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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.

6.

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.

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.

12. 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.

10 POPLAR STREET, TROEDYRHIW, MERTHYR TYDFIL, MID GLAMORGAN 96 PEARL STREET, SPLOTT, CARDIFF 13 HILLSIDE TERRACE, PANTYRAWEL, BRIDGEND, MID GLAMORGAN 8 GARTH AVENUE, GLYNCOCH, PONTYPRIDD, MID GLAMORGAN 70 SOUTH STREET, YNYSHIR, PORTH, RHONDDA, MID GLAMORGAN

£35,000 + £79,000 + £59,000 + £58,000 + £15,000 +

6. 7. 8. 9. 10.

121A DUNRAVEN STREET, TONYPANDY, RHONDDA, MID GLAMORGAN DEVELOPMENT LAND ADJOINING PRINCESS STREET, MAESTEG, BRIDGEND, MID GLAMORGAN 7 MODEL COTTAGES, PENYARD, MERTHYR TYDFIL, MID GLAMORGAN 13 HIGH STREET, PONTYPRIDD, MID GLAMORGAN MORIAH BAPTIST CHAPEL, MOUNTAIN ASH ROAD, ABERCYNON, MID GLAMORGAN

£145,000 + £30,000 + £62,000 + £285,000 + £18,000 +

11. 12. 13. 14. 15.

THE ODDFELLOWS REST, 200 BRIDGEND ROAD, MAESTEG, BRIDGEND, MID GLAMORGAN 70A SOUTH STREET, YNYSHIR, PORTH, RHONDDA, MID GLAMORGAN 123 CAERAU ROAD, MAESTEG, BRIDGEND, MID GLAMORGAN 12A &12B HENGOED ROAD, PENPEDAIRHEOL, HENGOED, MID GLAMORGAN 26 WELLS STREET, RIVERSIDE, CARDIFF

£279,000 + £18,000 + £9,000 + £84,000 + £79,000 +

16. 17. 18. 19. 20.

DEVELOPMENT LAND AT CHAPMAN CLOSE, MALPAS, NEWPORT, GWENT 2 G-I CORNERSWELL ROAD, PENARTH, VALE OF GLAMORGAN 215 CARMARTHEN BAY HOLIDAY VILLAGE, KIDWELLY, PEMBROKESHIRE 7 EAST COURT 170/171 EAST ROAD, TYLORSTOWN, RHONDDA, MID GLAMORGAN 7 HUNTER STREET, CARDIFF BAY, CARDIFF

£135,000 + £160,000 + £19,000 + £14,000 + £59,000 +

21. 22. 23. 24. 25.

267 NEW ROAD, PORTHCAWL, BRIDGEND, MID GLAMORGAN NAZARETH CHAPEL, STATION ROAD, PENGAM, BLACKWOOD, GWENT THE WHITE HART HOTEL, GEORGE STREET, PONTYPOOL, GWENT FORMER HARPERS HALL AND SMALLAND COTTAGES, MANORBIER, TENBY 35 JEWEL STREET, BARRY, VALE OF GLAMORGAN

£85,000 + £49,000 + £45,000 + £59,000 + £68,000 +

26. 27. 28. 29. 30.

REAR OF 1 CLIVE STREET, CAERPHILLY, MID GLAMORGAN 53 CLIFTON STREET, SPLOTT, CARDIFF 8 EAST COURT, 170/171 EAST ROAD, TYLORSTOWN, RHONDDA, MID GLAMORGAN YARD REAR OF 48 NORTON AVENUE, BIRCHGROVE, CARDIFF 112 ROBERT STREET, YNYSYBWL, PONTYPRIDD, MID GLAMORGAN

£55,000 + £23,000 + £15,000 + £55,000 + £55,000 +

31. 23 ORBIT STREET, SPLOTT, CARDIFF

£68,000 +

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 - 30th March 2010, 3pm


ON WY A40

N

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T I O P A R

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A465

A479

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A465(T)

MONMOUTH

BRYNMAWR A470(T)

Forest of Dean

30th March 2010, 3pm A40

A449

A467

TREDEGAR

A4042

EBBW VALE

to be held at 69 A4

MERTHYR TYDFIL

A466

ABERTILLERY

A4 72

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

PARK INN HOTEL

A48

LLANEDERYN INTERCHANGE

A48 A449

26

A468

A4233

A470(T)

25

24 S EA

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28

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NEWPORT

22

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CARDIFF

A4232

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A403

A48

19

M5

A48 20

M3 2

A4

3

BRISTOL

DATE OF NEXT AUCTION 18TH MAY 2010 BARRY CLOSING DATE FOR ENTRIES 21ST APRIL 2010

AUCTION DATES FOR 2010

CLOSING DATE FOR ENTRIES

13TH JULY 7TH SEPTEMBER 26TH OCTOBER 7TH DECEMBER

16TH JUNE 11TH AUGUST 29TH SEPTEMBER 10TH NOVEMBER

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

16

M49

8 A4

A48

34

M48

29 30 32

4

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CALDICOT

27

CAERPHILLY

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CHEPSTOW

A4232

PONTYPRIDD

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SOUTHERN WAY

A469

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A4042

A4051

AV EN UE

A 4 67

A472

ONYPANDY

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CI RC LE W AY EA ST

Park Inn Hotel Cardiff

A470(T)

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 ¼10,000

Please do not bid if you do not have a deposit. Only cash or cheque accepted. We cannot accept Credit or Debit cards.2010, property auction catalogue - 30th March

3pm

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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


END TERRACE HOUSE REQUIRING REFURBISHMENT

Lot no. 1

10 POPLAR STREET, TROEDYRHIW, MERTHYR TYDFIL, MID GLAMORGAN, CF48 4EF A traditional, two storey, two bedroom end terraced house situated in the village of Troedyrhiw. The property has a spar rendered front elevation beneath a pitched roof with interlocking concrete tile covering and benefits from double glazed fenestration and gas central heating (not tested), but refurbishment is required throughout. Accommodation: GF. Entrance lobby, lounge/dining room, kitchen, shower room stairs to: FF. Landing, two bedrooms. OS. Shared rear garden. Tenure: Freehold. Viewing: Joint Auctioneers, Weathersbys, Troedyrhiw (01443) 692510

Guide Price: £35,000 + Joint Auctioneers

MID TERRACE HOUSE FOR REFURBISHMENT

Lot no. 2

96 PEARL STREET, SPLOTT, CARDIFF, CF24 1PJ A traditional mid terrace three bedroom house located in close proximity to the city centre and convenient for access to M4 motorway links, having a pointed stone front elevation with brick features beneath a pitched slate roof covering. The property benefits from gas central heating (not tested), but is in need of refurbishment throughout. Accommodation: GF. Entrance hallway, lounge, dining room, kitchen, bathroom. FF. Landing, three bedrooms. OS. Enclosed rear garden. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price £79,000 +

Auction Results 09065 868 151 Full Auction Results To use the fax retrieval system either dial from the handset of your fax machine or set to ‘POLL RECEIVE’ mode. The results will be available from noon the day after the auction. The Essential Information Group Tel: 020 7720 5000 (Calls cost 60p p/min for 09065 at all times)

property auction catalogue - 30th March 2010, 3pm

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Lot no. 3

DETACHED BUNGALOW WITH SPLENDID VIEWS 13 HILLSIDE TERRACE, PANTYRAWEL, BRIDGEND, MID GLAMORGAN CF32 7LE A detached two bedroom bungalow occupying an elevated position with pleasant views, situated in the village of Pantyrawel approximately 6.5 miles from the busy town of Bridgend and approximately 5 miles from the M4 motorway at Junction 36. The property has facing brick elevations beneath a pitched tiled roof having double glazed fenestration and gas central heating (not tested). Accommodation: GF. Entrance hall, lounge, kitchen/diner, two bedrooms, bathroom, store room. OS. Elevated grassed front garden with steps up to entrance. Elevated and tiered enclosed rear garden with patio area. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: ÂŁ59,000 +

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

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


Lot no. 4

SEMI DETACHED HOUSE 8 GARTH AVENUE, GLYNCOCH, PONTYPRIDD, MID GLAMORGAN, CF37 3AA A three bedroom semi detached house with colour washed elevations beneath a pitched tiled roof covering, located on a residential estate approximately three miles from Pontypridd town centre. The property has been improved throughout and benefits from uPVC double glazing and gas central heating (not tested). Accommodation: GF. Entrance hall, lounge, kitchen/diner. FF. Landing, three bedrooms, bathroom comprising bath, wc and wash hand basin. OS. Elevated front garden approached by steps, enclosed rear garden. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £58,000 +

FIRST FLOOR FRONT FLAT – POTENTIAL INVESTMENT

Lot no. 5

70 SOUTH STREET, YNYSHIR, PORTH, RHONDDA, MID GLAMORGAN, CF39 0EF A converted flat on the first floor of a traditional type end terrace house on the corner of South Street and Wind Street, accessed from a shared staircase on Wind Street. The flat is part improved and located to the front part of the first floor, close to local facilities. Accommodation: GF. Entrance to shared staircase: FF. Living room, kitchen, two bedrooms, bathroom, electric heating (not tested) and part uPVC windows. Tenure: Leasehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £15,000 +

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

property auction catalogue - 30th March 2010, 3pm

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Lot no. 6

PART LET INVESTMENT WITH SCOPE TO IMPROVE 121A DUNRAVEN STREET, TONYPANDY, RHONDDA, MID GLAMORGAN, CF40 1AS A part let freehold property within the pedestrianised shopping area of Tonypandy town centre situated between Santander (formerly Abbey National) and HSBC banks with retailers and service providers represented. The ground floor retail premises are let to Co-operative Travel Services, the first floor flat being vacant and in need of refurbishment throughout. Accommodation: GF. SHOWROOM/OFFICES approximately 78 sq m. FLAT – access from rear at ground floor level comprising: Entrance hallway, lounge, kitchen, two bedrooms, bathroom, stairs to two further rooms. Tenancies: GF: RETAIL UNIT: Let on lease for a term of ten years with 5 year rent review from October 2009 at a current rental of £10,000 per annum exclusive or rates. The tenant is Co-operative Travel Services, a multiple company with numerous branches. A copy of the lease will be available the Auctioneers office. FLAT: Currently vacant but we are advised that the property when refurbished should let at a rental in the region of £300 per calendar month. HENCE ACTUAL AND POTENTIAL RENTS: £13,600 PER ANNUM. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £145,000 +

Lot no. 7

LAND WITH PLANNING FOR FOUR DETACHED HOUSES DEVELOPMENT LAND ADJOINING PRINCESS STREET, MAESTEG, BRIDGEND, MID GLAMORGAN, CF34 9BD Gross area of approximately 1.3 acres part level and partly steep land at the top end of Princess Street with lapsed original consent for 20 houses more recently revised to provide four plots for executive type detached units. Outline planning consent was granted by Bridgend County Council on 10th September 2007, Reference No: P/07/412/OUT. An intrusive ground investigation report dated 2004 and copy of the planning consent are available for inspection at the Auctioneers office. Tenure: Freehold. Viewing: The land is open for inspection. Further Information: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £30,000 +

PLAN FOR IDENTIFICATION PURPOSES ONLY. NOT TO SCALE.

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


MID TERRACE HOUSE FOR IMPROVEMENT

Lot no. 8

7 MODEL COTTAGES, PENYARD, MERTHYR TYDFIL, MID GLAMORGAN, CF47 0HS A modernised mid terrace house with a single storey rear extension in a residential area within easy reach of the town centre and major road network. The property has a pointed brick front elevation to first floor level with Alpine render above beneath a pitched tiled roof covering with gas fired central heating (not tested) and uPVC double glazed windows. Accommodation: GF. Entrance lobby, lounge with fitted gas fire (not tested), kitchen/dining room, utility area with sink unit and bathroom with three piece suite and overbath shower. Landing, two bedrooms. OS. Enclosed front courtyard, enclosed rear garden with patio, potential for parking space or garage leading off rear lane, subject to consents. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £62,000 +

FULLY LET COMMERCIAL INVESTMENT – TOTAL RENTS £24,500 PER ANNUM

Lot no. 9

13 HIGH STREET, PONTYPRIDD, MID GLAMORGAN, CF37 1QJ A three storey mid terrace property having mock tudor upper front elevation with modern shop front to ground floor, under a pitched and gabled slate roof occupying a good location within the town being opposite the railway station and within close proximity to the main retail areas. The property is currently fully let on three separate leases, with separate access to upper floors from front. Accommodation & Leases: GF. Retail area with ancillary accommodation. Let on lease to THE MONEY SHOP, a Company with numerous branches, on lease for a term of 20 years from 2005 with 5 yearly rent reviews at a current rent of £14,500 exclusive with rent review due 2010. FF. Let to UNISEX HAIRDRESSER, renewal of existing 5 year lease from 2010 for a further 5 year term at a rental of £5,000 per annum exclusive. SF. Offices let to PROPERTY DEVELOPER on a 10 year lease, subject to a 5 year rent review with approximately 6 years unexpired, at a rental of £5,000 per annum exclusive. HENCE TOTAL CURRENT RENTS £24,500. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £285,000 +

property auction catalogue - 30th March 2010, 3pm

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Lot no. 10

DETACHED STONE CHAPEL – POTENTIAL FOR CONVERSION (SUBJECT TO PLANNING) MORIAH BAPTIST CHAPEL, MOUNTAIN ASH ROAD, ABERCYNON, MID GLAMORGAN, CF45 4PR A large detached chapel and rear former schoolrooms located alongside the main road within the village of Abercynon. The property is of generous proportions and of typical ecclesiastical design, benefiting from gas central heating (not tested) and uPVC fenestration under a pitched slate roof covering, enhanced by a variety of aesthetically pleasing features, including ornate moulded ceiling and balcony area with fitted pews. Accommodation: GF. Front entrance hall with toilet facilities and stairs, door leading to Main Hall of Worship and side access door. FF. Traditional type chapel balcony seating. OS. Small forecourt and side access path to secondary doorway. Tenure: Freehold. Viewing: Joint Auctioneers, Barbara Rees, Pontypridd (01443) 405222

Guide Price: £18,000 + Joint Auctioneers

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


PART LET RESIDENTIAL INVESTMENT – SIX SELF-CONTAINED APARTMENTS

Lot no. 11

THE ODDFELLOWS REST, 200 BRIDGEND ROAD, MAESTEG, BRIDGEND, MID GLAMORGAN, CF34 0NA A former two storey, end of terrace public house converted and extended to provide six self-contained apartments. There are 3 x 1 bedroom flats and a studio flat on the ground floor and the first floor comprises a 1 x 3 bedroom flat and 1 x 2 bedroom flat. The property has natural pointed stone front elevation with uPVC double glazed fenestration, beneath a pitched tiled roof. All flats benefit from independent electric heating (not tested). Accommodation & Tenancies: GF. Front communal entrance hall to flats 1, 2, 5 & 6. Rear communal entrance hall to flats 3 & 4. FLAT 1. Hall, kitchen/lounge, shower room, bedroom. Currently VACANT but we are advised was previously let at £410 per calendar month. FLAT 2. Entrance lobby, lounge/kitchen, bedroom, shower room. Currently VACANT but we are advised was previously let at £410 per calendar month. FLAT 3. Lounge/kitchen, bedroom, shower room. Let on Assured Shorthold Tenancy Agreement at £410 per calendar month. FLAT 4. Lounge/bedroom/kitchen area, shower room. Currently VACANT but we are advised was previously let at £380 per calendar month. FF. Communal landing to: FLAT 5. Entrance hall, Lounge/kitchen, three bedrooms, bathroom. Currently VACANT but we are advised was previously let at £560 per calendar month. FLAT 6. Entrance Hall, Lounge/kitchen, two bedrooms, bathroom. Let on Assured Shorthold Tenancy Agreement at £520 per calendar month. HENCE ACTUAL CURRENT RENTS OF £11,160 PER ANNUM WITH TOTAL POTENTIAL RENTS OF £32,280 PER ANNUM WHEN FULLY LET. OS. Sizeable rear garden with vehicular access via service lane. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £279,000 + PLAN FOR IDENTIFICATION PURPOSES ONLY. NOT TO SCALE.

PLEASE NOTE BUYERS ARE RESPONSIBLE FOR INSURING ANY PROPERTY FROM EXCHANGE OF CONTRACTS property auction catalogue - 30th March 2010, 3pm

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Lot no. 12

FIRST FLOOR FLAT IN CONVERTED HOUSE – POTENTIAL INVESTMENT 70A SOUTH STREET, YNYSHIR, PORTH, RHONDDA, MID GLAMORGAN, CF39 0EF A spar rendered two storey house on the corner of South Street and Wind Street in the village of Ynyshir with local shops and facilities nearby. The property is of traditional type construction converted to three units of which No. 70A is on the first floor at the rear being partially improved with some uPVC windows. Accommodation: GF. Entrance to shared staircase and half landing. FF. Landing, living room, two bedrooms and inner lobby with doors to bathroom and kitchen, rear external steps from kitchen to yard. Tenure: Leasehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £18,000 +

REALTY DHG LTD

• Residential Mortgages • Commercial Finance • Life Protection

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To speak with our Mortgage Advisor Jason Walters

Call 07830 155627 www.realtydhg.com 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. 12

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


REDEVELOPMENT OPPORTUNITY SUBJECT TO PLANNING

Lot no. 13

123 CAERAU ROAD, MAESTEG, BRIDGEND, MID GLAMORGAN, CF34 0PE Two storey terraced property with outbuildings comprising a former Sunday School assembly room and a former bakery being of varied types of construction, requiring substantial renovation. The first floor has been sold off on a long lease at a peppercorn rent. The property is considered to have redevelopment potential, subject to the necessary consents being obtained. In this respect it is recommended that any redevelopment or proposed land use changes are discussed with Bridgend County Borough Council’s Development Control Department prior to purchase. Accommodation: GF: FORMER SUNDAY SCHOOL ROOM: Entrance lobby, assembly room, former kitchen. FORMER BAKERY: Bakery housing original commercial oven (not working). OS. The property is accessed via an enclosed courtyard leading to an open courtyard. The first floor over has been sold off on a long lease at peppercorn rent. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £9,000 +

END TERRACED HOUSE CONVERTED INTO TWO SELF CONTAINED FLATS – RESIDENTIAL INVESTMENT

Lot no. 14

12A & 12B HENGOED ROAD, PENPEDAIRHEOL, HENGOED, MID GLAMORGAN, CF82 8BQ An end terraced house which has been converted to form two self contained flats, both accessed from the rear with parking spaces adjoining. The property has a pointed stone front elevation, rendered and colour washed to the remainder with uPVC double glazed windows beneath a pitched tiled roof covering. Both flats are in good decorative order with good quality fittings offering similar accommodation. Accommodation: GF. Flat comprising entrance lobby, newly fitted kitchen, living room, bedroom and bathroom - VACANT. FF. Similar accommodation currently let on Assured Shorthold Tenancy Agreement at £70 per week with potential for increased rental. OS. Rear store yard and two parking spaces. ACTUAL AND POTENTIAL RENTAL INCOME: £7,800 per annum. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £84,000 +

property auction catalogue - 30th March 2010, 3pm

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Lot no. 15

FORMER PLACE OF WORSHIP WITH POTENTIAL FOR CONVERSION TO RESIDENTIAL 26 WELLS STREET, RIVERSIDE, CARDIFF, CF11 6DX A mid terrace two storey premises located in amongst residential and retail premises close to the junction of Wells Street and Chancery Lane, a short distance from Cardiff City Centre, with access to the M4 motorway at Junction 33 approximately 6km to the north west. The property has previously been used as a Place of Worship, but it is envisaged it would be suitable for conversion to provide two flats, subject to all necessary planning consents being obtained. All interested parties are advised to make their own enquiries in this connection. Accommodation: Not internally inspected by advised to comprise: GF. Open plan layout with stores and welfare facilities at the rear. Net internal floor area approximately 777 sq ft (74.03 sq m). FF. Two rooms and kitchen. Net internal floor area approximately 397 sq ft (36.92 sq m). TOTAL NET INTERNAL AREA APPROXIMATELY 1,194 SQ FT (110.95 SQ M). Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £79,000 +

Lot no. 16

RESIDENTIAL LAND WITH CONSENT FOR SEVEN UNITS DEVELOPMENT LAND AT CHAPMAN CLOSE, MALPAS, NEWPORT, GWENT, NP20 6PH An area of almost level land extending to approximately 0.62 acres (0.23 hectares) with planning consent for seven 2 & 3 bedroom dwellings arranged as two terraces. The site is located on part of a residential estate with a variety of local shops nearby, including Post Office, Pharmacy and Doctors Surgery and with easy access to major facilities at Newport (approximately 3 miles) or Cwmbran (approximately 4 miles) and Junction 26 of the M4 motorway. Planning: Full planning consent was granted in February 2006 by Newport City Council under Planning Ref: 051/649. A copy of the consent and conditions including a tree preservation order may be obtained from the Auctioneers Office. Tenure: Freehold. Viewing: Open for inspection. Further information: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £135,000 +

PLAN FOR IDENTIFICATION PURPOSES ONLY. NOT TO SCALE.

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


RETAIL & RESIDENTIAL INVESTMENT OPPORTUNITY IN POPULAR LOCATION

Lot no. 17

2G-I CORNERSWELL ROAD, PENARTH, VALE OF GLAMORGAN, CF64 2UZ A mixed use freehold building of varying types of construction comprising two ground floor vacant retail units with road frontage situated in close proximity to the shops and businesses of Windsor Road, together with a one bedroom flat to first floor. The retail premises are surrounded by a number of other traders including a Post Office, fish and chip shop and pharmacy amongst others. 2G - A mid terraced single storey retail unit with metal profile sheet roof, full width double glazed display windows with double glazed entrance door, also having a separate gas, water and electricity supply (not tested). This unit would benefit from refurbishment. There is a shared yard to the rear. Accommodation: GF: Open plan showroom with kitchen area (approx. 502 sq.ft. net). OS: Shared rear yard with wc for use of 2G. 2H - Previously used as a tattoo parlour benefitting from full width display window, suspended ceiling in the showroom area and a shared yard to the rear. The unit benefits from separate gas, electricity and water supplies (not tested). Accommodation: GF: Showroom/waiting room, studio, rear office, wc (approx. 485 sq.ft. net). OS: Rear yard shared with 2G. 2I - A first floor one bedroom flat let at £400 per calendar month on an Assured Shorthold Tenancy Agreement. Accommodation: GF: Entrance door and stairs to: FF: Open plan lounge/kitchen, bedroom, shower room. Tenancy: £400 per calendar month (£4,800 per annum). Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £160,000 +

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Lot no. 18

THREE BEDROOM HOLIDAY CHALET 215 CARMARTHEN BAY HOLIDAY VILLAGE, KIDWELLY, PEMBROKESHIRE, SA17 5HQ A refurbished holiday chalet situated on Carmarthen Bay Holiday Park and located close to the beach. The park provides on site entertainment and swimming pool and is situated on the outskirts of the historic town of Kidwelly, with a full range of shopping facilities available in the County town of Carmarthen. We are advised the property has been refurbished with new fibreglass roof, double glazing, ceilings and flooring and is to be sold furnished to include fridge/freezer, cooker, washing machine and microwave oven. Accommodation: “L” shaped lounge/dining room incorporating kitchen, one bedroom with double bed, one with two single beds, one with bunk beds, lobby, airing cupboard, bathroom comprising bath with shower over, wash hand basin and wc. OS. Patio area, allocated parking space. We are advised the property has been checked for letting purposes and that the site fees have been paid up to 31st December 2010. Tenure: Leasehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £19,000 +

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FIRST FLOOR FLAT – POTENTIAL INVESTMENT

Lot no. 19

7 EAST COURT, 170/171 EAST ROAD, TYLORSTOWN, RHONDDA, MID GLAMORGAN, CF43 3BU A first floor conversion flat within a traditional type mid terrace house, alongside the main road through the village of Tylorstown with local shops and public transport. Accommodation: Communal entrance hall on ground floor provides access to staircase and first floor landing with individual self contained flats. The flat comprises entrance hall, living room with recessed kitchen area, bedroom and bathroom. Tenure: Leasehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £14,000 +

VACANT OFFICE PREMISES IN NEED OF REFURBISHMENT

Lot no. 20

7 HUNTER STREET, CARDIFF BAY, CARDIFF, CF10 5GX A vacant, two storey, terraced office premises (approximately 2000 sq ft NIA) situated close to the A4232 trunk road and approximately two miles from Cardiff City Centre. The property has a facing brick front elevation beneath a dual pitched roof and benefits from roller shutter doors, double glazed fenestration and gas central heating (not tested). A programme of repair and renovation is required throughout. Accommodation: GF. Open plan office with kitchenette. FF. Open plan office with cloakroom facilities. Approximately 2,000 sq ft net internal area. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £59,000 +

property auction catalogue - 30th March 2010, 3pm

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Lot no. 21

OFFICE PREMISES WITH REDEVELOPMENT POTENTIAL 267 NEW ROAD, PORTHCAWL, BRIDGEND, MID GLAMORGAN, CF36 5BG A traditional, bay fronted, mid terraced, former residential dwelling latterly used as office accommodation situated in the popular town of Porthcawl. The property has smooth rendered elevations beneath a pitched roof and benefits from double glazed fenestration and gas central heating (not tested). It is considered the property has redevelopment potential subject to the necessary consents being obtained. In this respect we advise that you discuss any redevelopment plans with the development control department of Bridgend County Borough Council. Accommodation: GF. Entrance hall, office 1, office 2, office 3, rear lobby, wc. FF. Landing, kitchen with external fire escape, office 4, office 5, office 6. SF. Landing, office 7, office 8. OS. Small enclosed forecourt and enclosed yard to rear. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £85,000 +

Lot no. 22

DETACHED FORMER CHAPEL – POTENTIAL FOR CONVERSION TO RESIDENTIAL NAZARETH CHAPEL, STATION ROAD, PENGAM, BLACKWOOD, GWENT, NP12 3XL A detached former Chapel of generous proportions located almost adjacent to the Park and Ride Train Station at Pengam, in a predominantly residential area. The Chapel has been decommissioned and due to its location it is considered to have potential for residential conversion subject to all necessary planning consent being obtained. In this respect the Vendor has had correspondence with Caerphilly County Borough Council to assess the possibility of converting the property to provide two semi detached houses and has been advised that the Council can see no reason why planning consent would not be granted, but no formal planning application has been submitted to allow possible flexibility of accommodation. A copy of this correspondence will be available from the Auctioneers office. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £49,000 +

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


Lot no. 23

TOWN CENTRE PUBLIC HOUSE THE WHITE HART HOTEL, GEORGE STREET, PONTYPOOL, GWENT, NP4 6BY A substantial “free of tie” public house (ceased trading) located close to the town centre and within approximately 300 yards of the main shopping area, where a number of major retailers, including Tesco’s are represented and is immediately surrounded by high density residential areas. The property has accommodation over three floors with colourwashed and rendered brick elevations and three extensions, beneath a pitched slate roof covering with access points to front and rear. Accommodation: GF. (Front) Entrance leading to combined bar/lounge/function room with side annexe and kitchen with steps down to toilet facilities and rear lobby leading to beer garden and rear access. FF. Landing, very large living room, kitchen, two bedrooms, bathroom and two store rooms. OS. (Rear) Beer garden and lawn with steps down to Osborne Road access and separate ramp leading to beer stores. Note: The property has ceased trading but has potential to reopen or alternative use, subject to necessary consents. Tenure: Freehold. Viewing: Joint Auctioneers, Barbara Rees, Tonypandy (01443) 442444

Guide Price: £45,000 + Joint Auctioneers

All forms of property work undertaken.

We can also help with:

If you are thinking of buying at auction do it with your eyes open!

• • • • •

Landlord and tenant issues Freehold acquisitions or lease management problems Commercial contracts Small business advice Wills and deceased estates

Local consultations across South Wales available by appointment

Morgan Arcade Chambers, 33 St Mary Street, Cardiff CF10 1P Telephone: 029 2022 1600 Email: enquiries @jmsolicitors.co.uk Website: www.jmsolicitors.co.uk

property auction catalogue - 30th March 2010, 3pm

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Lot no. 24

TWO DERELICT COTTAGES AND LAND FORMER HARPERS HALL COTTAGE AND SMALLAND COTTAGE, MANORBIER, TENBY, SA70 7SL Area of land extending to approximately three quarters of an acre located alongside the main road leading to the villages of Jameston and Lydstep, approximately a mile from Manorbier beach, convenient for the larger towns of Pembroke and Tenby. There are currently two derelict cottages on the site and we understand from the Vendors that website planning records show no planning applications have been submitted as far back as records are available in 1994. However, all interested parties are advised to make their own enquiries of Pembrokeshire National Parks Planning Department in respect of any planning matters. The land is sold subject to all rights, easements, claims, tenancies or any other agreements which may or may not exist. Tenure: Freehold. Viewing: The land is open for inspection. Further information: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: ÂŁ59,000 +

Buying or Selling at Auction LEGAL HELPLINE 029 2040 4020 22 Newport Road, Cardiff

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


RESIDENTIAL INVESTMENT – PROTECTED TENANCY

Lot no. 25

35 JEWEL STREET, BARRY, VALE OF GLAMORGAN, CF63 3NQ A two storey bay fronted end of terrace house with two storey annexe in a popular residential location in the Barry Dock area. Elevations are of stone, smooth and spar dash cement render under a pitched artificial slate roof covering. Accommodation: GF. Porch, hallway, lounge/dining room. FF. Landing, two bedrooms, bathroom. OS. Forecourt, rear garden with pedestrian access to side. Tenancy: The property is occupied by a protected tenant under a Regulated Tenancy at a registered rent of £312.16 per month (£3,745.92 per annum). Further details from auctioneer’s office. Tenure: Freehold. Viewing: External only. Further information: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £68,000 +

TAXI BOOKING OFFICE AND PARKING WITH FLAT OVER – POTENTIAL INVESTMENT

Lot no. 26

REAR OF 1 CLIVE STREET, CAERPHILLY, MID GLAMORGAN, CF83 1GE A two storey corner premises with rendered and colourwashed elevations beneath a profile sheet roof covering, comprising a well laid out ground floor reception/office with separate external door and stairs to flat above. The property has partial double glazed windows and central heating (not tested). Potential to let as two separate units for investment income. Accommodation: GF. Glazed double entrance doors to reception area and open plan office counter, inner office, side lobby with access to stairs and rear stores. FF. Landing, lounge, kitchen, bathroom, bedroom (potential to convert into two bedrooms at minimal cost). OS. Parking space for up to four vehicles. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £55,000 +

property auction catalogue - 30th March 2010, 3pm

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Lot no. 27

POTENTIAL INVESTMENT/DEVELOPMENT OPPORTUNITY 53 CLIFTON STREET, SPLOTT, CARDIFF, CF24 1LS A vacant shop unit formerly used as a hairdressing salon occupying the ground floor of this traditional mid terraced building the first floor of which has been sold off on long lease. The property has a spar rendered front elevation and pitched tiled roof situated amidst local and multiple traders in this secondary retail location. The property is considered to have redevelopment potential, subject to the necessary consents being obtained. In this respect it is recommended that any redevelopment or proposed use changes are discussed with the Development Control Department of Cardiff City Council prior to purchase. Accommodation: GF. Entrance hall, salon area (approximately 39 sq m including wc). FF. Sold off on long lease at a rental advised to be £50 per annum. OS. Small, private and enclosed rear yard. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £23,000 +

Lot no. 28

FIRST FLOOR FLAT - POTENTIAL INVESTMENT 8 EAST COURT, 170/171 EAST ROAD, TYLORSTOWN, RHONDDA, MID GLAMORGAN, CF43 3BU A modernised and recently decorated conversion flat on the first floor of a mid terrace house, alongside the main road through the village with central heating radiators fitted but no boiler. Accommodation: Communal entrance hall: FF. Living room, with recessed kitchen area, bedroom and bathroom. Tenure: Leasehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £15,000 +

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


WALLED YARD WITH CONSENT TO ENCLOSE – POTENTIAL INVESTMENT

Lot no. 29

YARD REAR OF 48 NORTON AVENUE, BIRCHGROVE, CARDIFF, CF14 4AJ A walled builder’s storage yard with double gates accessed via private shared laneway in a convenient location just off Caerphilly Road with easy access to the main road network and access to the M4 motorway. The yard comprises approximately 1,800 sq ft of open space with consent to erect a new building over the entire area. Once developed the building would be suitable for a wide variety of storage or workshop uses, hence ideal for owner occupation or investment. A copy of the planning consent and plans are available from the auctioneer’s office. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £55,000 +

PLAN FOR IDENTIFICATION PURPOSES ONLY. NOT TO SCALE.

PART MODERNISED HOUSE FOR FURTHER IMPROVEMENT

Lot no. 30

112 ROBERT STREET, YNYSYBWL, PONTYPRIDD, MID GLAMORGAN, CF37 3EA A traditional type mid terrace house with rear extension alongside the main road through the village with local shops and more extensive facilities approximately 4 miles away in Pontypridd. The property has a pointed stone front elevation with uPVC double glazed fenestration and gas fired central heating (not tested), beneath a pitched tiled roof covering. The rear elevation is spar rendered with two single storey extensions, one with a tiled roof and one flat roof. Accommodation: GF. Recessed porch, entrance hall, large combined lounge/dining room, spacious kitchen/breakfast room, rear lobby with fully tiled bathroom and separate wc. FF. Landing, three bedrooms. OS. Patio and steps up to overgrown rear garden with pedestrian rear access. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price: £55,000 +

property auction catalogue - 30th March 2010, 3pm

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Lot no. 31

END TERRACE HOUSE FOR REFURBISHMENT 23 ORBIT STREET, SPLOTT, CARDIFF, CF24 0JX A traditional end terrace two bedroom house located in close proximity to the city centre and convenient for access to M4 motorway links, having a pebble dash rendered front elevation beneath a pitched slate roof covering. The property benefits from uPVC double glazing and gas central heating (not tested), but is in need of refurbishment throughout. Accommodation: GF. Entrance hallway, two reception rooms, rear extension housing kitchen (sink only), bathroom with separate wc. FF. Landing, two bedrooms. OS. Enclosed rear garden. Tenure: Freehold. Viewing: Auctioneers Office, Seel & Co (029) 2037 0117

Guide Price ÂŁ68,000 +

END OF AUCTION PLEASE REFER TO AUCTIONEERS FOR DETAILS OF ANY LATE ENTRIES

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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 - 30th March 2010, 3pm


BIDDING BY TELEPHONE/LETTER 1.

The bidder must complete a separate authority form for each lot and provide a bankers draft, Solicitors, clients

8.

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.

3.

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. 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.

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.

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.

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


COMMON AUCTION CONDITIONS INTRODUCTION

GLOSSARY

The common auction conditions have three main sections:

In the conditions wherever it makes sense:

1.

2.

3.

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

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

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

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: •

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: •

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

Documents Documents of title (including, if title is registered, the entries on the register and the title plan) and other documents listed or referred to in the special conditions relating to the lot Extra conditions Any additions to or variations of the conditions that are of general application to all lots General conditions

Actual completion date

Addendum

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 Lot

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

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

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

but if that date is not a business day the first subsequent business day Arrears Arrears of rent and other sums due under the tenancies but unpaid on the actual completion date

Arrears due under any of the tenancies that are not ‘new tenancies’ as defined by the Landlord and Tenant (Covenants) Act 1995 Particulars The section of the catalogue that contains descriptions of each lot Practitioner A receiver, administrative receiver or liquidator or a trustee in bankruptcy

Read the conditions

Auction

Inspect the lot

The auction advertised in the catalogue

Price

Carry out usual searches and make usual enquiries Auctioneers

The price that the buyer agrees to pay for the lot

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

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

Have finance available for the deposit and purchase price

Check whether VAT registration and election is advisable.

The conditions assume that the buyer has acted like a prudent buyer. If you choose to buy a lot without taking these normal precautions you do so at your own risk.

The auctioneers at the auction

Ready to complete

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

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

Sale memorandum

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 Catalogue The catalogue to which the conditions refer including any supplement to it 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 form so headed set out in the catalogue in which the terms of the contract for the sale of the lot are recorded Seller The person selling the lot Special conditions 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 - 30th March 2010, 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

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.

l Receive and hold deposits l Sign each Sale Memorandum

THE CONTRACT

l Treat a Contract as repudiated if the Buyer fails to sign a Sale Memorandum or pay a deposit as required by the Conditions.

A successful bid is one We accept as such.

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.

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.

1.

The lot

1.1

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

4.

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

4.3

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

The buyer buys with full knowledge of:

1.8

(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.

2.

Deposit

2.1

The amount of the deposit is the greater of:

2.2

(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.

(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)

(b)

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

Where the auctioneers hold the deposit as stakeholder they are authorised to release it and 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.

3.

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: (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.

(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

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.

5.

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.

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.

5.3

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

6.

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.

6.3

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

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

(b)

the release of any deposit held by a stakeholder.

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.

6.6

Where applicable the contract remains in force following completion.

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

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

7.

Notice to complete

(c)

gives no warranty as to the adequacy of insurance

7.1

(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

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.

(e)

must, unless otherwise agreed, cancel the insurance at completion

7.3

(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

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

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

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

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.

The deposit:

2.3

3.2

4.4

(a)

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. (a)

to the buyer or

(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.

(a)

rescind the contract

(b)

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

(c)

forfeit the deposit and any interest on it

(d)

resell the lot and

(e)

claim damages from the buyer.

property auction catalogue - 30th March 2010, 3pm


GENERAL CONDITIONS OF SALE continued... 7.4

8.

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.

(a)

the seller must comply with the buyer’s reasonable requirements unless to do so would (but for the indemnity in paragraph (c) expose the seller to a liability that the seller would not otherwise have, in which case the seller may act reasonably in such a way as to avoid that liability

(b)

if the seller gives the buyer notice of the seller’s intended act and the buyer does not object within five business days giving reasons for the objection the seller may act as the seller intends, and

(c)

the buyer is to indemnify the seller against all loss or liability the seller incurs through acting as the buyer requires, or by reason of delay caused by the buyer.

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

the buyer must return all papers to the seller and appoints the seller its agent to cancel any registration of the contract

(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.

9.

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.

9.4

The seller must:

13.

Rent deposits

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.

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.

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: (a)

(a) use all reasonable endeavours to obtain the licence at the seller’s expense and (b) enter into any authorised guarantee agreement properly required. 9.5

The buyer must: (a) promptly provide references and other relevant information, and 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.

10.

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

10.3

10.4

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 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.

VAT 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.

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

(c)

(d)

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

Arrears

11.1

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

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)

15.2

15.3

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.

The buyer: (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.

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. 15.4

15.5

15.6

The buyer confirms that after completion the buyer intends to: (a)

retain and manage the lot for the buyer’s own benefit as a continuing business as a going concern subject to and with the benefit of the tenancies, and

(b)

collect the rents payable under the tenancies and charge VAT on them

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

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

the seller’s conveyancer is to notify the buyer’s conveyancer of that finding and provide a VAT invoice in respect of the sale of the lot 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.

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

16.

Capital allowances

16.1

(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

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

16.2

(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

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

(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.

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

16.4

(c)

The seller and buyer agree:

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

(b)

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

12.

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

Transfer as a going concern 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.

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.

11.

11.3

15. 15.1

Apportionments are to be calculated on the basis that: (a)

give notice of assignment to the tenant and give such direct covenant to the tenant as may be required by the rent deposit deed.

14.

Income and outgoings are to be apportioned at actual completion date unless: (a)

(b) (c) 14.1

(b) comply with the landlord’s lawful requirements. 9.6

observe and perform the seller’s covenants and conditions in the rent deposit deed and indemnify the seller in respect of any breach

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... (b)

18.

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.

19.4

The lot is sold: (a)

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

19.6

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.

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

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: (a)

give to the buyer full details of all rent review negotiations and proceedings, including copies of all correspondence and other papers, and

(b)

use all reasonable endeavours to substitute the buyer for the seller in any rent review proceedings.

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.

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.

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

22.

Service charge

22.1

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

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:

24.5

(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.

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.

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.

(a)

service charge expenditure attributable to each tenancy

(b)

payments on account of service charge received from each tenant

(a)

hold the warranty on trust for the buyer

(c)

any amounts due from a tenant that have not been received

(b)

(d)

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

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.

In respect of each tenancy, if the service charge account shows that: (a)

payments on account (whether received or still then due from a tenant) exceed attributable service charge expenditure, the seller must pay to the buyer an amount equal to the excess when it provides the service charge account

(b)

attributable service charge expenditure exceeds payments on account (whether those payments have been received or are still then due), the buyer must use all reasonable endeavours to recover the shortfall from the tenant at the next service charge reconciliation date and pay the amount so recovered to the seller within five business days of receipt in cleared funds

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

22.6

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.

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

21.

22.5

23.2

If the special conditions state that TUPE applies then:

21.1

22.4

Rent reviews 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.

(a)

(c)

21.3

23. 23.1

Where relevant: (a)

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.

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. If the seller holds any reserve or sinking fund on account of future service charge expenditure: (a)

25.3

26.

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

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 - 30th March 2010, 3pm


DATE OF NEXT AUCTION 18TH MAY 2010 CLOSING DATE FOR ENTRIES 21ST APRIL 2010

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

(029) 2037 0116

Mansel Edmunds

(029) 2037 0117

Eleanor Byrne

(029) 2037 0117

Kristy Perry

(029) 2037 0104

Penny Cody

(029) 2037 0122

Matt Tyler

(029) 2037 0105

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.


BLACKWOOD A449 A 4 67

A472

PONTYPRIDD

A4042

A4051

A469

• Blocks of Flats Management

26

A468

25 a

25

24

A470(T)

2

NEWPORT

28

• Building Surveys

M4

27

CAERPHILLY 29

L

30 29 a

32

8 A4

A48

• Estate Agency

33

A48

CARDIFF

A4232

• Homebuyer Reports

20

BARRY

CI RC LE W AY EA ST

• Portfolio Management • Property Auctions

PARK INN HOTEL LLANEDERYN INTERCHANGE

A48

EA

• Residential & Commercial Property Management • Residential & Commercial Agency

ST

ER

N

A4232

RD

SOUTHERN WAY

LL

YN ER ED AN

AV EN UE

• Rent Review/Lease Renewal

Park Inn Cardiff Circle Way East Llanedeyrn Cardiff CF23 9XF Tel: 029 2058 9988

• Schedules of Dilapidations • Surveys & Valuations

www.rhseel.co.uk

30th March Property Auction  

30th March Property Auction