a residential development in the village of Gwaelod y Garth. The bungalow has facing brick elevations with rendered features, uPVC double glazed fenestration and gas fired central heating (not tested) beneath a pitched tiled roof covering. The location is within each reach of the M4 motorway and Cardiff city centre. Accommodation: GF. Entrance hall with cloakroom (wc and wash hand basin), Lounge with patio door and fitted coal effect electric fire, modern fitted kitchen, two bedrooms and well appointed bathroom having three piece suite and overbath shower. OS. Well cultivated garden, patio and path to garage of matching construction. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £129,000+

Lot no. 27

DEVELOPMENT SITE WITH RESIDENTIAL CONSENT APPROXIMATELY 0.23 ACRES SITE AT HERBERTS ROAD, GARNDIFFAITH, PONTYPOOL, GWENT, NP4 7LH An elevated site with a gentle slope and an extensive open view from most of the land, located adjacent to Empire Terrace and opposite the Hanbury Arms Public House with direct road frontage to both the front and rear boundaries. There was a former community centre on the site which was demolished to slab level in 2004. Boundaries/Site Area: The approximate boundaries are shown on the Plan and the site area is approximately 0.23 acres. Planning and potential: Outline consent dated 26th October 2007 for erection of three detached dwellings. Ref No: 07/P/00116 (W). Prospective purchasers should make further enquiries with Planning & Highways Departments at Torfaen County Borough Council, Tel No: 01495 762200. Alternative schemes may be considered. Ground Conditions/Retaining Walls: No investigations carried out but there is a retaining wall to the front of the site and the planning approval includes alterations to this wall. Tenure: Freehold. Viewing: Open for inspection.

PLAN FOR IDENTIFICATION PURPOSES ONLY. NOT TO SCALE.

Further information: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £27,000+

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

TWO BEDROOM GROUND FLOOR FLAT

Lot no. 28

9 ONTARIO WAY, LAKESIDE, CARDIFF, CF23 6HB A ground floor flat in a block of four on a popular residential estate, in close proximity to Lakeside Primary School and within the catchment area for Cardiff High School, convenient for access to Roath Park Lake and shopping facilities at Wellfield Road and Albany Road. Elevations are of facing brick and colour washed render under a pitched tiled roof covering, with uPVC double glazing and gas fired central heating (not tested). Accommodation: GF. Entrance hallway, living room, two bedrooms, kitchen with fitted oven and hob, bathroom comprising bath with shower over, wc and wash hand basin. OS. Enclosed garden area. Tenure: Leasehold – A new lease will be granted for a term of 125 years at a ground rent of £50 per annum, rising. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117.

Guide Price: £115,000+ TERRACED COTTAGE – FOR IMPROVEMENT

Lot no. 29

22 POWELL STREET, BEDLINOG, TREHARRIS, MID GLAMORGAN, CF46 6RL A one bedroom traditional miner’s cottage set in a residential area convenient for village amenities which requires upgrading. The property has rendered front elevation under a pitched slate roof covering. We understand that there is a gas boiler and radiators fitted but there is currently no gas supply and the system has not been tested. Accommodation: GF. Lounge, bedroom, bathroom, kitchen with door into leanto. OS: Uncultivated enclosed rear garden with open views across the valley. We are advised that there is a garage included in the sale but await legal documents in this respect. Tenure: Freehold. Viewing: Joint Auctioneers Weathersby, Treharris (01443) 412097

Joint Auctioneers

Guide Price: £28,000+

PLEASE NOTE WE CAN NOW SUPPLY LEGAL PACKS BY EMAIL. TO REQUEST THIS SERVICE PLEASE EMAIL YOUR REQUIREMENTS TO penny.cody@rhseel.co.uk or kristy.perry@rhseel.co.uk

property auction catalogue - 8th February 2011, 3pm

Lot no. 30

UNIQUE UPDATED HOME OF CHARACTER IN RURAL LOCATION RHYD Y GORS, LLANNON, LLANELLI, CARMARTHENSHIRE, SA14 8JU An old but established modernised detached house of stone construction in a roadside yet, secluded location between the villages of Hendy and Llannon on the rural outskirts of Llanelli. The property has pointed elevations with specialised high insulation value windows beneath a multi level and also insulated slate roof covering together with an interesting range of fittings to retain the charm and character. The property is heated with a combination of an oil fired combi boiler, Rayburn and wood burning stoves (not tested) and is set amidst approximately 2/3rds of an acre of mature gardens featuring extensive paved patios, lawns, kitchen garden and pond. Accommodation: GF. Entrance porch with bedroom leading off, large kitchen/ diner with oil fired Rayburn and store room with wc, open plan dining room and extensively glazed living area with fan assisted wood burning stove. FF.

Landing, one bedroom and bathroom.

OS. Mature garden with lawns, paved patios, kitchen garden and pond, plus drive, log store and greenhouse. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: ÂŁ135,000+

Lot no. 31

SEMI DETACHED HOUSE IN POPULAR LOCATION 7 HIGH STREET, LLANTRISANT, MID GLAMORGAN, CF72 8BP A traditional three bedroom semi detached house with loft conversion in the popular village of Llantrisant, within close proximity to the shopping centre at Talbot Green and within easy driving distance of the M4 motorway at Junction 34. The property has pointed stone elevations beneath a pitched tiled roof covering, uPVC double glazed fenestration and gas fired central heating (not tested). Accommodation: GF. Entrance lobby, lounge, dining room, kitchen, store room. FF.

Landing, three bedrooms (one with ensuite bathroom), family bathroom.

SF.

Attic room with staircase access.

OS. Small enclosed, decked rear yard. Tenure: Freehold.

Joint Auctioneers

Viewing: Joint Auctioneers, Nicholas Michael Estate Agents, Talbot Green, (01443) 224000

Guide Price: ÂŁ115,000+

RH Seel & Co - Tel: (029) 2037 0117 Website: www.rhseel.co.uk

END TERRACE HOUSE – POTENTIAL INVESTMENT – PREVIOUSLY LET AT £1600 PER CALENDAR MONTH

Lot no. 32

31, ATLAS ROAD, CANTON, CARDIFF, CF5 1PH A substantial end terrace house close to the shopping facilities and amenities in the popular Canton area, convenient for access to Cardiff City Centre, Cardiff Bay and links to the M4 Motorway. The property has pointed stone front elevation with brick features, colourwashed rendered to the side, under a pitched slate roof covering and benefit from Upvc fenestration and gas central heating (not tested). We are advised the house has consent for HMO with fire alarms and emergency lighting installed (not tested) and has been let as serviced accommodation at £1,600 per calendar month (£19,200 per annum). The sale is to include all the furniture currently in the property to enable easy continuation of this use. Accommodation: GF: Entrance hallway, two storage cupboards, lounge, bedroom. FF:

Bedroom, kitchen with fitted units, oven and hob, bathroom comprising bath with shower over, whb and wc.

SF:

Two bedrooms.

OS: Yard area which we understand has been utilised for off road parking. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £169,000+

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property auction catalogue - 8th February 2011, 3pm

Lot no. 33

RESIDENTIAL INVESTMENT – PAIR OF THREE STOREY SEMI DETACHED HOUSES CONVERTED TO TEN FLATS 38 AND 40 RICHMOND ROAD, ROATH, CARDIFF, CF24 3AT A pair of three storey bay fronted semi detached houses in a popular location close to facilities and amenities at Albany Road and City Road, convenient for access to the City Centre and University Buildings. The properties have colourwashed brick and rendered elevations under a pitched and gabled slate roof, with forecourt parking and rear yard area. Accommodation and Tenancies: No internal inspection has been possible and it is assumed that all flats are one bedroom with facilities: No 38 Richmond Road Flat 1: Potential rent £465pcm (£5,580 per annum) – assumed vacant. Flat 2: Let at £575pcm (£6,900 per annum) no copy of agreement. Flat 3: We understand tenanted – no copy of agreement. Assumed let at £465pcm (£5,580 per annum). Flat 4: Let at £550pcm (£6,600 per annum) no copy of agreement. Flat 5: Potential rent £465pcm (£5,580 per annum) – assumed vacant. No 40 Richmond Road Flat 1: Potential rent £465pcm (£5,580 per annum) – assumed vacant. Flat 2: Let at £550pcm (£6,600 per annum) no copy of agreement. Flat 3: Let at £400pcm (£4,800 per annum) no copy of agreement. Flat 4: Let at £550pcm (£6,600 per annum) no copy of agreement. Flat 5: Assumed Let at £465pcm (£5,580 per annum) no copy of agreement. HENCE TOTAL ACTUAL, ASSUMED AND POTENTIAL RENTS £59,400 PER ANNUM. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £435,000+

PLEASE NOTE

BUYERS ARE RESPONSIBLE FOR INSURING ANY PROPERTY FROM EXCHANGE OF CONTRACTS

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

SINGLE STOREY COMMERCIAL PREMISES

Lot no. 34

MISKIN FORGE JOINERY, BRITHWEUNYDD ROAD, TREALAW, TONYPANDY, RHONDDA, MID GLAMORGAN CF40 2UB A single storey light industrial commercial premises which was originally a Blacksmith’s Shop but for the last 28 years has been in the same ownership and used as a Joinery. The property is of brick wall construction beneath a profile sheet roof, prominently located alongside the main road and accessed via glazed timber doors into the well maintained building. The premises has potential for the continuation of its existing use and specialist wood working machinery can be purchased by separate negotiation, if required, or various alternative uses/ redevelopment, subject to necessary consents. Accommodation: Front display, collection/parking area with glazed office, wc and kitchenette, workshop with central heating from floor mounted gas boiler (not tested) and wood burning stove. Timber storage area. Services: Mains water, drainage, gas and electricity (not tested). Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £37,000+

MID TERRACED RETAIL PREMISES

Lot no. 35

12 DERWEN ROAD, BRIDGEND, MID GLAMORGAN, CF31 1LH A three storey commercial premises on the edge of Bridgend town centre, situated amidst a variety of retailers and service providers including an Optician, hair salon and Employment Agency amongst others. The ground floor comprises retail premises latterly used as an Amusement Centre, the upper floors, we are advised, were last used for storage but were historically used as a residential flat and require considerable refurbishment. The property benefits from a full width display window with central glazed entrance doors and remote control roller shutter. The upper front elevation is spar rendered with a pitched slate covered roof over. The upper floors are accessed from the rear of the building via external stairs. Accommodation: GF. Open plan sales area. FF.

Accessed via external stairs; entrance hall, shower room, two rooms.

SF.

Landing, kitchen, wc, two rooms.

OS. To the rear is a yard giving access to upper floors via a concrete staircase and access to the rear service lane via pedestrian gate. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £42,000+

property auction catalogue - 8th February 2011, 3pm

Lot no. 36

RE-DEVELOPMENT OR COMMERCIAL INVESTMENT OPPORTUNITY (SUBJECT TO PLANNING) 13a HARROW ROAD, NEWPORT, GWENT, NP19 0BU

n w a r d h t i r W Prio Lot no. 37

A secure freehold commercial site comprising a two storey warehouse/workshop building benefiting from internal and external staircases and a single storey workshop. Directly in front of the buildings is sufficient space for the parking and turning of vehicles. The site is situated amidst residential housing and is accessed via a gated lane between two houses on Harrow Road. The property is considered to have redevelopment potential, subject to the necessary consents being obtained. N.B. We are advised by our client that the owner of No. 13 Harrow Road has a pedestrian right of way over part of the property and the owner of No. 19 Harrow Road has a vehicular and pedestrian right of way over part of the property. Accommodation: GF. Warehouse and storage accommodation. FF.

Warehouse and storage accommodation.

OS. To the front of the buildings there is parking and turning space. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: Withdrawn Prior

MID TERRACED COMMERCIAL PREMISES WITH DEVELOPMENT POTENTIAL (SUBJECT TO PLANNING) 6 GRIFFIN STREET, NEWPORT, GWENT, NP20 1GL A vacant three storey mid terraced commercial premises situated in Newport City Centre just off the High Street. The ground floor comprises retail premises, that we understand were last occupied by a Chinese restaurant, with disused kitchen premises to the rear. The first and second floors have been disused in recent years but offer redevelopment potential subject to the necessary consents. The premises require total renovation. Accommodation Not inspected internally but advised to comprise: GF. Restaurant area, kitchen accommodation. FF.

Storage accommodation.

SF.

Storage accommodation.

Tenure: Leasehold, for a term of 999 from March 2006. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: ÂŁ45,000+

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

MID TERRACED COMMERCIAL PREMISES WITH INVESTMENT INCOME AND DEVELOPMENT POTENTIAL (SUBJECT TO PLANNING)

Lot no. 38

7 GRIFFIN STREET, NEWPORT, GWENT, NP20 1GL A three storey mid terraced commercial premises situated in Newport City Centre just off the High Street. The ground floor comprises licensed trade premises, The Griffin bar, which is currently trading. The first and second floors have been part converted to provide 2 x two bedroom flats, although we are advised by our client that planning permission was never sought for the development. The premises offer potential for further development (subject to the necessary consents) and income betterment. Accommodation: GF. The pub premises have not been inspected but are advised to comprise; single room with bar, male and female toilets, beer cellar and store room. There is an independent entrance giving access to upper floors. FF.

FLAT 1: Hall, lounge/kitchen, two bedrooms, bathroom.

SF.

FLAT 2: Hall, lounge/kitchen, two bedrooms, bathroom.

Tenancies: At the time of going to print we have not had sight of any Tenancy Agreements but we are advised that the ground floor is let at £20,000 per annum and the lease is due to expire in 2012. HENCE CURRENT TOAL RENT £20,000 PER ANNUM WITH POTENTIAL TO INCREASE. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £72,000+

FOR SALE BY MORTGAGEES NOT IN POSSESSION – PARCEL OF AGRICULTURAL LAND

Lot no. 39

LAND NEAR LODGE FARM, HUBBERSTON, MILFORD HAVEN, PEMBROKESHIRE, SA73 3RX An enclosure of mostly level agricultural land close to the north/ east of buildings at Lodge Farm, Hubberston approximately a mile from the village of Herbranston, being the remainder of enclosure with Land Registry Title No: CYM172490. The land is believed to be in an area of Red Sandstone with a history of potato growing and is considered to be suitable for various agricultural uses. The access to the enclosure is via a field gate leading off an area of former roadway prior to the improved new road being constructed. Interested parties must rely upon their own enquiries as to right of access over this area. The Auctioneers have no knowledge in this connection and the land is offered for sale subject to all or any rights which may or may not exist. Tenure: Freehold. Viewing: External only – For sale by Mortgagees not in possession. Further information: Auctioneers Office Seel & Co (029) 2037 0117

Guide Price: £8,000+ PLAN FOR IDENTIFICATION PURPOSES ONLY. NOT TO SCALE.

property auction catalogue - 8th February 2011, 3pm

Lot no. 40

SEMI DETACHED HOUSE FOR RENOVATION 8 CASTLE ROAD, TONGWYNLAIS, CARDIFF, CF15 7JQ A semi detached house in a popular location almost opposite the entrance to Castle Coch Golf Course on Castle Road, having mainly roughcast rendered elevations, with decorative stone feature to front, under a pitched slate roof covering. The property has been gutted out ready for refurbishment with some structural alterations having been carried out. We are not aware of any consents or building regulations having been obtained in respect of these alterations. The property now represents an unfinished project with substantial works required to complete. Accommodation: GF. Two reception rooms, kitchen area (no fittings). FF.

Two bedrooms, potential third bedroom/study, bathroom (no fittings).

OS: Enclosed front garden, large rear garden. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £55,000+

Lot no. 41

THREE BEDROOM END TERRACE HOUSE 1 CROSS STREET, SENGHENYDD, CAERPHILLY, MID GLAMORGAN, CF83 4HR A three storey end terrace house located within the village of Senghenydd, having natural pointed stone front elevation with brick features rendered to side and rear under a pitched tile roof covering. The property has been modernised and benefits from uPVC double glazing and gas fired central heating (not tested). Accommodation: GF. Hallway, lounge. LGF. Breakfast room/sitting room, kitchen, bathroom. FF.

Three bedrooms.

OS. Enclosed rear yard. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £50,000+

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

FORMER URBAN RENEWAL AREA OFFICE

Lot no. 42

9 BROAD STREET, BLAENAVON, GWENT, NP4 9ND A well maintained and tastefully modernised mid terrace office premises in a cul-de-sac location off the main trading street of this industrial heritage town. The property has a large display window and single entrance door set into a rendered and colour washed elevation onto the street with mostly uPVC double glazed fenestration and gas fired central heating (not tested) beneath a pitched tiled roof covering. The property has potential for various alternative commercial uses or residential conversion, subject to all necessary planning consents. Accommodation: GF. Entrance to reception area with good quality timber partition divider to inner office, door to rear lobby with cloakroom and toilet, external door to aesthetically improved pedestrian area. FF.

Landing and two rooms.

Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: ÂŁ27,000+

SEMI DETACHED HOUSE IN POPULAR LOCATION

Lot no. 43

20 GLENVIEW COURT, PENTWYNMAWR, NEWBRIDGE, GWENT, NP11 4HW A well presented extended three bedroom semi detached house in the Pentwynmawr area of Newbridge. The property has spar rendered and facing brick elevations with double glazed fenestration beneath a pitched tiled roof. The property benefits from gas central heating (not tested), a family room/ fourth bedroom with ensuite shower room, a single garage as well as off road parking and front and rear gardens. Accommodation: GF. Entrance hallway, lounge, kichen/diner open plan to sun lounge, family room/fourth bedroom with ensuite shower room. FF.

Landing, three bedrooms, bathroom.

OS. To the front is an elevated garden, single garage with off-road parking to the front. To the rear is good size enclosed block paved tiered garden with stone chipped drying area. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: ÂŁ149,000+

property auction catalogue - 8th February 2011, 3pm

Lot no. 44

GROUND FLOOR LICENSED PREMISES WITH 3 - SELF CONTAINED FLATS OVER PART LET INVESTMENT THE WELCOME INN, 36 STATION ROAD, PORT TALBOT, WEST GLAMORGAN, SA13 1JS A mid terrace three storey mixed commercial/residential property situated in Port Talbot town centre amidst various retailers, trade merchants and service providers. The ground floor currently trades as a popular bar which has recently been modernised. The upper floors provide a self contained studio flat, a one bedroom flat and a two bedroom flat. The property is offered for sale on a Bricks and Mortar basis only and no trading figures or Accounts whatsoever will be provided in respect of the bar. All interested parties must form their own opinion in respect of trading potential. The property has a full-width modern glazed frontage installed incorporating a central ‘concertina’ door with facing brick upper front elevation beneath a pitched slate roof, with separate access door to upper floors. The upper floors benefit from double glazed fenestration and gas fired central heating (not tested). Accommodation: GF: Bar Open plan bar area incorporating bar servery leading to raised pool table area incorporating DJ’s podium, male and female toilets, commercial kitchen, cellar (ground floor level) and storage cupboard. FF:

Upper floors accessed via separate entrance from Station Road:

Flat 1 NOT INSPECTED BUT ADVISED TO COMPRISE: lounge, bedroom, bathroom, kitchen. Flat 2 STUDIO FLAT COMPRISING: lounge/bedroom area open plan to kitchen, shower room. SF: Flat 3 TWO BEDROOM FLAT COMPRISING: Entrance hall, lounge, kitchen, two ensuite bedrooms. Tenancies: Flat 1: Let on an Assured Shorthold Tenancy for £60 per week. HENCE CURRENT TOTAL RENTAL INCOME OF £3,120 PER ANNUM WITH POTENTIAL TO INCREASE. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £135,000+

Lot no. 45

COMMERCIAL PREMISES WITH REDEVELOPMENT POTENTIAL 32 ROBERT STREET, YNYSYBWL, PONTYPRIDD, MID GLAMORGAN, CF37 3DU A two storey mid terraced commercial premises situated in the village of Ynysybwl requiring renovation, comprising retail premises with glazed shop front to the ground floor with ancillary office/storage accommodation to the first floor. The property has a pointed stone front elevation beneath a pitched tiled covered roof with the first floor benefiting from independent access to the rear of the property. The property may be suitable for residential development (or other uses) subject to the necessary consents. Accommodation: GF. Main sales area, rear store room, lean-to kitchenette. FF.

landing, three rooms, wc. Access to rear of property.

OS. Small yard with steps up to rear garden giving access to rear service lane. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £32,000+

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

TWO BEDROOM END TERRACE HOUSE – FOR IMPROVEMENT

Lot no. 46

12 GLANMORFA TERRACE, TREMADOG, PORTHMADOG, GYWNEDD, LL49 9RW A two bedroom end terrace house occupying a slightly elevated position above the village with uninterrupted views of the valley, within a short drive of the town of Porthmadog with range of shops, schools and amenities. The property has rendered elevations under a pitched slate roof and requires some improvement. Accommodation: GF. Lounge, shower room, kitchen. FF.

Landing, loft access hatch, two bedrooms.

OS. Small enclosed forecourt, rear garden area. Tenure: Freehold. Viewing: Joint Auctioneers, Bob Parry, Porthmadog (01766) 512666

Guide Price: Withdrawn Prior Joint Auctioneers

n w a r d h t i r W Prio

FREEHOLD GROUND RENTS

Lot no. 47

FLATS 1-7 HARRINGTON COURT, HEOL POYSTON, ELY, CARDIFF, CF5 5LA A parcel of Freehold Ground Rents secured on a block of seven flats in a building having facing brick and spar rendered elevations, under a pitched tiled roof covering. All leases are for a term of 120 years from 25th March 1987 at an annual ground rent of £50 per annum per flat for the first 30 years, £75 per annum per flat for the second 30 years, £120 per annum per flat for the third 30 years and £175 per annum per flat for the final 30 years. The ground leases have approximately 97 years unexpired. HENCE TOTAL CURRENT GROUND RENTS OF £350 PER ANNUM. Tenure: Freehold. Further information: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £3,500+

property auction catalogue - 8th February 2011, 3pm

Lot no. 48

FREEHOLD GROUND RENTS OWENS COURT, 85 THE PHILOG, WHITCHURCH, CARDIFF, CF14 1DZ A parcel of Freehold Ground Rents secured on three houses located in Whitchurch, convenient for access to amenities and facilities in the popular village and for access to the A470. LEASES Plot 1 Philog House – Owens Court 99 years from 25th March, 1981 at a ground rent of £30 per annum. Plot 2 Philog House – Owens Court 99 years from 25th March, 1981 at a ground rent of £30 per annum. Plot 4 Philog House – Owens Court 99 years from 25th March, 1981 at a ground rent of £30 per annum. HENCE TOTAL CURRENT GROUND RENTS £90 PER ANNUM. Tenure: Freehold. Further information: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £1,800+

PLEASE NOTE

BUYERS ARE RESPONSIBLE FOR INSURING ANY PROPERTY FROM EXCHANGE OF CONTRACTS

END OF AUCTION

PLEASE REFER TO AUCTIONEERS FOR DETAILS OF ANY LATE ENTRIES WE ARE NOW INVITING ENTRIES FOR OUR 29TH MARCH AUCTION – FOR A FREE AUCTION APPRAISAL CONTACT THE AUCTION TEAM ON (029) 2037 0117

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

TELEPHONE/PROXY BIDDING FORM DATE OF AUCTION:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ LOT NO: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

BIDDERS NAME:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

ADDRESS:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

TELEPHONE NUMBER: BUSINESS_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ HOME _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ TELEPHONE NUMBER AT TIME OF AUCTION: _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ SOLICITOR’S NAME:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

ADDRESS:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ F.A.O._ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

TELEPHONE NO:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

I hereby authorise the Auctioneers staff to bid on my behalf in accordance with the terms and conditions set out herein headed ‘bidding by telephone or by letter’, which I confirm I have read and understood. I request that the Auctioneers attempt to contact me on the telephone at the relevant time to enable me to bid myself. (Delete if telephone bid is not required). The bid that I hereby Authorise is:_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Lot No: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Auction Date:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

Address of Lot:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

Maximum Bid:

£_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ (words)

I attach a cheque for deposit of _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ (Plus Buyers Premium of £250 plus VAT) (10% of maximum bid or £1,000 or £2,000 (as applicable) whichever is the greater) Signature of the Bidder: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Date:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

If the person signing is not the bidder the signatory warrants that authority has been given by the bidder. Name: (please print)

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

Address: (if different from the bidder)

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

Telephone No:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

property auction catalogue - 8th February 2011, 3pm

BIDDING BY TELEPHONE/LETTER 1. The bidder must complete a separate authority form for each lot and provide a bankers draft, Solicitors, clients account cheque or cheque signed by a Building Society, for 10% of the maximum amount bid for each lot, subject to a minimum of £1,000 or £2,000 (as applicable) plus Buyers Premium of £250 plus VAT made payable to: R.H. SEEL & CO. 2. The form must be sent, or delivered to, the Auctioneers office, The Crown House, Wyndham Crescent, Canton, Cardiff to arrive before 5pm two working days prior to the date of that’s months relevant Auction. It is the bidder’s responsibility to check that the form is received by telephoning the Auctioneers office. 3. The bidder shall be deemed to have read the ‘Important Notice’ to be read by all bidder’s, particulars of the relevant lot in the catalogue and the General and Special Conditions of Sale. The prospective purchaser shall be deemed to have taken all necessary professional and legal advice and to have made enquires and have knowledge of any announcements to be made from the rostrum of any amendments relating to the relevant lot. Announcements can and should be checked by bidders on the day of the Auction. 4. In the case of telephone bids attempts will be made to contact the bidder by telephone and if successful, the bidder may then compete in the bidding. UP TO THE MAXIMUM OF THE AMOUNT AUTHORISED IN THE COMPLETED AUTHORITY FORM. 5. In the event that the proposed bidder cannot be contacted or communication breaks down, or there is any confusion or disruption, the Auctioneers will bid/continue to bid on behalf of the bidder up to the maximum of the authorisation. 6. In the case of written bids the Auction staff will compete in the bidding up to the maximum of the authorisation.

8. In the event that the telephone/written bid is successful the Auctioneer will sign the Memorandum of Contract on behalf of the bidder as a Contract would have been formed on the fall of the hammer. 9. In the event of a Contract, the deposit monies will be applied so far as necessary to meet the requirement for a 10% deposit. (or minimum £1,000 or £2,000 as applicable). In the event that the bidder is unsuccessful in gaining the contract, the deposit monies shall be returned to the bidder promptly. 10. Once delivered to the Auctioneers, the authority to bid is binding on the bidder up to 9.00 pm on the day on which the particular lot is Auctioned. This is to allow for the possibility of a Vendor agreeing to sell post Auction where the bidding has not reached the reserve. 11. The authority can only be withdrawn by notification in writing delivered to the offices of Seel & Co., two hours before the start of the Auction on the day the relevant lot is scheduled to be Auctioned or by delivery into the hands of the Auctioneers in the Auction room half an hour before the start of the Auction that day. It is the bidders responsibility to obtain a receipt on a copy of the withdrawal notification signed by one of the Auctioneers staff and without such a receipt the authority stands and any successful Contract is binding on the bidder. 12. If the bidder, or the agent, actually bids at the Auction without having previously withdrawn the authority, the Auctioneer is at liberty to accept such bid in addition to any bid from Auction Department staff as empowered under the telephone/ written authority form. The Auctioneers would have no liability whatsoever if the price achieved is the result of this competition in bidding without intervention from other bidders.

7. The right is reserved not to bid on behalf of telephone/ written bidders in the event of any error, doubt, omission or uncertainty of the bid for for any reason whatsoever. No warranty or guarantee is given that a bid will be made on behalf of the bidder and no liability is accepted in this regard.

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

COMMON AUCTION CONDITIONS INTRODUCTION

GLOSSARY

Documents

The common auction conditions have three main sections:

In the conditions wherever it makes sense:

Glossary

•

This gives special meanings to some words used in the rest of the conditions

singular words can be read as plurals, and plurals as singular words

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

•

a ‘person’ includes a corporate body

The conduct of the auction

•

words of one gender include the other genders

These conditions regulate the conduct of the auction. If you read our catalogue or attend the auction you do so on the basis that you accept them

and where the following words appear in blue they have the specified meanings:

Conditions of sale

If you buy a lot you will sign a sale memorandum under which you agree to be bound by the conditions of sale that apply to that lot. These conditions are:

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

•

General conditions that apply to all lots

•

Any extra general conditions in the catalogue or an addendum

•

Special conditions that only apply to the lot you are buying (and which may vary the general conditions)

The conditions are legally binding.

Important notice A prudent buyer will, before bidding for a lot at an auction:

Actual completion date

Addendum

Extra conditions Any additions to or variations of the conditions that are of general application to all lots General conditions The conditions so headed Interest rate If not specified in the special conditions, 4% above the base rate from time to time of Barclays Bank plc

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

Lot

Agreed completion date

Old arrears

(a)

the date specified in the special conditions, or

(b)

if no date is specified, 20 business days after the contract date

Arrears due under any of the tenancies that are not ‘new tenancies’ as defined by the Landlord and Tenant (Covenants) Act 1995

but if that date is not a business day the first subsequent business day

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

Particulars The section of the catalogue that contains descriptions of each lot

Take professional advice from a conveyancer and, in appropriate cases, a chartered surveyor and an accountant

Arrears

•

Read the conditions

Auction

•

Inspect the lot

A receiver, administrative receiver or liquidator or a trustee in bankruptcy

The auction advertised in the catalogue

•

Carry out usual searches and make usual enquiries

Price

•

Check the content of all available leases and other documents relating to the lot

Auctioneers

The price that the buyer agrees to pay for the lot

The auctioneers at the auction

Ready to complete

•

Check that what is said about the lot in the catalogue is accurate

Business day

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

•

Arrears of rent and other sums due under the tenancies but unpaid on the actual completion date

•

Have finance available for the deposit and purchase price

Any day except (a) a Saturday or a Sunday (b) a bank holiday in England and Wales or (c) Good Friday or Christmas Day

•

Check whether VAT registration and election is advisable.

Buyer

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.

The person who agrees to buy the lot or, if applicable, that person’s personal representatives: if two or more are jointly the buyer all obligations can be enforced against them jointly or against each of them separately

Practitioner

Sale memorandum The form so headed set out in the catalogue in which the terms of the contract for the sale of the lot are recorded Seller

Catalogue

The person selling the lot

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

Special conditions

Completion Completion of the sale of the lot Conditions This glossary, the conditions for the conduct of the auction, the general conditions, any extra conditions and the special 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.

The conditions so headed that relate to the lot Tenancies Tenancies, leases, licences to occupy and agreements for lease and any documents varying or supplemental to them Transfer Includes a conveyance or assignment (and to transfer includes to convey or to assign) TUPE The Transfer of Undertakings (Protection of Employment) Regulations 1981 as modified or re-enacted from time to time VAT Value Added Tax or other tax of a similar nature VAT election an election to waive exemption from VAT in respect of the lot We (and us and our) The auctioneers You (and your) Someone who has a copy of the catalogue or who attends or bids at the auction, whether or not a buyer

property auction catalogue - 8th February 2011, 3pm

THE CONDUCT OF THE AUCTION The Catalogue is issued only on the basis that You accept these conditions relating to the conduct of the Auction. They override all other Conditions and can only be varied if We agree.

OUR ROLE As agents for each Seller we have the authority to: l Prepare the Catalogue from information supplied by or on behalf of each Seller. l Offer each Lot for sale l Sell each Lot l Receive and hold deposits l Sign each Sale Memorandum l Treat a Contract as repudiated if the Buyer fails to sign a Sale Memorandum or pay a deposit as required by the Conditions. Our decision on the conduct of the Auction is final. We may cancel the Auction, withdraw Lots from sale, or alter the order in which Lots are offered for sale. We may also combine or divide Lots. 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.

THE PARTICULARS AND OTHER INFORMATION We have taken reasonable care to prepare Particulars that correctly describe each Lot. However, the Particulars are based on information supplied by or on behalf of the Seller and We are not responsible for errors. The Particulars are for Your information but You must not rely on them. They do not form part of any Contract between the Seller and the Buyer. If We provide any information or a copy of any document We do so only on the basis that We are not responsible for its accuracy.

THE CONTRACT A successful bid is one We accept as such. If You make a successful bid for a Lot You are obliged to buy that Lot on the terms of the Sale Memorandum. The Price will be the amount You bid plus VAT (if applicable). You must before leaving the Auction. l Provide all information We reasonably need from You to enable us to complete the Sale Memorandum including appropriate proof of identity. l Sign the completed Sale Memorandum l Pay the deposit. and if You do not We may either:

BIDDING AND RESERVE PRICES 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. If no bid equals or exceeds that reserve price the Lot will be withdrawn from the Auction. 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. Where a guide price is given that price is not to be taken as an indication of the value of the Lot or of the reserve price.

l 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 l Sign the Sale Memorandum on Your behalf. Deposits must be paid by cheque or by bankers’ draft drawn on an Approved Bank in Our favour. The Catalogue states whether We also accept cash, or debit or credit cards. We may retain the Sale Memorandum signed by or on behalf of the Seller until We receive the deposit in cleared funds. If You make a successful bid for a Lot: l You are personally liable to buy it even if You are acting as an agent. It is Your responsibility to obtain an indemnity from the person for whom You are the agent l Where the Buyer is a company You warrant that the Buyer is properly constituted and able to buy the Lot l If the Buyer does not comply with its obligations under the Contract You are personally liable to buy the Lot and must indemnify the Seller in respect of any loss the Seller incurs as a result of the Buyer’s default.

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

GENERAL CONDITIONS OF SALE The general conditions apply except to the extent that they are varied by extra conditions, the special conditions or by an addendum.

3.4

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

3.5

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

The lot

1.1

The lot, including any rights granted and reserved, is described in the special conditions.

Title

1.2

The lot is sold subject to all subsisting tenancies, but otherwise with vacant possession on completion.

4.1

1.3

The lot is sold subject to all matters contained or referred to in the documents (except financial charges: these the seller must discharge on or before completion) and 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:

Unless general condition 4.2 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 following the contract date.

4.2

The buyer may raise no requisition or objection to any documents made available before the auction but in relation to any of the documents that is not available before the auction the following provisions apply:

(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

(i)

anything the seller does not and could not reasonably know about

and where any such matter would expose the seller to liability the buyer is to comply with it and indemnify the seller against liability.

1.4

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.

1.5

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

1.6

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.

1.7

1.8

2. 2.1

2.2

The buyer buys with full knowledge of: (a)

the documents whether or not the buyer has read them

(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.

The buyer is not relying on the information contained in the particulars or in any replies to preliminary enquiries but on the buyer’s own verification of that information. If any information is not correct any liability of the seller and any remedy of the buyer are excluded to the extent permitted by law.

4.4

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 of all documents noted on the register that affect the lot

(b)

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 15 years old) and must produce to the buyer the original or an examined copy of every relevant document

(c)

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: (a)

all matters recorded in registers open to public inspection are to be treated as within the actual knowledge of the buyer and

(b)

any implied covenant as to compliance with tenant’s obligations under leases does not extend to the state or condition of the lot where the lot is leasehold property.

If title is in the course of registration title is to consist of certified copies of: (a)

the documents sent to the Land Registry

(b)

the application to the Land Registry

and 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.

4.5

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

4.6

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.

Transfer

5.1

Unless a form of transfer is set out in 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 5.2 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.

Deposit The amount of the deposit is the greater of: (a)

any minimum deposit stated in the catalogue (or the total price, if this is less than that minimum), and

(b)

10% of the price exclusive of VAT.

5.2

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 deposit: (a)

must be paid to the auctioneers by cheque or banker’s draft drawn on a UK clearing bank or building society (or by such other means of payment as they accept)

5.3

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

(b)

is to be held as stakeholder unless the special conditions provide that it is to be held as agent for the seller.

Completion

6.1

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.

6.2

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

2.3

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

2.4

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

2.5

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

Transfer of risk and insurance

3.1

From the contract date the seller is under no obligation to insure the lot and the buyer bears all risk of loss or damage unless:

3.2

4.3

(a)

the lot is sold subject to a tenancy that requires the seller to insure the lot or

(b)

the special conditions require the seller to insure the lot.

6.3

must produce to the buyer on request relevant insurance details

(b)

must use reasonable endeavours to maintain that or equivalent insurance and pay the premiums when due

(c)

gives no warranty as to the adequacy of insurance

(d)

must, at the request of the buyer, use reasonable endeavours to have the buyer’s interest noted on any insurance policy that does not cover a contracting purchaser

(e)

must, unless otherwise agreed, cancel the insurance at completion

(f)

is to hold in trust for the buyer any insurance payments that the seller receives in respect of loss or damage arising after the contract date

direct transfer to the seller’s conveyancer’s client account and

(b)

the release of any deposit held by a stakeholder.

6.4

Unless the seller and the buyer otherwise agree completion takes place when both have complied with their obligations under the contract and the total payment is unconditionally received in the seller’s conveyancer’s client account.

6.5

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.

If the seller is to insure the lot then the seller: (a)

Payment is to be made in pounds sterling and only by: (a)

6.6

Where applicable the contract remains in force following completion.

Notice to complete

7.1

The seller or the buyer may on or after the agreed completion date but before completion give the other notice to complete within 10 business days (excluding the date on which the notice is given) making time of the essence.

7.2

The person giving the notice must be ready to complete.

7.3

If the buyer fails to comply with a notice to complete the seller may, without affecting any other remedy the seller has: (a)

rescind the contract

(b)

claim the deposit and any interest on it if held by a stakeholder

If under a tenancy the seller insures the lot then unless otherwise agreed with the buyer the seller is to pay any refund of premium.

(c)

forfeit the deposit and any interest on it

(d)

resell the lot and

(a)

to the buyer or

(e)

claim damages from the buyer.

(b)

if the special conditions so state, to each tenant in the proportion that the tenant pays premiums under its tenancy, first deducting any arrears of premium due from that tenant.

and the buyer must on completion reimburse to the seller the cost of insurance (to the extent it is not paid by a tenant or other third party) from and including the contract date

3.3

property auction catalogue - 8th February 2011, 3pm

GENERAL CONDITIONS OF SALE continued... 7.4

If the seller fails to comply with a notice to complete the buyer may, without affecting any other remedy the buyer has: (a)

rescind the contract and

(b)

recover the deposit and any interest on it from the seller or, if applicable, a stakeholder.

If the contract is brought to an end the buyer must return all papers to the seller and appoints the seller its agent to cancel any registration of the contract

(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 general condition 7.3.

Landlord’s licence

9.1

Where the lot is leasehold land and licence to assign is required this condition applies.

9.2

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

9.3

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

13.

The buyer must:

14.

(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) by notice to the other rescind the contract at any time before licence is obtained. Rescission is without prejudice to the claims of either seller or buyer for breach of this condition 9. Interest and apportionments

10.1 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. 10.2 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.

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.

(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.

Rent deposits

(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.

VAT

14.1 Where the conditions require money to be paid the payer must also pay any VAT that is chargeable on that money, but only if given a valid VAT invoice. 14.2 Where the special conditions state that no VAT election 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. 15.

Transfer as a going concern

15.1 Where the special conditions so state the seller and the buyer intend the sale to be treated as a transfer of a going concern and this condition applies. 15.2 The seller confirms that the seller or a company in the same VAT group: (a)

is registered for VAT and

(b)

has, where necessary, made in relation to the lot a VAT election that remains valid.

15.3 The buyer:

10.3 Income and outgoings are to be apportioned at actual completion date unless:

10.4 Apportionments are to be calculated on the basis that:

(a)

is registered for VAT, either in the buyer’s name or as a member of a VAT group

(b)

has made, or will make before completion, a VAT election in relation to the lot

(c)

is to give to the seller as early as possible before the agreed completion date evidence of the VAT registration and that a VAT election has been made and notified in writing to HM Revenue and Customs

(d)

must not revoke the VAT election.

(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 a period of less than a year accrues at an equal daily rate during the period to which it relates

15.4 The buyer confirms that after completion the buyer intends to:

(c)

(d) 11.

(c)

13.3 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:

The seller must:

(a) promptly provide references and other relevant information, and

10.

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

13.2 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.

(b) enter into any authorised guarantee agreement properly required.

9.6

(b)

13.1 This condition applies where the seller is holding or otherwise entitled to money by way of rent deposit in respect of a tenancy. In this condition ‘rent deposit deed’ means the deed or other document under which the rent deposit is held.

(a) use all reasonable endeavours to obtain the licence at the seller’s expense and 9.5

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 as to avoid that liability

If the contract is rescinded or otherwise brought to an end: (a)

9.4

(a)

where the amount to be apportioned is not known at completion apportionment is to be made by reference to the best estimate then available 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

and if it does not produce the relevant evidence at least two business days before the agreed completion date, general condition 14.1 applies at completion. (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

15.5 Unless the seller obtains agreement to the contrary from HM Revenue and Customs

rent payable in arrear for a period that includes the day of apportionment is to be apportioned for that period as if paid in advance.

(a)

the seller must on or as soon as reasonably practicable after completion transfer to the buyer all VAT records for the lot and

(b)

the buyer must keep those records available for inspection by the seller at all reasonable times.

Arrears

11.1 The seller retains the right to receive and recover old arrears.

15.6 If, after completion, it is found that the sale of the lot is not a transfer of a going concern then:

11.2 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, distrain 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 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 this condition 11.

16.

(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 and

(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 15, the buyer must pay and indemnify the seller against all costs, interest, penalties or surcharges that the seller incurs as a result.

Capital allowances

16.1 This condition applies where the special conditions state that there are capital allowances available in respect of the lot. 16.2 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. 16.3 The value to be attributed to those items on which capital allowances may be claimed is set out in the special conditions. 16.4 The seller and buyer agree:

11.3 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.

(a)

to make an election on completion under Section 198 of the Capital Allowances Act 2001 to give effect to this condition, and

12.

(b)

to submit the value specified in the special conditions to HM Revenue and Customs for the purposes of their respective capital allowance computations.

Management

12.1 This condition applies where the lot is sold subject to tenancies. 12.2 The seller is to manage the lot in accordance with its standard management policies pending completion. 12.3 Unless set out in the special conditions the seller must consult the buyer on all management issues that would affect the buyer after completion, such as an application for licence or a rent review under a tenancy, a variation, surrender, agreement to surrender or proposed forfeiture of a tenancy, or a new tenancy or agreement to grant a new tenancy and:

17.

Maintenance agreements

17.1 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. 17.2 The buyer must assume, and indemnify the seller in respect of, all liability under such contracts from the actual completion date.

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

GENERAL CONDITIONS OF SALE continued... 18.

(b)

Landlord and Tenant Act 1987

18.1 This condition applies where the sale is a relevant disposal for the purposes of part I of the Landlord and Tenant Act 1987. 18.2 Unless the special conditions state otherwise 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. 19.

Sale by practitioner

19.1 This condition applies where the sale is by a practitioner as agent of the seller. 19.2 The practitioner has been duly appointed and is empowered to sell the lot. 19.3 The practitioner and the practitioner’s partners and staff have no personal liability in connection with the sale or the performance of the seller’s obligations. The transfer is to include a declaration excluding the personal liability of the practitioner and of the practitioner’s partners and staff.

23.

in its condition at completion

(b)

whether or not vacant possession is provided

(c)

for such title as the seller may have and

(d)

with no title guarantee.

and the buyer has no right to rescind the contract or any other remedy if information provided about the lot is inaccurate, incomplete or missing.

19.5 Where relevant: (a)

the documents must include certified copies of the charge under which the practitioner is appointed, the document of appointment by the lender 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.

19.6 The buyer understands this condition 19 and agrees that it is fair in the circumstances of a sale by a practitioner. 20.

TUPE

20.1 Unless the special conditions state that TUPE applies then the seller warrants that there are no employees whose contracts of employment will transfer to the buyer on completion. 20.2 If the special conditions state that TUPE applies then:

23.2 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. 23.3 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. 23.4 The seller must: 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.

23.5 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. 23.6 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. 23.7 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. 23.8 The seller and the buyer are to bear their own costs in relation to rent review negotiations and proceedings. 24.

Tenancy renewals

24.1 This condition 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. 24.2 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.

the seller has informed the buyer of those employees whose contracts of employment will transfer to the buyer on completion

24.3 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.

(b)

not less than five business days before the agreed completion date the buyer must confirm to the seller that the buyer has offered to employ those employees on the same terms as, or better terms than, their existing contracts of employment

24.4 Following completion the buyer must:

the buyer is to keep the seller indemnified against all liability for those employees after completion.

(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

(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.

Environmental

21.1 This condition only applies where the special conditions so provide. 21.2 The seller has made available such reports as the seller has as to 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 pricetakes into account the environmental condition of the lot. 21.3 The buyer agrees to indemnify the seller in respect of all liability for or resulting from the environmental condition of the lot.. 22.

(a)

Rent reviews

23.1 This condition 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.

19.4 The lot is sold: (a)

Service charge

24.5 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. 25.

Warranties

25.1 Available warranties are listed in the special conditions.

22.1 This condition applies where the lot is sold subject to tenancies that include service charge provisions.

25.2 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

(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.

22.2 No apportionment is to be made at completion in respect of service charges. 22.3 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

(a)

hold the warranty on trust for the buyer

(d)

any service charge expenditure that is not attributable to any tenancy and is for that reason irrecoverable.

(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.

22.4 In respect of each tenancy, if the service charge account shows that:

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.

(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

and in respect of payments on account that are still due from a tenant condition 11 (arrears) applies.

22.5 In respect of service charge expenditure that is not attributable to any tenancy the seller must pay any incurred in respect of the period before actual completion date and the buyer must pay any 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. 22.6 If the seller holds any reserve or sinking fund on account of future service charge expenditure: (a)

25.3 If a warranty is not assignable the seller must on completion:

26.

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.

27.

Notices and other communications

27.1 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. 27.2 If a communication is delivered by hand or is otherwise proved to have been received then it is given when delivered or received. If delivered or received after 1700 hours on a business day it is to be treated as received on the next business day. 27.3 If a communication is to be relied on that is not delivered by hand or otherwise proved to have been received it must be sent by first-class registered or recorded delivery post to the address of the person to whom it is to be given as specified in the sale memorandum. Such a communication will be treated as received on the second business day after it has been posted. 28.

Contracts (Rights of Third Parties) Act 1999

The contract is enforceable only by the seller and the buyer and (if applicable) their successors in title and, to the extent permitted by the conditions, by the auctioneers.

the seller must assign it (including any interest earned on it) to the buyer on completion and

property auction catalogue - 8th February 2011, 3pm

DATE OF NEXT AUCTION 29TH MARCH 2011 CLOSING DATE FOR ENTRIES 2ND MARCH 2011

OFFERS ■ Only Pre Auction offers above the top guide price will be submitted to our clients.

■ Pre Auction bids are on the basis of immediate exchange of Auction Contracts upon acceptance by the vendor.

■ Any offer will be assumed to be your best and final offer and we cannot guarantee that you will be invited to increase your bid in the event of an alternative, satisfactory offer being received prior to exchange.

FOR FREE AUCTION APPRAISAL TO ENTER A PROPERTY TO AUCTION Please contact

■ Wendy Jones ■ Mansel Edmunds ■ Eleanor Byrne ■ Kristy Perry ■ Penny Cody

(029) 2037 0116 (029) 2037 0117 (029) 2037 0117 (029) 2037 0104 (029) 2037 0122

FOR MORE INFORMATION ON ANY OF THE ABOVE Telephone: Fax: Email: Or call in at our office :

(029) 2037 0117 (029) 2023 7544 auctions@rhseel.co.uk R H Seel & Co The Crown House Wyndham Crescent Canton Cardiff CF11 9UH

RH Seel & Co - Tel: (029) 2037 0117 - Website: www.rhseel.co.uk

MEMORANDUM OF CONTRACT

AGREEMENT DATE:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

LOT NO:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

PROPERTY:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

PURCHASERS NAME:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

ADDRESS:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ POST CODE: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

TEL NO:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

I /We do acknowledge that we have this day purchased the property described in the attached particulars and subject to the foregoing conditions.

for the sum of: £_ _ _ _ _ _ _ _ _ _

having paid to the Auctioneers a deposit of: £_ _ _ _ _ _ _ _ _ _ _

(in words _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ )

I/We hereby agree to pay the balance and to complete the purchase according to particulars, general and special conditions of sale applicable to all or individual lots. COMPLETION DATE:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

SIGNED BY OR ON BEHALF OF PURCHASER: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ NAME OF SIGNATORY:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

PURCHASE PRICE:

£ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

DEPOSIT:

£ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ (Plus Buyers Premium of £250 plus VAT)

BALANCE PAYABLE:

£ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

VENDOR:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

SIGNED AS AGENTS FOR VENDOR(S):

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

PURCHASERS SOLICITOR’S:_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ ADDRESS:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ POST CODE: _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

TEL NO:

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

F.A.O

_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _

DULY AUTHORISED TO ACCEPT NOTICES FOR PURPOSE OF THIS CONTRACT.

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