Issuu

Stratford-upon-Avon Town Hall Wednesday 18th November 2026 | 6pm

BRATIN E L G E O C ER V

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Meet the team

Mike Cleary

Daniel Jackson Assoc RTPI, MRICS

CUSTODIAN / CO-OWNER

Matt Burrows BA (Hons), MRICS, MNAVA, MCGI DIRECTOR – AUCTIONS

Jessica Lewis MNAVA

Will Glendenning

AUCTION VALUER / AUCTIONEER (SOUTH)

SENIOR AUCTION AGENT

Samantha-Marie Parsons MNAVA

Hetal Patel

AUCTION VALUER / AUCTIONEER (NORTH)

AUCTION AGENT

Our Story Founded in Shipston-on-Stour in 1843, the Sheldon Bosley Knight business began with auctions and on-site farm sales and quickly established itself as the region’s auction specialist. Since then it has grown and developed into a multidisciplinary estate, land and property agency with numerous specialist departments, a team of more than 170 and trusted by thousands of happy customers. Our auction department offers a complete auction service, including live in-room auctions, live-stream auction events and online timed sales, for both traditional and modern method auctions. If you would like more information as to how we can sell your property or land at auction, email the auction team on info@sbkauctions.co.uk, or call 01789 867123.

Our Values Our brand values are integral to what we do as a business. They matter because they show our clients and the wider community who we are as a company and what we stand for. They also encapsulate our people and the standards they work to. Sheldon Bosley Knight’s brand values are: • People-focused - to always offer the right advice to help our clients. • Communication - we believe in transparent communication with one another and our clients, no matter what. • Innovative - we continually develop our practices, services and technology to bring the best experience for our clients. • Community - we integrate into and play a leading role in the communities in which we live and work. • Personality - we are always ambassadors for Sheldon Bosley Knight, undertaking our role with individuality.

Our Mission The mission of Sheldon Bosley Knight is to continue setting the highest standards in land and property services. Our expert surveyors, architects, planners and estate agency professionals work together to advise with transparency and integrity at every step of the journey.

Our Branches Sheldon Bosley Knight has branches in Warwickshire, Worcestershire, Leicestershire, Coventry and beyond.

Directions to the Town Hall Car: Easily accessed from the M40 via the A46, Stratford-upon-Avon is seven miles from Warwick, 12 miles from Leamington Spa and 30 miles from Cheltenham. Parking: The Town Hall benefits from ample local parking in and around the town centre. The nearest car parks are at the multi-storey NCP on Rother Street and Rother Market Square. There are numerous smaller car parks around the town centre. Nearest railway station: Stratford-upon-Avon railway station is 0.5 miles from the Town Hall with regular services to Leamington and Birmingham.

Important Notice to be Read by all Bidders These notices and the Conditions of Sale of each lot are available at the auctioneer’s office. Prospective buyers and their conveyancers should read them carefully. Both the auctioneer and their seller clients have taken all reasonable steps to ensure the lots in this catalogue are fairly described and every opportunity has been given to enable prospective purchasers to make the necessary enquiries and investigations before the auction. Details of the seller’s conveyancer are available on request.

Addendum & Auctioneer’s Announcements Amendments to the catalogue particulars or conditions of sale, referred to as the addendum, will be made available before the auction and may be read by the auctioneer at the start of the auction. The addendum forms part of the contract of sale and bidders are deemed to be aware of any addendum and any other announcements made by the auctioneer, and bid subject to these. It is important that all bidders log in or are available before the start of the auction so they can hear any announcements made before bidding begins.

Buyer’s Premium & Search Pack A buyer’s premium applies to every lot. The

buyer’s premium is normally £1,250 plus VAT, being £1,500 inclusive of VAT, but may differ on certain lots as indicated in the auction catalogue. A search pack contribution may also be payable by the buyer on some lots. Where applicable, the amount will be stated within the individual property marketing. Prospective purchasers should check the particulars for the relevant lot and review the auction legal pack for confirmation of whether a search pack contribution applies and for details of any other additional costs. The buyer’s premium and any applicable search pack contribution are payable immediately after the lot has been knocked down. In the event of non-payment, a deduction may be made from the buyer’s deposit and the deposit will need to be made up by the buyer before completion.

Definition of ‘Guide Price’ & ‘Reserve Price’ A guide price is an indication of the seller’s current minimum acceptable sale price. The guide price, or range of guide price, is given to assist interested parties in deciding whether or not to pursue their interest. It is usual, but not always the case, that a provisional reserve price is set by the seller prior to the catalogue being published. As the reserve price may not be fixed at this stage, and can be adjusted by the seller at any time prior to auction, a guide price is published. This guide price can be shown as a range of prices above which the reserve price will not be set, or as a single figure within 10% of which the reserve price will be set. Both the guide price and reserve price can be subject to change at any time prior to the auction starting. A reserve price is the minimum price at which the seller allows the auctioneer to sell the lot at. The reserve price remains confidential between the seller and the auctioneer.

Deposit At auction, the fall of the gavel creates a binding contract and we, as auctioneers, immediately require a deposit of 10% of

the purchase price, subject to a minimum of £5,000. This deposit can be paid by bank transfer. If you are bidding online, by telephone or by proxy, you will be required to register a valid debit card through Auction Passport before being approved to bid. If you are the successful buyer, this card will be charged for the bidder security deposit of £5,000, with the balance of the deposit being paid by bank transfer following the auction. All deposit payments must be made in accordance with the auctioneer’s instructions.

Legal Documents & Additional Costs It is essential bidders check the legal documents prior to bidding and take professional advice. Special conditions of sale can contain additional costs (that is costs over and above the price the lot is ‘knocked down’ at) and bidders are deemed to be aware of any additional costs prior to bidding.

Rents, Information Regarding Tenants & Price Estimates Any estimates provided by the auctioneer regarding the price at which a property may be sold cannot be accepted by a buyer as advice or any form of valuation. Any estimates or suggestions given by the auctioneer regarding current or future rental prices must not be relied on as a valuation, but merely as estimates for guidance purposes only.

Sale of Property & Completion Bidders should note that a legally enforceable contract of sale of the relevant property on the terms set out in these notices and the general and special conditions of sale is created as soon as it has been ‘knocked down’ to the bidder by the auctioneer. Completion is required 20 working days after the auction date, unless specified otherwise.

Prior Sales & Withdrawn Lots Prospective buyers should contact us prior to the auction to confirm whether a lot has been sold or withdrawn. We and our clients

shall not be responsible for any losses or abortive costs incurred by prospective buyers against lots that are withdrawn or sold prior to the auction.

Particulars of Sale Bidders should check the particulars relating to any lot for which they intend to bid and ensure they are satisfied with the accuracy of all measurements, areas, details, leases and other matters referred to in the particulars of the lot or the conditions of sale and all other matters subject to which the properties are sold or have the benefit of. Bidders should check any contents, fixtures or fittings described as included in the sale are the property of the seller. This should be done by inspecting the property and by making the necessary enquiries with the auctioneers, the seller or the sellers’ appropriate bodies including local authorities and service providers. All measurements and areas referred to in the particulars are approximate. Bidders will be considered to have inspected the relevant property and have made all necessary and appropriate enquiries and searches.

Online, Telephone & Proxy Bidding We are pleased to be able to offer remote bidding to anyone who is unable to attend the venue. We once had a bidder who was midway to Australia when the auction was due to take place! Remote bidding can be done online, by telephone or proxy. All remote bidders will need to register to bid at least 24 hours before the auction is scheduled to start using the Auction Passport. Once your application has been received, we will need to complete antimoney laundering checks, verify your ID and approve your application to bid. You will not be able to bid until you receive an email from us confirming you are ‘approved to bid’.

Identification Documents Under the UK Money Laundering, Terrorist Financing and Transfer of Funds (Information on the payer Regulations) as amended we are legally obliged to undertake Customer Due Diligence. This will require all bidders to produce to us, satisfactory evidence of their identity and current residential address. • These regulations require us to verify the name and address of every bidder. • We will undertake the necessary online searches via Landmark (or other provider of our choice). • If the bidder or buyer is a company, you must provide the above documentation for each shareholder with 25% capital or more, together with the person who is authorised to buy the property on behalf of the company. If you fail to provide us with this information or do not pass our checks, you will not be able to place a bid at the auction. You must submit at least one form of identification for each of the following verification sections: Proof of name • Current signed passport • Original birth certificate (UK birth certificate issued within 12 months of the date of birth in full form) • EEA member state identity card (which can also be used as evidence of address if it carries this)* • Current UK or EEA photocard driving licence* • Full old-style driving licence* Proof of address • Utility bill (gas, electric, satellite television, landline phone bill) issued within the last three months • Local authority council tax bill for the current council tax year • Current UK driving licence* • Bank, building society or credit union statement or passbook dated within the last three months • Original mortgage statement from a recognised lender issued for the last full year Note * These items may be used to give evidence of address or identity but not both Documents that are not acceptable include • Provisional driving licence • Mobile phone bills • Credit card statements • Screenshots from a mobile device

Pre-Auction Offers Pre-auction offers must be submitted in writing to the auctioneer’s office by letter or email, including name, address, telephone number and details of conveyancers. Any pre-auction offer received is assumed to be a ‘best and final offer’ and no guarantee is given that there will be an opportunity to increase or review the offer should it not be accepted or should a better offer be received. Pre-auction offers can only be considered on the basis of an exchange of contracts prior to auction in accordance with the Auction Legal Pack and Common Auction Conditions (found to the rear of this catalogue) with a 10% deposit (minimum £5,000) and payment of the buyer’s premium and any applicable search pack contribution. If an offer is accepted the lot will not be withdrawn from the catalogue or advertising programme until exchange of contracts has taken place.

Additional Costs Any additional costs, which are payable in addition to the purchase price that have not been mentioned in this catalogue, will be included within the special conditions attached to the Auction Legal Pack. Therefore, all prospective buyers are strongly advised to inspect the legal packs for every lot they may wish to bid on, in order to be made fully aware of any additional costs, if applicable.

INVESTING IN A BUY-TO-LET PROPERTY?

At SBK Lettings, we pride ourselves in delivering an exceptional, professional and personal service to both our landlords and their tenants. Our fully trained property managers have a wealth of experience with property maintenance and will aim to care for our clients’ properties at the highest level whilst endeavouring to achieve the best possible return from their investment. For more information please call us and one of our team will be more than happy to help.

Rebecca Dean MARLA Regional Director - SBK Lettings

01789 867110 Rebecca.dean@sbklettings.co.uk

Frequently Asked Questions Q: Can I view the properties? A: We can usually arrange for you to view and have group viewing times for most properties. All interior viewing appointments must be arranged through our local offices. Please telephone the office dealing with the property.

Q: Do I need a mortgage arranged prior to bidding? A: If you require a mortgage or other form of loan to finance your purchase you must obtain an offer of advance prior to the auction. Most building societies and banks are familiar with auction procedures and normally issue offers quickly.

Q: When do I instruct my conveyancer? A: Prospective buyers can inspect copies of important legal documentation at our auction offices and sometimes this is available online. It is prudent to get a conveyancer to check the legal pack.

Q: Can I have a structural survey done of a property prior to auction? A: If you require a survey your surveyor should contact us to arrange for access. Your building society or bank may also send a surveyor to the property.

Q: Can lots be sold prior to the sale? A: Occasionally lots are sold or withdrawn prior to the sale. Check with us on the working day before the sale to ensure your particular lot is still to be offered.

Q: What order are the lots offered in? A: The order of sale is usually decided five days before the auction and you should get in touch with the auction office to get the full

running order. The published Order of Sale is within this catalogue and changes will be published on the addendum sheet available at the auction venue immediately before the auction starts. Q: Do I have to be at the sale from the start? A: It is advisable to be at the auction from the start so you can listen to the auctioneer’s opening announcements.

Q: How early should I arrive for the auction? A: Arrive as early as possible. Our advice is always to find the hall about one hour before the auction starts. You can always have a cup of tea or refreshment once you have parked your car and located the hall. If you are bidding on-line our advice is to log in a few minutes early. The auctioneer will start with their introductory notes which may include important last-minute information about the Lot you are bidding on.

Q: How do I bid? A: If you are bidding in person, when your lot is announced and the auctioneer invites bids, you need to make your interest known by holding your bidder card in the air. Please be bold with your bidding and make sure you can see the auctioneer, but it is far more important they can see you. The auctioneer will give you every opportunity to consider your bid but if you are at all concerned you have not been seen, confirm this out loud. Please note, the auctioneer will not accept your bid without a bidder card. For online bids, you will see the live stream of the auction and can place your bid by pressing the ‘bid now’ button on the screen. All bidding is live in real time with the auction. You will need to confirm your bid and this will be shown to the auctioneer. If you are

bidding by telephone, a member of staff will call you before the auction starts and take your bid over the phone. If you are bidding by proxy, a member of staff will represent your bid to the auctioneer. If you have any questions on which bidding method is best for you, please contact a member of the team. Q: What if I cannot be there in person to bid? A: You can register to bid online, by telephone or proxy no later than 24 hours before the start of the auction. Please head to the auction website and press ‘register to bid’ then complete the steps. Alternatively, call our team on 01789 867123 who can help you with registration. Q: What happens if my bid is successful? A: Contracts are exchanged as soon as the gavel has fallen. If you are the successful bidder, a member of our auction team will contact you after the lot has been knocked down to arrange payment of the 10% deposit, subject to a minimum of £5,000, together with the Buyer’s Premium and any applicable search pack contribution. If you are unable to make the required payments, the auctioneer has the right to re-offer the lot. If the property then sells for a lower figure, the seller may claim any losses from you. Following the auction, the memorandum

of sale will be prepared and issued in accordance with the auctioneer’s post auction process. You should pass a copy to your conveyancer as soon as possible. Q: Are there any other costs on the day? A: Each successful buyer will be liable to pay a Buyer’s Premium and, where applicable, a search pack contribution as indicated in the auction catalogue and legal pack, payable to Sheldon Bosley Knight. Most lots have additional costs to pay on completion. Full details of any specific costs can be found in the legal pack. Q: What about insurance? A: You are responsible for the property from the date of exchange and it is therefore very important you make arrangements to insure it immediately. If you do not have insurance in place, we can suggest firms who will be able to assist. Q: Can I buy a property prior to auction? A: Vendors will often consider offers made before the auction day, but they should be made in writing via post or email. Once this is received we can submit your offer to the vendor and will then contact you with their instructions. Please note however, you must be in a position to exchange and pay your deposit and buyer’s premium before the auction day.

| SHELDON BOSLEY KNIGHT OVER 180 YEARS OF LAND AND PROPERTY EXPERTISE

SALES

SBK LETTINGS

RURAL

PLANNING & ARCHITECTURE

COMMERCIAL

VALUATIONS

NEW HOMES

AUCTIONS

BLOCK MANAGEMENT

LAND & DEVELOPMENT

CONVEYANCING

Order of Sale LOT

ADDRESS OF LOT

Parish Church Hall, Coventry Road, Market Harborough, Leicestershire, LE16 9BX

235 The Long Shoot, Nuneaton, CV11 6JH – SOLD PRIOR

4 Toler Road, Nuneaton, CV11 5EP – SOLD PRIOR

Apartment 79, Pinetree Court, Danestrete, Stevenage, SG1 1YJ

257 Westbury Road, Nuneaton, CV10 8HJ

26 Station Road, Desborough, Kettering, NN14 2RL

10 Station Road, Littlethorpe, Leicester, LE19 2HS

The Homestead, Honeybourne Road, Bretforton, Evesham, WR11 7PB

The Nook, Maugersbury, Cheltenham, GL54 1HR

The Hills, Arrow Lane, North Littleton, Evesham, WR11 8QS

Flat 21, William House, St. Christopher Court, Evesham, WR11 4LL

14A Rushes Lane, Lubenham, Market Harborough, LE16 9TN

11 Albert Street, Loughborough, LE11 2DW

Cannam Close, Middleton, Market Harborough, LE16 8YS

THE LOTS

GUIDE PRICE

LOT 1 Parish Church Hall, Coventry Road Market Harborough, Leicestershire, LE16 9BX

£250,000 KEY FEATURES 1. Rare freehold town-centre opportunity on a site of approximately 0.198 acres 2. The accommodation extends to approximately 284.6 sq m (3,063 sq ft) in total 3. Flexible accommodation with kitchen facilities, accessible WC plus separate male and female toilets 4. Potential for conversion, alternative use or redevelopment, (subject to planning and all necessary consents)

Former parish/community hall. Rare Freehold Town Centre Opportunity with Development Potential. A rare opportunity to acquire a freehold former parish/community hall occupying a substantial town centre site, benefiting from parking to the rear and offering considerable potential for conversion, alternative use or redevelopment, subject to all necessary planning and other consents. The accommodation extends to approximately 284.6 sq m (3,063 sq ft), set within a site extending to approximately 0.198 acres. Occupying an established and convenient position on Coventry Road, Market Harborough, the property comprises a detached former parish/community hall providing flexible accommodation, together with parking to the rear. Auctioneer’s note 1: Prospective purchasers are advised that two storage containers, their contents and a trailer belonging to a third party are currently situated at the property. The seller has served formal notice requiring the collection of these items by 4pm on 6 October 2026. Their removal has not been confirmed. The seller’s solicitor is currently reviewing the position regarding the items and the basis upon which the property will be sold. Prospective purchasers are advised to refer to the legal pack and any subsequent updates for further information and to satisfy themselves as to the position before bidding. Auctioneer’s note 2: Purchasers are advised to make their own enquiries with the relevant planning authority regarding any proposed alternative use or redevelopment. The property forms part of a former ecclesiastical holding and the title documentation contains historic rights, reservations and other matters relating to church property interests. Interested parties are strongly advised to review the auction legal pack in full and satisfy themselves in respect of all legal, title, planning and other matters prior to bidding.

General information Tenure: Freehold The property is freehold. The property is sold with vacant possession on completion. Please refer to the Legal Pack for further details. EPC: C

Search pack: £650 inc. VAT

Council tax band: Exempt – Commercial property Local authority: Harborough District Council

Seller’s solicitors Mr Ryan Butterworth at Stone King LLP

GUIDE PRICE

LOT 2

£250,000

235 The Long Shoot, Nuneaton, CV11 6JHPRI

KEY FEATURES

1. Substantial three-bedroom detached property 2. Competitively priced with planning permission already granted 3. Application Ref: 040746

Detached refurbishment & development opportunity, competitively priced with planning permission. An exciting opportunity to acquire a substantial three-bedroom detached property situated in an extremely popular and sought-after location. Requiring full refurbishment throughout, the property offers considerable scope for improvement and extension, making it an ideal proposition for developers, investors and owner occupiers seeking a substantial project. Auctioneer’s note 1: The Auctioneer understands that a residential development is proposed on land to the rear of the property, which historically formed part of the subject property. We understand that the proposal relates to the “Proposed erection of 3 dwellings on the land to the rear of 235 The Long Shoot” and that planning permission has now been granted following an appeal. Planning references: 037667 and 041723. Prospective purchasers are advised to make their own enquiries and satisfy themselves fully in respect of the proposed development, planning permissions and any potential implications for the subject property. Auctioneer’s note 2: Prospective purchasers are advised that the water tank within the attic has previously burst, resulting in damage to the ceilings on the right-hand side of the property. Evidence of the resulting damage has been observed within the property. Buyers are strongly encouraged to undertake their own due diligence and, where considered necessary, obtain independent professional advice and/or reports prior to bidding.

General information Tenure: Freehold The property is freehold. The property is sold with vacant possession on completion. Please refer to the Legal Pack for further details. EPC: E

Search pack: £336 inc. VAT

Council tax band: F Local authority: Nuneaton and Bedworth Borough Council

Seller’s solicitors Daniel Coultous-Pitt at Davisons Law

GUIDE PRICE

LOT 3 4 Toler Road, Nuneaton, CV11 5EP

£85,000

KEY FEATURES

1. Ideal refurbishment opportunity for investors, landlords and developers 2. Potential rental income of approximately £950 pcm once refurbished 3. Indicative gross rental yield of approximately 10.4% (based on the auction guide price)

An excellent opportunity for investors to acquire a two bedroom mid-terraced property, conveniently located in Nuneaton with the town centre and its wide range of amenities within close proximity. The property offers a traditional terraced layout comprising a lounge, dining room, kitchen and bathroom to the ground floor, with two spacious bedrooms to the first floor. Externally, there is a courtyard-style rear garden with separate lawned area, with on-street parking available to the front.

General information Tenure: Freehold The property is freehold. The property is sold with vacant possession on completion. Please refer to the Legal Pack for further details. EPC: D

Search pack: £420 inc. VAT

Council tax band: A Local authority: Nuneaton and Bedworth Borough Council

Seller’s solicitors Daniel Coultous-Pitt at Davisons Law

GUIDE PRICE

LOT 4 Apartment 79, Pinetree Court, Danestrete, Stevenage, SG1 1YJ

£80,000 KEY FEATURES 1. Two-bedroom apartment 2. Situated within Pinetree Court, Stevenage 3. Potential investment opportunity, (subject to lease terms and restrictions)

4. Established over-60s residential development 5. Approximately 106 years remaining on the lease

An excellent opportunity to acquire a two bedroom apartment within Pinetree Court, a popular over-60s residential development in Stevenage. The property is presented in good general condition and offers wellproportioned accommodation, making it suitable for an owner-occupier seeking retirement accommodation or, subject to the terms of the lease and any applicable restrictions, an investor looking for an established residential investment.

General information Tenure: Leasehold The lease term is for 125-year lease from 1st June 2008, meaning there are approximately 106 years unexpired.. Please refer to the Legal Pack for further details Ground rent: £495 per annum Service charge: £4,474.88 per annum EPC: B

Council tax band: C

Local authority: Stevenage District Council

Seller’s solicitors Ms Maria Barbieri at Honey Legal

GUIDE PRICE

LOT 5 257 Westbury Road, Nuneaton, CV10 8HJ

£110,000 KEY FEATURES 1. Ideal buy-to-let investment opportunity 2. Anticipated rental income of £950 pcm (Subject to market conditions)

3. Indicative gross rental yield of approximately 10.4% (Subject to market conditions)

4. Spacious and versatile accommodation

Prime three-bedroom investment property, with an approx. 10.4% gross rental yield (based on the auction guide). A three bedroom end-terraced property offering spacious and versatile living accommodation, situated in a popular residential position close to a range of local schools and amenities. The property is considered to be in good condition throughout and would be suitable for letting in its current condition, making this an appealing opportunity for buy-to let investors seeking a readily lettable property. Based on an anticipated rental income of approximately £950 per calendar month, the property could generate an annual rental income of £11,400, which equates to an indicative gross rental yield of approximately 10.4% based on the auction guide price of £110,000. These figures are subject to market conditions and prospective purchasers should satisfy themselves as to the achievable rental income.

General information Tenure: Freehold The property is Freehold. The property is sold with vacant possession on completion. Please refer to the Legal Pack for further details. EPC: D

Search pack: £420 inc. VAT

Council tax band: A Local authority: Nuneaton and Bedworth Borough Council

Seller’s solicitors Mrs Sarah Edgington at Willsons Solicitors

GUIDE PRICE

LOT 6 26 Station Road, Desborough, Kettering, NN14 2RL

£115,000 KEY FEATURES 1. Ready-to-let condition 2. Three-bedroom mid-terraced investment property 3. Anticipated rental income of £975 pcm / £11,700 pa 4. Close to local schools and amenities 5. Well-proportioned accommodation over two floors

Ideal three-bedroom terraced investment property, ready to let with an approx. 10.2% yield (based on the auction guide price). A three bedroom mid-terraced property offering well proportioned and versatile living accommodation, situated in a popular residential location within Desborough, close to a range of local schools and amenities. The property is considered to be in good lettable condition and is ready to be occupied, making it an attractive proposition for buy-to-let investors seeking a straightforward investment opportunity. Based on an anticipated rental income of approximately £975 per calendar month, the property could generate an annual rental income of £11,700, equating to an indicative gross rental yield of approximately 10.2% against the guide price of £115,000. These figures are subject to market conditions and prospective purchasers should satisfy themselves as to the achievable rental income.

General information Tenure: Freehold The property is Freehold. The property is sold with vacant possession on completion. Please refer to the Legal Pack for further details. EPC: D

Search pack: £336 inc VAT

Council tax band: A Local authority: North Northamptonshire Council

Seller’s solicitors Ms Mary Jarvis at HPLC Conveyancing

GUIDE PRICE

LOT 7 10 Station Road, Littlethorpe, Leicester, LE19 2HS

£275,000 KEY FEATURES 1. Three/four-bedroom detached property 2. Beautifully renovated to a high standard 3. Popular village location 4. Excellent owner-occupier opportunity or investment 5. Close to railway station with connections towards Leicester, Birmingham & London 6. Ready to move into

Beautifully renovated three/four bedroom detached property, occupying a desirable village position overlooking the park and offered with a competitive guide price of £300,000. An attractive and well-presented detached property situated in the popular village of Littlethorpe, offered for sale by auction with vacant possession. The property has been extensively renovated by the current owners to a high standard and provides versatile accommodation arranged over two floors, together with a landscaped rear garden. Auctioneer’s note: Prospective purchasers are advised that the property has experienced flooding. Buyers are strongly recommended to make their own enquiries regarding the nature, extent and frequency of any previous flooding prior to bidding.

General information Tenure: Freehold The property is Freehold. The property is sold with vacant possession on completion. Please refer to the Legal Pack for further details. EPC: D

Search pack: £336 Inc. VAT

Council tax band: D Local authority: Blaby District Council

Seller’s solicitors Daniel Coultous-Pitt at Davisons Law

YOUR PLANNING AND ARCHITECTURE EXPERT ACROSS THE MIDLANDS

Our award-winning planning and design team offers a full planning solution, including in-house architectural capabilities, all under one roof. Our specialisms include new build dwellings, barn conversions, extensions and farm diversification projects. From initial informal planning advice, through to the preparation, submission and monitoring of planning applications and appeals, we can help. If you would like to find out more about how our team can help you, please feel free to talk to us here tonight.

For more information please contact the planning team on 01789 387880 planning@sheldonbosleyknight.co.uk

GUIDE PRICE

LOT 8 The Homestead, Honeybourne Road, Bretforton, Evesham, WR11 7PB

£700,000 KEY FEATURES 1. Situated on Approximately 6 acres of Land & Boasting over 5,500Sq.Ft of accommodation 2. A five-bedroom main residence 3. Two one-bedroom holiday let apartments, each with its own separate entrance 4. Ideal for developers, investors, or those seeking a bespoke multi-use residence

The Homestead offers an exceptional and rarely available opportunity, set within approximately 6 acres of mature grounds and approached via a gated, tree-lined driveway. The property provides in excess of 5,500 sq ft of accommodation and comprises a substantial five bedroom detached residence, two self-contained holiday let apartments, together with a range of garages and workshop/storage facilities. Offering considerable versatility and scope, the property is ideally suited to a variety of buyers, including developers, investors, those seeking an income-producing property, or purchasers looking to create a bespoke multi-generational or multi use residence.

General information Tenure: Freehold The property is Freehold. The property is sold with vacant possession on completion. Please refer to the Legal Pack for further details. EPC: D

Search pack: £336 Inc. VAT

Council tax band: F Local authority: Wychavon

Seller’s solicitors Daniel Coultous-Pitt at Davisons Law

GUIDE PRICE

LOT 9 The Nook, Maugersbury, Cheltenham, GL54 1HR

£375,000 KEY FEATURES 1. Three-bedroom end-terraced house 2. Highly sought-after Cotswold village location 3. Ideal for owner occupation, investment or second-home 4. Requires modernisation and improvement 5. Off-road parking & detached garage

The Nook presents a rare opportunity to acquire a charming three-bedroom end-terraced house, occupying a desirable position within the sought-after village of Maugersbury. Offering considerable character and original features throughout, the property now requires modernisation and improvement, providing an exciting opportunity for a purchaser to create a beautiful Cotswold home to their own specification. The property would appeal to a variety of purchasers, including owner occupiers, investors, second-home purchasers and those seeking a renovation project in an attractive rural setting.

General information Tenure: Freehold The property is Freehold. The property is sold with vacant possession on completion. Please refer to the Legal Pack for further details. EPC: D

Search pack: £336 Inc. VAT

Council tax band: E Local authority: Cotswold District Council

Seller’s solicitors Daniel Coultous-Pitt at Davisons Law

LOT 10 The Hills, Arrow Lane, North Littleton, Evesham, WR11 8QS

GUIDE PRICE

£475,000 KEY FEATURES 1. Approximately 14 acres 2. Excellent potential for a variety of lifestyle, leisure and investment uses 3. Rare opportunity to acquire a substantial property with extensive land

The Hills presents a rare and exciting opportunity to acquire an exceptional rural property, enjoying undisturbed views across the surrounding open countryside and occupying an impressive approximately 14-acre plot. The principal residence provides four-bedroom accommodation, complemented by a separate one-bedroom detached bungalow, offering considerable flexibility for a variety of purchasers. Whether required for multigenerational living, guest accommodation, a home office or potential letting use, the detached bungalow provides a valuable additional asset. The Main House accommodation briefly comprises; entrance hall, lounge, sunroom and four bedrooms, with the master bedroom benefiting from an en-suite. To the ground floor, there is a snug, bathroom, pantry, dining room, kitchen and further sunroom. Detached One-Bedroom Bungalow accommodation briefly comprises; bedroom, lounge, conservatory, kitchen and bathroom. The grounds incorporate a substantial steel-frame barn, a detached garage and off road parking, along with attractive formal gardens and a swimming pool. Beyond the immediate gardens, the land extends through areas of mature woodland Auctioneer’s note: The auctioneer has been informed that neighbouring landowners including Birmingham Anglers Association have a right of way over the track. Please review the legal pack for further information.

General information Tenure: Freehold The property is Freehold. The property is sold with vacant possession on completion. Please refer to the Legal Pack for further details. EPC: G Council tax band: E Local authority: Wychavon

Seller’s solicitors Ms Madeline Baker at Kitson Boyce LLP

YOUR LOCAL LAND AND PROPERTY EXPERT ACROSS WARWICKSHIRE, WORCESTERSHIRE AND LEICESTERSHIRE

Our rural land agency is an experienced, progressive team providing an unrivalled range of specialist services, skills and support in all matters relating to

AGRICULTURE, HORTICULTURE, LAND AND ESTATE MANAGEMENT If you would like to find out more about how our team can help you convert barns into dwellings or any other matters, please feel free to talk to us here tonight. For more information please contact the rural team on: EAST MIDLANDS 44-46 Forest Road, Loughborough, Leicestershire LE11 3NP

WEST MIDLANDS The Corner House, Market Place Shipston-on-Stour CV36 4AG

01509 243720

01608 661666

GUIDE PRICE

LOT 11 Flat 21, William House, St. Christopher Court, Evesham, WR11 4LL

£40,000 KEY FEATURES 1. Two bedroom apartment 2. Current rental yield of 19% (based on the auction guide price)

3. Vacant possession on completion 4. Anticipated rental income of £750pcm, equating to an indicative gross rental yield of approximately 22%, subject to market conditions

The building benefits from a replacement roof and presents an excellent investment opportunity, offering a gross rental yield of approximately 19% based on the current rental income, with potential to increase to around 22% following reletting, subject to market conditions. All yields are calculated using the auction guide price. This twobedroom apartment is conveniently located within walking distance of Evesham town centre and railway station. The property is currently let, generating a gross rental income of approximately £7,800 per annum, representing a gross yield of around 19% based on the auction guide price. The apartment benefits from one allocated parking space and storage heaters and will be sold with vacant possession upon completion. There is potential to increase the rental income to an anticipated £750 per calendar month, equating to an indicative gross rental yield of approximately 22%, subject to market conditions.

General information Tenure: Leasehold The property is leasehold. The property has 961 years unexpired on the lease and will be sold with vacant possession on completion. Please refer to the Legal Pack for further details. EPC: E

Search pack: £336 Inc. VAT

Council tax band: A Local authority: Wychavon District Council

Seller’s solicitors Daniel Coultous-Pitt at Davisons Law

GUIDE PRICE

LOT 12 14A Rushes Lane, Lubenham, Market Harborough, LE16 9TN

£150,000 KEY FEATURES 1. Substantial and generously sized plot 2. Two-bedroom character terraced cottage 3. Excellent scope for extension or reconfiguration (STPP) 4. Wealth of original period features

A rare development opportunity with character, generous plot and scope for Improvement. A charming two-bedroom terraced cottage occupying a substantial and unusually generous plot, offering excellent potential for redevelopment, extension or reconfiguration, subject to the necessary planning and other consents. The property will appeal particularly to developers, investors and buyers looking for a project, with the extensive garden providing a significant amount of additional outside space and potential to explore alternative uses or an extension of the existing accommodation, subject to planning. The cottage itself retains a wealth of attractive period features, including exposed beams and fireplaces, providing an excellent foundation for a sympathetic refurbishment combining its original character with a more contemporary specification. The existing accommodation could also lend itself to reconfiguration, subject to the relevant consents. Auctioneer’s note: Prospective purchasers are advised that signs of cracking have been observed within the property. These may be indicative of structural movement or settlement. Buyers are strongly encouraged to undertake their own due diligence and, if necessary, obtain independent professional advice or reports prior to bidding.

General information Tenure: Freehold The property is Freehold. The property is sold with vacant possession on completion. Please refer to the Legal Pack for further details. EPC: E

Search pack: £336 Inc. VAT

Council tax band: C Local authority: Harborough District Council

Seller’s solicitors Daniel Coultous-Pitt at Davisons Law

GUIDE PRICE

LOT 13 11 Albert Street, Loughborough, LE11 2DW

£120,000 KEY FEATURES 1. Excellent buy-to-let investment opportunity 2. Approx. £900 pcm potential rental income following refurbishment 3. Potential gross rental yield of approx. 9.0% 4. Popular Loughborough town centre location 5. Dated but habitable accommodation

A two-bedroom freehold terraced property situated in a popular town centre location, offering an excellent opportunity for refurbishment and rental investment. A well-positioned two-bedroom terraced property situated on the popular Albert Street, within easy walking distance of Loughborough town centre and its wide range of shops, restaurants, amenities and transport links. Offered with vacant possession, the property is considered well suited to both buy-to-let investors and those seeking a refurbishment project with the opportunity to add value. Auctioneer’s note: Prospective purchasers should be aware that there are areas of dampness evident within the cellar. Buyers are advised to satisfy themselves as to the condition and any works that may be required prior to bidding.

General information Tenure: Freehold The property is Freehold. The property is sold with vacant possession on completion. Please refer to the Legal Pack for further details. EPC: D

Search pack: £336 Inc. VAT

Council tax band: A Local authority: Charnwood Borough Council

Seller’s solicitors Mrs Mary Christian at Moss Solicitors LLP

GUIDE PRICE

LOT 14 Cannam Close, Middleton, Market Harborough, LE16 8YS

£200,000 KEY FEATURES 1. Ideal for developers, investors and owner-occupiers 2. Highly regarded village of Middleton 3. Full refurbishment opportunity with scope to add value 4. Excellent scope for extension or reconfiguration (STPP)

A rare opportunity to acquire a three-bedroom detached bungalow situated in a quiet residential position within the highly regarded village of Middleton, close to Market Harborough. The property requires refurbishment, offering an excellent opportunity for developers, investors and owner-occupiers looking to create a bespoke home and add value through modernisation and potential extension. Situated within the peaceful village of Middleton, the property offers a combination of village living, generous outside space and significant potential for improvement. Market Harborough is within easy reach, providing a comprehensive range of shopping, leisure and transport facilities.

General information Tenure: Freehold The property is Freehold. The property is sold with vacant possession on completion. Please refer to the Legal Pack for further details. EPC: F

Search pack: £336 Inc. VAT

Council tax band: D Local authority: North Northamptonshire Council

Seller’s solicitors Ms Claire Finney at Seatons Solicitors

Common Auction Conditions For auctions of real estate in England and Wales, Edition 4.0, March 2018 GLOSSARY This glossary applies to the AUCTION CONDUCT

ARREARS SCHEDULE

CONDITIONS and the SALE CONDITIONS.

The ARREARS schedule (if any) forming part of the

It is a compulsory section of the Common AUCTION

SPECIAL CONDITIONS.

Conditions that must be included without variation (but the SPECIAL CONDITIONS may include defined words that differ from the glossary so long as they

AUCTION The AUCTION advertised in the CATALOGUE.

apply only to the SPECIAL CONDITIONS).

AUCTION CONDUCT CONDITIONS

The laws of England and Wales apply to the

The conditions so headed, including any extra

CONDITIONS and YOU, WE, the SELLER and the

AUCTION CONDUCT CONDITIONS.

BUYER all submit to the jurisdiction of the Courts of England and Wales. Wherever it makes sense: •

AUCTIONEERS The auctioneers at the AUCTION.

singular words can be read as plurals and plurals as

BUSINESS DAY

singular words;

Any day except (a) Saturday or Sunday or (b) a bank

•

a “person” includes a corporate body;

or public holiday in England and Wales.

•

words of one gender include the other genders;

•

references to legislation are to that legislation as it

BUYER

may have been modified or re-enacted by the

The person who agrees to buy the LOT or, if applicable,

date of the AUCTION or the CONTRACT DATE

that person’s personal representatives: if two or more

(as applicable); and

are jointly the BUYER their obligations can be enforced

where the following words appear in small capitals

against them jointly or against each of them separately.

•

they have the specified meanings.

CATALOGUE

ACTUAL COMPLETION DATE

The catalogue for the AUCTION as it exists at the date

The date when COMPLETION takes place or is treated

of the AUCTION (or, if the catalogue is then different,

as taking place for the purposes of apportionment and

the date of the CONTRACT) including any ADDENDUM

calculating interest.

and whether printed or made available electronically.

ADDENDUM

COMPLETION

An amendment or addition to the CONDITIONS or to

Unless the SELLER and the BUYER otherwise agree,

the PARTICULARS or to both whether contained in a

the occasion when they have both complied with the

supplement to the CATALOGUE, a written notice from

obligations under the CONTRACT that they are obliged

the AUCTIONEERS or an oral announcement at the

to comply with prior to COMPLETION and the amount

AUCTION.

payable on COMPLETION has been unconditionally received in the SELLER’S conveyancer’s client

AGREED COMPLETION DATE

account (or as otherwise required by the terms of the

Subject to CONDITION G9.3:

CONTRACT).

a) the date specified in the SPECIAL CONDITIONS; or b) if no date is specified, 20 BUSINESS DAYS after the

CONDITION

CONTRACT DATE; but if that date is not a

One of the AUCTION CONDUCT CONDITIONS or SALE

BUSINESS DAY the first subsequent BUSINESS DAY.

CONDITIONS.

APPROVED FINANCIAL INSTITUTION

CONTRACT

Any bank or building society that is regulated by a

The CONTRACT by which the SELLER agrees to sell

competent UK regulatory authority or is otherwise

and the BUYER agrees to buy the LOT.

acceptable to the AUCTIONEERS.

CONTRACT DATE

ARREARS

The date of the AUCTION or, if the LOT is sold before

ARREARS of rent and other sums due under the

or after the AUCTION:

TENANCIES and still outstanding on the ACTUAL

a) the date of the SALE MEMORANDUM signed by

COMPLETION DATE.

both the SELLER and BUYER; or

b) if CONTRACTs are exchanged, the date of

PRICE

exchange. If exchange is not effected in person or

The PRICE (exclusive of VAT) the BUYER agrees to pay

by an irrevocable agreement to exchange made by

for the LOT.

telephone, fax or electronic mail the date of exchange is the date on which both parts have been

READY TO COMPLETE

signed and posted or otherwise placed beyond

Ready, willing and able to complete: if COMPLETION

normal retrieval.

would enable the SELLER to discharge all FINANCIAL CHARGES secured on the LOT that have to be

DOCUMENTS

discharged by COMPLETION, then those outstanding

DOCUMENTS of title including, if title is registered,

financial charges do not prevent the SELLER from

the entries on the register and the title plan and other

being READY TO COMPLETE.

DOCUMENTS listed or referred to in the SPECIAL CONDITIONS relating to the LOT (apart from

SALE CONDITIONS

FINANCIAL CHARGES).

The GENERAL CONDITIONS as varied by any SPECIAL

EXTRA GENERAL CONDITIONS

CONDITIONS or ADDENDUM.

Any CONDITIONS added or varied by the

SALE MEMORANDUM

AUCTIONEERS starting at CONDITION G30.

The form so headed (whether or not set out in the

FINANCIAL CHARGE A charge to secure a loan or other financial

CATALOGUE) in which the terms of the CONTRACT for the sale of the LOT are recorded.

indebtedness (but not including a rent charge or local

SELLER

land charge).

The person selling the LOT. If two or more are jointly

GENERAL CONDITIONS The SALE CONDITIONS headed ‘GENERAL

the SELLER their obligations can be enforced against them jointly or against each of them separately.

CONDITIONS OF SALE’, including any EXTRA

SPECIAL CONDITIONS

GENERAL CONDITIONS.

Those of the SALE CONDITIONS so headed that relate

INTEREST RATE

to the LOT.

If not specified in the SPECIAL CONDITIONS, the

TENANCIES

higher of 6% and 4% above the base rate from time

TENANCIES, leases, licences to occupy and

to time of Barclays Bank plc. The INTEREST RATE will

agreements for lease and any DOCUMENTS varying or

also apply to any judgment debt, unless the statutory

supplemental to them.

rate is higher. LOT Each separate property described in the CATALOGUE or (as the case may be) the property that the SELLER

TENANCY SCHEDULE The schedule of TENANCIES (if any) forming part of the SPECIAL CONDITIONS.

has agreed to sell and the BUYER to buy (including

TRANSFER

chattels, if any).

TRANSFER includes a conveyance or assignment (and

OLD ARREARS

“to TRANSFER” includes “to convey” or “to assign”).

ARREARS due under any of the TENANCIES that are

TUPE

not “new TENANCIES” as defined by the Landlord and

The TRANSFER of Undertakings (Protection of

Tenant (Covenants) Act 1995.

Employment) Regulations 2006.

PARTICULARS

VAT

The section of the CATALOGUE that contains

Value Added Tax or other tax of a similar nature.

descriptions of each LOT (as varied by any ADDENDUM).

VAT OPTION An option to tax. We (and Us and Our).

PRACTITIONER

THE AUCTIONEERS

An insolvency PRACTITIONER for the purposes of

You (and Your)

the Insolvency Act 1986 (or, in relation to jurisdictions

Someone who has seen the CATALOGUE or who

outside the United Kingdom, a person undertaking a

attends or bids at or otherwise participates in the

similar role).

AUCTION, whether or not a BUYER.

Auction Conduct Conditions Words in small capitals have the special meanings defined in the Glossary.

A3.3 If there is a dispute over bidding WE are entitled to resolve it and OUR decision is final.

The AUCTION CONDUCT CONDITIONS (as supplemented or varied by CONDITION A6, if applicable) are a compulsory section of the Common AUCTION Conditions. They cannot be disapplied or varied without OUR agreement, even by a CONDITION purporting to replace the Common AUCTION Conditions in their entirety.

A3.4 Unless stated otherwise each LOT is subject to a reserve PRICE (which may be fixed just before the LOT is offered for sale). If no bid equals or exceeds that reserve PRICE the LOT will be withdrawn from the AUCTION.

Introduction

A1.1 The AUCTION CONDUCT CONDITIONS apply wherever the LOT is located. A1.2 If YOU make a bid for a LOT or otherwise participate in the AUCTION it is on the basis that YOU accept these AUCTION CONDUCT CONDITIONS. They govern OUR relationship with YOU. They can be varied only if WE agree. A2

OUR role

A2.1 As agents for each SELLER we have authority to (a) prepare the CATALOGUE from information supplied by or on behalf of each SELLER; (b) offer each LOT for sale; (c) sell each LOT; (d) receive and hold deposits; (e) sign each SALE MEMORANDUM; and (f) treat a CONTRACT as repudiated if the BUYER fails to sign a SALE MEMORANDUM or pay a deposit as required by these AUCTION CONDUCT CONDITIONS or fails to provide identification as required by the AUCTIONEERS. A2.2 OUR decision on the conduct of the AUCTION is final. A2.3 WE may cancel the AUCTION, or alter the order in which LOTS are offered for sale. WE may also combine or divide LOTS. A LOT may be sold or withdrawn from sale prior to the AUCTION. A2.4 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. A2.5 WE may refuse to admit one or more persons to the AUCTION without having to explain why. A2.6 YOU may not be allowed to bid unless YOU provide such evidence of YOUR identity and other information as WE reasonably require from all bidders. A3

Bidding and reserve PRICE

A3.1 All bids are to be made in pounds sterling exclusive of VAT. A3.2 WE may refuse to accept a bid. WE do not have to explain why.

A3.5 Where there is a reserve PRICE the SELLER may bid (or ask US or another agent to bid on the SELLERS behalf) up to the reserve PRICE but may not make a bid equal to or exceeding the reserve PRICE. YOU accept that it is possible that all bids up to the reserve PRICE are bids made by or on behalf of the SELLER. A4

The PARTICULARS and other information

A4.1 WE have taken reasonable care to prepare PARTICULARS that correctly describe each LOT. The PARTICULARS are based on information supplied by or on behalf of the SELLER. YOU need to check that the information in the PARTICULARS is correct. A4.2 If the SPECIAL CONDITIONS do not contain a description of the LOT, or simply refer to the relevant LOT number, you take the risk that the description contained in the PARTICULARS is incomplete or inaccurate, as the PARTICULARS have not been prepared by a conveyancer and are not intended to form part of a legal CONTRACT. A4.3 The PARTICULARS and the SALE CONDITIONS may change prior to the AUCTION and it is YOUR responsibility to check that YOU have the correct versions. A4.4 If WE provide information, or a copy of a DOCUMENT, WE do so only on the basis that WE are not responsible for the accuracy of that information or DOCUMENT. A5

The CONTRACT

A5.1 A successful bid is one WE accept as such (normally on the fall of the hammer). This CONDITION A5 applies to YOU only if YOU make the successful bid for a LOT. A5.2 YOU are obliged to buy the LOT on the terms of the SALE MEMORANDUM at the PRICE YOU bid (plus VAT, if applicable). A5.3 YOU must before leaving the AUCTION (a) provide all information WE reasonably need from YOU to enable US to complete the SALE MEMORANDUM (including proof of your identity if required by US); (b) sign the completed SALE MEMORANDUM; and (c) pay the deposit. A5.4 If YOU do not WE may either

(a) 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; or (b) sign the SALE MEMORANDUM on YOUR behalf. A5.5 The deposit (a) must be paid in pounds sterling by cheque or by bankers’ draft made payable to US (or, at OUR option, the SELLER’S conveyancer) drawn on an APPROVED FINANCIAL INSTITUTION (CONDITION A6 may state if WE accept any other form of payment); (b) may be declined by US unless drawn on YOUR account, or that of the BUYER, or of another person who (we are satisfied) would not expose US to a breach of money laundering regulations; (c) is to be held by US (or, at OUR option, the SELLER’S conveyancer); and (d) is to be held as stakeholder where VAT would be chargeable on the deposit were it to be held as agent for the SELLER, but otherwise is to be held as stakeholder unless the SALE CONDITIONS require it to be held as agent for the SELLER. A5.6 WE may retain the SALE MEMORANDUM signed by or on behalf of the SELLER until the deposit has been received in cleared funds.

if COMPLETION does not take place, to the person entitled to it under the SALE CONDITIONS. A5.8 If the BUYER does not comply with its obligations under the CONTRACT then (a) YOU are personally liable to buy the LOT even if YOU are acting as an agent; and (b) YOU must indemnify the SELLER in respect of any loss the SELLER incurs as a result of the BUYER’s default. A5.9 Where the BUYER is a company YOU warrant that the BUYER is properly constituted and able to buy the LOT. A6

EXTRA AUCTION CONDUCT CONDITIONS

A6.1 Despite any SPECIAL CONDITION to the contrary the minimum deposit WE accept is £5,000 (or the total PRICE, if less). A SPECIAL CONDITION may, however, require a higher minimum deposit. A6.2 If the BUYER wishes to pay their DEPOSIT by debit card, they will pay a bidder security fee of £5000 to US. If the total DEPOSIT is less than £5000, the BUYER may pay the whole DEPOSIT by debit card. The bidder security fee will go on to form part of the deposit. The balance of the deposit must be paid to US within 2 BUSINESS DAYS by bank transfer.

A5.7 Where WE hold the deposit as stakeholder WE are authorised to release it (and interest on it if applicable) to the SELLER on COMPLETION or,

General Conditions of Sale Words in small capitals have the special meanings defined in the Glossary. The GENERAL CONDITIONS (as WE supplement or change them by any EXTRA GENERAL CONDITIONS or ADDENDUM) are compulsory but may be disapplied or changed in relation to one or more LOTS by SPECIAL CONDITIONS. The template form of SALE MEMORANDUM is not compulsory but is to be varied only if WE agree. The template forms of SPECIAL CONDITIONS and schedules are recommended, but are not compulsory and may be changed by the SELLER of a LOT. G1

The LOT

G1.1 The LOT (including any rights to be granted or reserved and any exclusions from it) is described in the SPECIAL CONDITIONS, or if not so described is that referred to in the SALE MEMORANDUM. G1.2 The LOT is sold subject to any TENANCIES disclosed by the SPECIAL CONDITIONS, but otherwise with vacant possession on COMPLETION. G1.3 The LOT is sold subject to all matters contained or referred to in the DOCUMENTS. The SELLER must discharge FINANCIAL CHARGES on or before COMPLETION.

G1.4 The LOT is also sold subject 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: (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, under 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; and (i) anything the SELLER does not and could not reasonably know about.

G1.5 Where anything subject to which the LOT is sold would expose the SELLER to liability the BUYER is to comply with it and indemnify the SELLER against that liability. G1.6 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. G1.7 The LOT does not include any tenant’s or trade fixtures or fittings. The SPECIAL CONDITIONS state whether any chattels are included in the LOT, but if they are: (a) the BUYER takes them as they are at COMPLETION and the SELLER is not liable if they are not fit for use and (b) the SELLER is to leave them at the LOT. G1.8 The BUYER buys with full knowledge of (a) the DOCUMENTS, whether or not the BUYER has read them; and (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. G1.9 The BUYER admits that it is not relying on the information contained in the PARTICULARS or on any representations made by or on behalf of the SELLER but the BUYER may rely on the SELLER’S conveyancer’s written replies to written enquiries to the extent stated in those replies. G2

DEPOSIT

G2.1 The amount of the deposit is the greater of: (a) any minimum deposit stated in the AUCTION CONDUCT CONDITIONS (or the total PRICE, if this is less than that minimum); and (b) 10% of the PRICE (exclusive of any VAT on the PRICE). G2.2 If a cheque for all or part of the deposit is not cleared on first presentation the SELLER may treat the CONTRACT as at an end and bring a claim against the BUYER for breach of CONTRACT. G2.3 Interest earned on the deposit belongs to the SELLER unless the SALE CONDITIONS provide otherwise. G3

Between CONTRACT and COMPLETION

G3.1 From the CONTRACT DATE the SELLER has no obligation to insure the LOT and the BUYER bears all risks 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. G3.2 If the SELLER is required to insure the LOT then the SELLER

(a) must produce to the BUYER on request all relevant insurance details; (b) must use reasonable endeavours to maintain that or equivalent insurance and pay the premiums when due; (c) gives no warranty as to the adequacy of the insurance; (d) must at the request of the BUYER use reasonable endeavours to have the BUYER’s interest noted on the policy if it does not cover a contracting purchaser; (e) must, unless otherwise agreed, cancel the insurance at COMPLETION, apply for a refund of premium and (subject to the rights of any tenant or other third party) pay that refund to the BUYER; and (f) (subject to the rights of any tenant or other third party) hold on trust for the BUYER any insurance payments that the SELLER receives in respect of loss or damage arising after the CONTRACT DATE, or assign to the BUYER the benefit of any claim; and the BUYER must on COMPLETION reimburse to the SELLER the cost of that insurance as from the CONTRACT DATE (to the extent not already paid by the BUYER or a tenant or other third party). G3.3 No damage to or destruction of the LOT, nor any deterioration in its condition, however caused, entitles the BUYER to any reduction in PRICE, or to delay COMPLETION, or to refuse to complete. G3.4 Section 47 of the Law of Property Act 1925 does not apply to the CONTRACT. G3.5 Unless the BUYER is already lawfully in occupation of the LOT the BUYER has no right to enter into occupation prior to COMPLETION. G4

TITLE AND IDENTITY

G4.1 Unless CONDITION G4.2 applies, the BUYER accepts the title of the SELLER to the LOT as at the CONTRACT DATE and may raise no requisition or objection to any of the DOCUMENTS that is made available before the AUCTION or any other matter, except one that occurs after the CONTRACT DATE. G4.2 The following provisions apply only to any of the following DOCUMENTS that is not made available before the AUCTION: (a) 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, where noted on the register, of all DOCUMENTS subject to which the LOT is being sold. (b) If the LOT is not registered land the SELLER is to give to the BUYER within five BUSINESS DAYS of the CONTRACT DATE 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 fifteen years old) and must produce to the BUYER the original or an

examined copy of every relevant DOCUMENT. (c) If title is in the course of registration, title is to consist of: (i) certified copies of the application for registration of title made to the Land Registry and of the DOCUMENTS accompanying that application; (ii) evidence that all applicable stamp duty land tax relating to that application has been paid; and (iii) 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. (d) 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. G4.3 Unless otherwise stated in the SPECIAL CONDITIONS the SELLER sells with full title guarantee except that (and the TRANSFER shall so provide): (a) the covenant set out in section 3 of the Law of Property (Miscellaneous Provisions) Act 1994 shall not extend to matters recorded in registers open to public inspection; these are to be treated as within the actual knowledge of the BUYER; and (b) the covenant set out in section 4(1)(b) of the Law of Property (Miscellaneous Provisions) Act 1994 shall not extend to any condition or tenant’s obligation relating to the state or condition of the LOT where the LOT is leasehold property. G4.4 The TRANSFER is to have effect as if expressly subject to all matters subject to which the LOT is sold under the CONTRACT. G4.5 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. G4.6 The SELLER (and, if relevant, the BUYER) must produce to each other such confirmation of, or evidence of, their identity and that of their mortgagees and attorneys (if any) as is necessary for the other to be able to comply with applicable Money Laundering Regulations and Land Registry Rules. G5

TRANSFER

G5.1 Unless a form of TRANSFER is prescribed by the SPECIAL CONDITIONS (a) the BUYER must supply a draft TRANSFER to the SELLER at least 10 BUSINESS DAYS before the AGREED COMPLETION DATE and the engrossment (signed as a deed by the BUYER if CONDITION G5.2 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. G5.2 If the SELLER has any liability (other than to the BUYER) 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. G5.3 The SELLER cannot be required to TRANSFER the LOT to anyone other than the BUYER, or by more than one TRANSFER. G5.4 Where the SPECIAL CONDITIONS state that the SELLER is to grant a new lease to the BUYER (a) the CONDITIONS are to be read so that the TRANSFER refers to the new lease, the SELLER to the proposed landlord and the BUYER to the proposed tenant; (b) the form of new lease is that described by the SPECIAL CONDITIONS; and (c) the SELLER is to produce, at least five BUSINESS DAYS before the AGREED COMPLETION DATE, the engrossed counterpart lease, which the BUYER is to sign and deliver to the SELLER on COMPLETION. G6

COMPLETION

G6.1 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. G6.2 The amount payable on COMPLETION is the balance of the PRICE adjusted to take account of apportionments plus (if applicable) VAT and interest, but no other amounts unless specified in the SPECIAL CONDITIONS. G6.3 Payment is to be made in pounds sterling and only by (a) direct TRANSFER from the BUYER’s conveyancer to the SELLER’S conveyancer; and (b) the release of any deposit held by a stakeholder or in such other manner as the SELLER’S conveyancer may agree. G6.4 Unless the SELLER and the BUYER otherwise agree, COMPLETION cannot take place until both have complied with the obligations under the CONTRACT that they are obliged to comply with prior to COMPLETION and the amount payable on COMPLETION is unconditionally received in the SELLER’S conveyancer’s client account or as otherwise required by the terms of the CONTRACT. G6.5 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.

G6.6 Where applicable the CONTRACT remains in

(a)

force following COMPLETION.

information; and

(b)

NOTICE TO COMPLETE

G7.1 The SELLER or the BUYER may on or after the AGREED COMPLETION DATE but before COMPLETION give the other notice to complete within 10 BUSINESS DAYS (excluding the date on which the notice is given) making time of the essence. G7.2 The person giving the notice must be READY TO COMPLETE. G7.3 If the BUYER fails to comply with a notice to complete the SELLER may, without affecting any other remedy the SELLER has: (a)

terminate 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.

G7.4 If the SELLER fails to comply with a notice to complete the BUYER may, without affecting any other remedy the BUYER has: (a)

terminate the CONTRACT; and

(b)

recover the deposit and any interest on it from

the SELLER or, if applicable, a stakeholder. G8

If the CONTRACT is brought to an end

If the CONTRACT is lawfully brought to an end: (a)

the BUYER must return all papers to the SELLER

provide references and other relevant comply with the landlord’s lawful requirements.

G9.6 If within three months of the CONTRACT DATE (or such longer period as the SELLER and BUYER agree) the SELLER has not given licence notice to the BUYER the SELLER or the BUYER may (if not then in breach of any obligation under this CONDITION G9) by notice to the other terminate the CONTRACT at any time before the SELLER has given licence notice. That termination is without prejudice to the claims of either SELLER or BUYER for breach of this CONDITION G9. G10

INTEREST AND APPORTIONMENTS

G10.1 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 money due from the BUYER at COMPLETION for the period starting on the AGREED COMPLETION DATE and ending on the ACTUAL COMPLETION DATE. G10.2 Subject to CONDITION G11 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 promptly pay to the BUYER after COMPLETION any sum to which the BUYER is entitled that the SELLER subsequently receives in cleared funds. G10.3 Income and outgoings are to be apportioned at the ACTUAL COMPLETION DATE unless:

and appoints the SELLER its agent to cancel any

(a)

the BUYER is liable to pay interest; and

registration of the CONTRACT; and

(b)

the SELLER has given notice to the BUYER at

(b)

the SELLER must return the deposit and any

any time up to COMPLETION requiring apportionment

interest on it to the BUYER (and the BUYER may

on the date from which interest becomes payable by

claim it from the stakeholder, if applicable) unless

the BUYER; in which event income and outgoings are

the SELLER is entitled to forfeit the deposit under

to be apportioned on the date from which interest

CONDITION G7.3.

becomes payable by the BUYER.

G10.4 Apportionments are to be calculated on the

LANDLORD’S LICENCE

G9.1 Where the LOT is or includes leasehold land and

basis that:

licence to assign or sublet is required this CONDITION

(a)

G9 applies.

for outgoings for the whole of the day on which

G9.2 The CONTRACT is conditional on that licence being obtained, by way of formal licence if that is what the landlord lawfully requires. G9.3 The AGREED COMPLETION DATE is not to be earlier than the date five BUSINESS DAYS after the SELLER has given notice to the BUYER that licence has been obtained (“licence notice”).

the SELLER receives income and is liable

apportionment is to be made; (b)

annual income and expenditure accrues at an

equal daily rate assuming 365 days in a year (or 366 in a leap year) and income and expenditure relating to some other period accrues at an equal daily rate during the period to which it relates; and (c)

where the amount to be apportioned is not

known at COMPLETION apportionment is to be made

G9.4 The SELLER must

by reference to a reasonable estimate and further

(a)

payment is to be made by SELLER or BUYER as

use all reasonable endeavours to obtain the

licence at the SELLER’S expense; and

appropriate within five BUSINESS DAYS of the date

(b)

when the amount is known.

enter into any Authorised Guarantee Agreement

(“AGA”) properly required (procuring a guarantee of

G10.5

that AGA if lawfully required by the landlord).

SELLER on or after COMPLETION is not paid by the

G9.5 The BUYER must promptly

due date, the BUYER is to pay interest to the SELLER

If a payment due from the BUYER to the

at the INTEREST RATE on that payment from the due

successor in title a covenant in favour of the SELLER in

date up to and including the date of payment.

similar form to part 3 of this CONDITION G11.

G11

ARREARS

G11.9 Where the SELLER has the right to recover

Part 1 – Current rent

ARREARS it must not without the BUYER’S written

G11.1 “Current rent” means, in respect of each of the

consent bring insolvency proceedings against a tenant

TENANCIES subject to which the LOT is sold, the

or seek the removal of goods from the LOT.

instalment of rent and other sums payable by the

G12 MANAGEMENT

tenant on the most recent rent payment date on or

G12.1 This CONDITION G12 applies where the LOT is

within four months preceding COMPLETION.

sold subject to TENANCIES.

G11.2 If on COMPLETION there are any ARREARS of

G12.2 The SELLER is to manage the LOT in accordance

current rent the BUYER must pay them, whether or

with its standard management policies pending

not details of those ARREARS are given in the

COMPLETION.

SPECIAL CONDITIONS.

G12.3 The SELLER must consult the BUYER on all

G11.3 Parts 2 and 3 of this CONDITION G11 do not apply

management issues that would affect the BUYER

to ARREARS of current rent.

after COMPLETION (such as, but not limited to, an

Part 2 – BUYER to pay for ARREARS

application for licence; a rent review; a variation,

G11.4 Part 2 of this CONDITION G11 applies where the

surrender, agreement to surrender or proposed

SPECIAL CONDITIONS give details of ARREARS.

forfeiture of a TENANCY; or a new TENANCY or

G11.5 The BUYER is on COMPLETION to pay, in addition

agreement to grant a new TENANCY) and: the SELLER must comply with the BUYER’s

to any other money then due, an amount equal to all

(a)

ARREARS of which details are set out in the

reasonable requirements unless to do so would (but for

SPECIAL CONDITIONS.

the indemnity in paragraph (c)) expose the SELLER to

G11.6 If those ARREARS are not OLD ARREARS the SELLER is to assign to the BUYER all rights that the SELLER has to recover those ARREARS. Part 3 – BUYER not to pay for ARREARS G11.7 Part 3 of this CONDITION G11 applies where the SPECIAL CONDITIONS (a)

so state; or

(b)

give no details of any ARREARS.

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

G11.8 While any ARREARS due to the SELLER remain

loss or liability the SELLER incurs through acting as the

unpaid the BUYER must:

BUYER requires, or by reason of delay caused by

(a)

the BUYER.

try to collect them in the ordinary course of

management but need not take legal proceedings or forfeit the TENANCY; (b)

pay them to the SELLER within five BUSINESS

DAYS of receipt in cleared funds (plus interest at the INTEREST RATE calculated on a daily basis for each subsequent day’s delay in payment); (c)

on request, at the cost of the SELLER, assign to

the SELLER or as the SELLER may direct the right to demand and sue for OLD ARREARS, such assignment to be in such form as the SELLER’S conveyancer may reasonably require; (d)

if reasonably required, allow the SELLER’S

conveyancer to have on loan the counterpart of any TENANCY against an undertaking to hold it to the BUYER’s order; (e)

not without the consent of the SELLER release

G13 RENT DEPOSITS G13.1 Where any TENANCY is an assured shorthold TENANCY, the SELLER and the BUYER are to comply with their respective statutory duties in relation to the protection of tenants’ deposits and to demonstrate in writing to the other (before COMPLETION, so far as practicable) that they have complied. G13.2 The remainder of this CONDITION G13 applies where the SELLER is holding or otherwise entitled to money by way of rent deposit in respect of a TENANCY. In this CONDITION G13 “rent deposit deed” means the deed or other DOCUMENT under which the rent deposit is held. G13.3 If the rent deposit is not assignable the SELLER must on COMPLETION hold the rent deposit on trust

any tenant or surety from liability to pay ARREARS or

for the BUYER and, subject to the terms of the rent

accept a surrender of or forfeit any TENANCY under

deposit deed, comply at the cost of the BUYER with

which ARREARS are due; and

the BUYER’s lawful instructions.

if the BUYER disposes of the LOT prior to

G13.4 Otherwise the SELLER must on COMPLETION

recovery of all ARREARS obtain from the BUYER’S

pay and assign its interest in the rent deposit to the

(f)

BUYER under an assignment in which the BUYER

benefit as a continuing business as a going concern

covenants with the SELLER to:

subject to and with the benefit of the TENANCIES; and

(a)

observe and perform the SELLER’s covenants and

(b)

collect the rents payable under the TENANCIES

conditions in the rent deposit deed and indemnify the

and charge VAT on them.

SELLER in respect of any breach;

G15.6 If, after COMPLETION, it is found that the sale of

(b)

give notice of assignment to the tenant; and

the LOT is not a TRANSFER of a going concern then:

(c)

give such direct covenant to the tenant as may be

(a)

the SELLER’s conveyancer is to notify the

required by the rent deposit deed.

BUYER’s conveyancer of that finding and provide a

G14 VAT

VAT invoice in respect of the sale of the LOT;

G14.1 Where a SALE CONDITION requires money to be

(b)

paid or other consideration to be given, the payer must

receipt of the VAT invoice pay to the SELLER the VAT

also pay any VAT that is chargeable on that money or

due; and

consideration, but only if given a valid VAT invoice.

(c)

G14.2 Where the SPECIAL CONDITIONS state that no VAT OPTION 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. G15 TRANSFER AS A GOING CONCERN G15.1 Where the SPECIAL CONDITIONS so state: (a)

the SELLER and the BUYER intend and will take

all practicable steps (short of an appeal) to procure,

the BUYER must within five BUSINESS DAYS of

if VAT is payable because the BUYER has not

complied with this CONDITION G15, the BUYER must pay and indemnify the SELLER against all costs, interest, penalties or surcharges that the SELLER incurs as a result. G16 CAPITAL ALLOWANCES G16.1 This CONDITION G16 applies where the SPECIAL CONDITIONS state that there are capital allowances available in respect of the LOT.

that the sale is treated as a TRANSFER of a going

G16.2 The SELLER is promptly to supply to the BUYER

concern; and

all information reasonably required by the BUYER

(b)

this CONDITION G15 applies.

G15.2 The SELLER confirms that the SELLER: (a)

is registered for VAT, either in the SELLER’S

in connection with the BUYER’S claim for capital allowances. G16.3 The value to be attributed to those items on

name or as a member of the same VAT group; and

which capital allowances may be claimed is set out in

(b)

the SPECIAL CONDITIONS.

has (unless the sale is a standard-rated supply)

made in relation to the LOT a VAT OPTION that

G16.4 The SELLER and BUYER agree:

remains valid and will not be revoked before

(a)

COMPLETION.

Section 198 of the Capital Allowances Act 2001 to give

G15.3 The BUYER confirms that

effect to this CONDITION G16; and

(a)

it is registered for VAT, either in the BUYER’S

name or as a member of a VAT group; (b)

it has made, or will make before COMPLETION, a

(b)

to make an election on COMPLETION under

to submit the value specified in the SPECIAL

CONDITIONS to HM Revenue and Customs for the purposes of their respective capital allowance

VAT OPTION in relation to the LOT and will not revoke

computations.

it before or within three months after COMPLETION;

G17 MAINTENANCE AGREEMENTS

(c)

article 5(2B) of the Value Added Tax (Special

Provisions) Order 1995 does not apply to it; and (d)

it is not buying the LOT as a nominee for

another person. G15.4 The BUYER is to give to the SELLER as early as possible before the AGREED COMPLETION DATE evidence

G17.1 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. G17.2 The BUYER must assume and indemnify the SELLER in respect of, all liability under such agreements from the ACTUAL COMPLETION DATE.

(a)

of the BUYER’S VAT registration;

(b)

that the BUYER has made a VAT OPTION; and

G18 LANDLORD AND TENANT ACT 1987

(c)

that the VAT OPTION has been notified in

G18.1 This CONDITION G18 applies where the sale is

writing to HM Revenue and Customs; and if it does not

a relevant disposal for the purposes of part I of the

produce the relevant evidence at least two BUSINESS

Landlord and Tenant Act 1987.

DAYS before the AGREED COMPLETION DATE,

G18.2 The SELLER warrants that the SELLER has

CONDITION G14.1 applies at COMPLETION.

complied with sections 5B and 7 of that Act and that

G15.5 The BUYER confirms that after COMPLETION the

the requisite majority of qualifying tenants has not

BUYER intends to

accepted the offer.

(a)

retain and manage the LOT for the BUYER’S own

G19 SALE BY PRACTITIONER

G21 ENVIRONMENTAL

G19.1 This CONDITION G19 applies where the sale is by

G21.1 This CONDITION G21 only applies where the

a PRACTITIONER either as SELLER or as agent of

SPECIAL CONDITIONS so provide.

the SELLER.

G21.2 The SELLER has made available such reports as

G19.2 The PRACTITIONER has been duly appointed

the SELLER has as to the environmental condition of

and is empowered to sell the LOT.

the LOT and has given the BUYER the opportunity to

G19.3 Neither the PRACTITIONER nor the firm or any

carry out investigations (whether or not the BUYER

member of the firm to which the PRACTITIONER

has read those reports or carried out any investigation)

belongs has any personal liability in connection

and the BUYER admits that the PRICE takes into

with the sale or the performance of the SELLER’S

account the environmental condition of the LOT.

obligations. The TRANSFER is to include a declaration

G21.3 The BUYER agrees to indemnify the SELLER

excluding that personal liability.

in respect of all liability for or resulting from the

G19.4

The LOT is sold

environmental condition of the LOT.

(a)

in its condition at COMPLETION;

G22 SERVICE CHARGE

(b)

for such title as the SELLER may have; and

G22.1 This CONDITION G22 applies where the LOT is

(c)

with no title guarantee; and the BUYER has no

sold subject to TENANCIES that include service

right to terminate the CONTRACT or any other remedy if information provided about the LOT is inaccurate, incomplete or missing. G19.5 Where relevant: (a)

the DOCUMENTS must include certified

copies of those under which the PRACTITIONER is appointed, the DOCUMENT of appointment 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.

charge provisions. G22.2

No apportionment is to be made at

COMPLETION in respect of service charges. G22.3

Within two months after COMPLETION the

SELLER must provide to the BUYER a detailed service charge account for the service charge year current on COMPLETION showing: (a)

service charge expenditure attributable to

each TENANCY; (b)

payments on account of service charge received

from each tenant;

G19.6 The BUYER understands this CONDITION G19

(c)

and agrees that it is fair in the circumstances of a sale

been received;

by a PRACTITIONER.

(d)

G20 TUPE

attributable to any TENANCY and is for that

G20.1 If the SPECIAL CONDITIONS state “there are no

reason irrecoverable.

employees to which TUPE applies”, this is a warranty by

G22.4

the SELLER to this effect.

charge account shows:

G20.2

If the SPECIAL CONDITIONS do not state

(a)

any amounts due from a tenant that have not any service charge expenditure that is not

In respect of each TENANCY, if the service

that payments that the tenant has made

“there are no employees to which TUPE applies” the

on account exceed attributable service charge

following paragraphs apply:

expenditure, the SELLER must pay to the BUYER an

(a)

The SELLER must notify the BUYER of those

amount equal to that excess when it provides the

employees whose CONTRACTs of employment will

service charge account; or

TRANSFER to the BUYER on COMPLETION (the

(b)

“Transferring Employees”). This notification must be

exceeds payments made on account, the BUYER must

given to the BUYER not less than 14 days

use all reasonable endeavours to recover the shortfall

before COMPLETION.

from the tenant as soon as practicable and promptly

(b)

The BUYER confirms that it will comply with its

that attributable service charge expenditure

pay the amount so recovered to the SELLER; but in

obligations under TUPE and any SPECIAL CONDITIONS

respect of payments on account that are still due from

in respect of the TRANSFERring Employees.

a tenant CONDITION G11 (ARREARS) applies.

(c)

The BUYER and the SELLER acknowledge that

G22.5

In respect of service charge expenditure

pursuant and subject to TUPE, the CONTRACTs of

that is not attributable to any TENANCY the SELLER

employment between the TRANSFERring Employees

must pay the expenditure incurred in respect of the

and the SELLER will TRANSFER to the BUYER

period before ACTUAL COMPLETION DATE and the

on COMPLETION.

BUYER must pay the expenditure incurred in respect

The BUYER is to keep the SELLER indemnified

of the period after ACTUAL COMPLETION DATE. Any

against all liability for the TRANSFERring Employees

necessary monetary adjustment is to be made within

after COMPLETION.

five BUSINESS DAYS of the SELLER providing the

(d)

service charge account to the BUYER. G22.6 If the SELLER holds any reserve or sinking fund on account of future service charge expenditure or a depreciation fund: (a) the SELLER must pay it (including any interest earned on it) to the BUYER on COMPLETION; and (b) 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. G23 RENT REVIEWS G23.1 This CONDITION G23 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. G23.2 The SELLER may continue negotiations or rent review proceedings up to the ACTUAL COMPLETION DATE but may not agree the level of the revised rent or commence rent review proceedings without the written consent of the BUYER, such consent not to be unreasonably withheld or delayed. G23.3 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. G23.4 The SELLER must promptly: (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. G23.5 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. G23.6 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. G23.7 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. G23.8 The SELLER and the BUYER are to bear their own costs in relation to rent review negotiations and proceedings. G24 TENANCY RENEWALS G24.1 This CONDITION G24 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. G24.2 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. G24.3 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. G24.4 Following COMPLETION the BUYER must: (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; and (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. G24.5 The SELLER and the BUYER are to bear their own costs in relation to the renewal of the TENANCY and any proceedings relating to this. G25 WARRANTIES G25.1 Available warranties are listed in the SPECIAL CONDITIONS. G25.2 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; and (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. G25.3 If a warranty is not assignable the SELLER must after COMPLETION: (a) hold the warranty on trust for the BUYER; and (b) at the BUYER’s cost comply with such of the lawful instructions of the BUYER in relation to the warranty as do not place the SELLER in breach of its terms or expose the SELLER to any liability or penalty.

G26 NO ASSIGNMENT

G28 NOTICES AND OTHER COMMUNICATIONS

G26.1 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.

G28.1 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.

G27 REGISTRATION AT THE LAND REGISTRY

G28.2 A communication may be relied on if: (a) delivered by hand; or (b) made electronically and personally acknowledged (automatic acknowledgement does not count); or (c) there is proof that it was sent to the address of the person to whom it is to be given (as specified in the SALE MEMORANDUM) by a postal service that offers normally to deliver mail the next following BUSINESS DAY.

G27.1 This CONDITION G27.1 applies where the LOT is leasehold and its sale either triggers first registration or is a registrable disposition. The BUYER must at its own expense and as soon as practicable: (a) procure that it becomes registered at the Land Registry as proprietor of the LOT; (b) procure that all rights granted and reserved by the lease under which the LOT is held are properly noted against the affected titles; and (c) provide the SELLER with an official copy of the register relating to such lease showing itself registered as proprietor. G27.2 This CONDITION G27.2 applies where the LOT comprises part of a registered title. The BUYER must at its own expense and as soon as practicable: (a) apply for registration of the TRANSFER; (b) provide the SELLER with an official copy and title plan for the BUYER’s new title; and (c) join in any representations the SELLER may properly make to the Land Registry relating to the application.

G28.3 A communication is to be treated as received: (a) when delivered, if delivered by hand; or (b) when personally acknowledged, if made electronically; but if delivered or made after 1700 hours on a BUSINESS DAY a communication is to be treated as received on the next BUSINESS DAY. G28.4 A communication sent by a postal service that offers normally to deliver mail the next following BUSINESS DAY will be treated as received on the second BUSINESS DAY after it has been posted. G29 CONTRACTS (Rights of Third Parties) Act 1999 No one is intended to have any benefit under the CONTRACT pursuant to the CONTRACTS (Rights of Third Parties) Act 1999. G30 EXTRA GENERAL CONDITIONS

Previou s auctio n propert ies achie ved

144% of the guide p ir rice

LOOKING FOR A QUICKER, MORE SECURE SALE FOR YOUR PROPERTY? Our next auction is 24th February 2027 at Stratford Town Hall

AUCTION RESULTS Published: Thursday 23rd July 2026 Stratford-upon-Avon | Wednesday 22nd July 2026 LOT No.

ADDRESS OF LOT

RESULT

PURCHASE PRICE

Sold

£220,000 Undisclosed sum

1 High Street, Cubbington, CV32 7LY

15 Victoria Mews, Saltisford, Warwick, CV34 4TE

Sold Post

2 Bridge Court, Banbury Road, Southam, Warwickshire, CV47 1BB

Unsold

The Shoulder of Mutton, 12 High Street, Welford, Northampton, NN6 6HT

The Orchards, 18a High Street, Badsey, Evesham, WR11 7EW

Sold

Land at Nolands Farm, Oxhill, Warwick, CV35 0RJ

Unsold

14a Rushes Lane, Lubenham, Market Harborough, LE16 9TN

Unsold

22 High Street, Evesham, WR11 4HJ

Sold Post

Undisclosed sum

Land on the north side of Stoke Road, Bishops Cleeve, Cheltenham, GL52 7RY

Sold Prior

£75,000

17A Church Street, Woodford Halse, Daventry, NN11 3RA

Unsold

3 The Town House, 34 Greenhill Street, Stratford-Upon-Avon, Warwickshire, CV37 6LE

Sold

£65,000

27 Broadmarston Road, Pebworth, Stratford-Upon-Avon, CV37 8XT

Sold

£175,000

Withdrawn Prior £275,000

Unsold Lots If you wish to register interest or leave an offer on any unsold lot, please email info@sbkauctions.co.uk to express an interest

LOCAL BRANCHES ACROSS THE MIDLANDS DERBYSHIRE NOTTINGHAMSHIRE NOTTINGHAM

DERBY

STAFFORDSHIRE STOKE-ON-TRENT

SHROPSHIRE

WEST MIDLANDS

LUDLOW

LEICESTER

LEICESTERSHIRE

RUTLAND

BIRMINGHAM

WORCESTERSHIRE WARWICKSHIRE

HEREFORDSHIRE

NORTHAMPTON

NORTHAMPTONSHIRE

STRATFORD-UPON-AVON

EVESHAM

ROSS-ON-WYE

CHELTENHAM

GLOUCESTERSHIRE OXFORD

OXFORDSHIRE

Part of

OVER 180 YEARS OF LAND AND PROPERTY EXPERTISE SALES

RURAL

PLANNING & ARCHITECTURE

COMMERCIAL

VALUATIONS

NEW HOMES

AUCTIONS

BLOCK MANAGEMENT

LAND & DEVELOPMENT

CONVEYANCING

Auction Information A full Auction pack can be obtained from the

Auction department - 01789 867123 or auction@sheldonbosleyknight.co.uk A buyer’s premium of £1,250 plus VAT (£1,500 inc. VAT) is payable on every lot. A search pack contribution may also be payable on some lots. Where applicable, the amount will be stated within the individual catalogue listing and confirmed within the auction legal pack. Buyers should check the details for the lot they intend to bid on. The Buyer’s Premium and any applicable search pack contribution will be payable to Sheldon Bosley Knight at the fall of the gavel.

For more information and future auction dates please visit our website or our social media channels