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Land and Property Auction Thursday 21 November 2019 At 1.00pm Diss Auction Rooms Roydon Road Diss IP22 4LN


* Registration * Under the Money Laundering Regulations 2017 we are now required to take identification for all persons intending to bid on a lot and each additional person to be named on the sale contract. If the buyer’s details are different from the successful bidder’s then proof of identity for both the buyer and the bidder will be required. Please try to arrive thirty minutes prior to the start of the auction and go to the reception area where a member of TW Gaze will take a copy of your identification. Identification should be in the form of the photo page of your passport or photo driving licence. In addition, a recent utility bill or bank statement (within the last three months) with your name and address on it is required. For those bidding remotely, please email your identification when submitting your completed proxy bidding form. Printed and online catalogue This catalogue contains details about properties being sold at auction. Those details are subject to change up to and including the day of the auction. Please check our website regularly at www.twgaze.co.uk and look out for any additional materials available on the day of the auction, in order to stay fully informed with the up to date information. Sales particulars Any plans, photographs, areas or schedules within the catalogue, whilst prepared as carefully as possible are for guidance only, are not necessarily to scale, and do not form part of any contract. Although they are believed to be correct, their accuracy cannot be guaranteed. Neither the vendors nor the agents nor any person in their employ, give, or are entitled to give any representation or warranty in relation to the properties or any part thereof. Wayleaves, easements and rights of way The land is sold subject to and with the benefit of all existing rights, including rights of way, whether public or private, light, support, drainage, electricity supply and other rights, easements, quasi-easements and all wayleaves whether referred to or not in these particulars. Timber, sporting and minerals all are included within the sale of the freehold. Guide price An indication of the seller’s current minimum acceptable price at auction. The guide price or range of guide prices is given to assist consumers in deciding whether or not to pursue a purchase. It is unusual, but not always the case, that a provisional reserve range is agreed between the seller and the auctioneer at the start of marketing. As the reserve is not fixed at this stage and can be adjusted by the seller at anytime up to the day of the auction in the light of interest shown during the marketing period, a guide price is issued. This guide price can be shown in the form of a minimum and maximum price range within which an acceptable sale price (reserve) would fall, or as a single price figure within 10% of which the minimum acceptable price (reserve) would fall. A guide price is different to a reserve price (see separate definition). Both the guide price and the reserve price can be subject to change up to and including the day of the auction. Reserve price The seller’s minimum acceptable price at auction and the figure below which the auctioneer cannot sell. The reserve price is not disclosed and remains confidential between the seller and the auctioneer. Both the guide price and the reserve price can be subject to change up to and including the day of the auction. Liability of the bidder The successful bidder will have entered a legally binding contract upon the fall of the auctioneer’s hammer. Before bidding at auction it is advisable to obtain the legal documents and consult a solicitor. The legal pack will set out any clauses, covenants and any liability for additional costs. Deposit Each purchaser will be required to pay a deposit of 10% of the hammer price, subject to a minimum deposit of £2,000. This deposit will only be accepted by Banker’s Draft, Building Society cheque, personal cheque or BACS payment. For payment by BACS please use:

TW Gaze Clients Account Sort Code: 20-26-34 Account Number: 60460249 Cash or card payments will not be accepted. Administration charge An administration charge of £500 + VAT per lot will be payable by the purchasers to the agents upon exchange of contracts. A VAT receipt will be issued the day following the auction. These arrangements will include pre-auction and post-auction purchases. Insurance The successful purchaser of each lot will be responsible for insuring the property from the fall of the hammer. Bidding Each property will be offered individually by the auctioneer. It is the responsibility of the prospective purchaser to ensure that their bid is clearly seen. The auctioneer will end each sale by offering the property three times at the highest bid and upon the fall of the hammer no further bids will be accepted. The vendor reserves the right for TW Gaze to bid on their behalf up to the reserve. Sales prior to auction The vendor reserves the right to accept an offer on a property made prior to auction. If you are intending to bid at auction for a specific lot we recommend that you speak to the agents’ office to ensure that the property is still available. Neither TW Gaze nor its client will be responsible for any losses or abortive costs incurred by prospective purchasers in respect of lots which are either withdrawn or sold prior to auction. Legal documents All legal documents are available for inspection at the appropriate solicitors’ offices and the agents’ offices. Legal packs are also available online at twgaze.co.uk. If purchasers require a pack to be sent out there will be a charge of £20 per pack to cover postage and printing, or alternatively they can be sent free of charge by email. VAT Should any sale of the property, or any rights attached to it, become a chargeable supply for the purposes of VAT, such tax will be payable by the purchaser(s) in addition to the contract price. Attending the auction It is advised that all interested parties or their appointed agents should attend the auction in order to bid. If this is not possible then you may bid by telephone or by authorising the auctioneer to bid on your behalf but in either case this must be done by prior arrangement and written instructions received. Proxy bidding forms are available upon request. Viewings For blocks of land, viewing is during daylight hours with details in hand unless stated otherwise under the lot. For all other property, viewing is strictly by appointment with TW Gaze - telephone Diss 01379 641 341 or Wymondham 01953 423 188. All viewings are undertaken at the viewer’s own risk. Special care should be taken when viewing properties such as barns for conversion and those in need of renovation. Services The services/appliances/central heating and heating system/plumbing and electrical installations have not been tested by the selling agents and the purchaser(s) must satisfy themselves as to the condition and warranty of these items.


An Introduction to TW Gaze TW Gaze was established more than 150 years ago and is renowned for delivering consistent professional advice as well as unrivalled knowledge and experience in all aspects of its business. An independent and dynamic firm, it holds dear to the traditional values upon which it was established, but is also at the forefront of new technology to ensure the best is always delivered. Whether you are an existing client or new to TW Gaze, you can be assured of quality, bespoke advice from people with expertise in their field. The areas this fine old firm cover include residential, rural matters and last, but by no means least, a thriving auction room, which offer sales of over 2,000 lots every Friday and 22 specialist Saturday sales throughout the year. TW Gaze is a firm which has grown from its rural roots to a multidiscipline business, with excellence as its benchmark and offering The Complete Service. The Auction Team Land and property auctions have been an important part of TW Gaze’s business since it was founded in 1857. For many years selling by auction was considered almost the only way to sell, but has now become a more specialised, niche market. As economic conditions have become more challenging, vendors need as much as possible in their favour to ensure they achieve a successful sale. The auction process is often the best way of achieving this, as it is both transparent and cost effective, and may well be the best way to achieve the optimum result for your property. The lots offered are varied, including renovation projects, building plots, barns for conversion, agricultural land and amenity land. This diversity attracts a broad range of buyers to the auctions including builders, developers, private buyers and farmers. TW Gaze acts for a wide range of clients, including law firms, banks, executors, companies and private individuals, selling residential and rural properties. Recognised as leading specialists in auctions, they are determined to achieve the best results for their clients. The dedicated auction rooms in Diss town centre provide the only forum of its kind along the Norfolk/Suffolk border. The property auctions are held at least three times a year and TW Gaze is constantly searching for interesting residential and rural properties for inclusion in their sales. Rowena Youngson or Mike Sarson will be pleased to provide a valuation and advice on the suitability of your property for auction. Smaller land parcels of less than 50 acres are ever popular in our land and property auctions and if you have anything suitable please contact Jenna Goodall Browne or Simon Kirk who will advise you accordingly.

Michael Sarson MRICS MNAEA Director

Edward Baskerville MRICS FAAV Director

Diss Office: 01379 641 341

Rachael Hipperson MRICS FAAV FALA Director

Jenna Goodall Browne Rowena Youngson MNAEA MRICS FAAV Senior Valuer Associate

Wymondham Office: 01953 423 188

Simon Kirk MSc (Hons) Valuer

prop@twgaze.co.uk


Lot 1

Land at Low Road, Wortwell, Harleston, Norfolk IP20 0HJ

Guide Price £25,000 - £30,000 1.505ha (3.72ac) Grassland.

Access track to Lots 1 & 2 The Land: A block of grazing marsh extending to 1.505ha (3.72ac) split into two parcels. Situated in a lovely quiet area but within close proximity to amenities in the village of Wortwell and the market town of Harleston. Directions: From the A140/A143 roundabout south of Scole head due east on the A143, go over the Needham roundabout and then after 0.8miles take the right turn onto Mendham Lane. Follow to the next junction and turn left onto Low Road follow for 0.9miles and the access to the land is situated on the right advertised by a TW Gaze sale board, follow the grass track for 290m and the land will be found on the left marked by another TW Gaze board. Agent’s Note: Please be aware that cattle may be grazing the land, therefore please be vigilant and viewing may be best taken from the access gateway. Freehold

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

Ref: 18091/JMGB

Solicitor: Mr J Hay Sprake & Kingsley, 16 Broad Street, Bungay, Suffolk NR35 1EN Tel: 01986 892 721


Lot 2

Land at Low Road, Wortwell, Harleston, Norfolk IP20 0HJ

Guide Price £15,000 - £25,000 0.400ha (0.99ac) Grassland.

The Land: A lovely grass meadow off the beaten track in a very quiet location but within easy access of the A143 main road and close to local amenities in the village of Wortwell and the market town of Harleston. Directions: From the A140/A143 roundabout south of Scole head due east on the A143, go over the Needham roundabout and then after 0.8miles take the right turn onto Mendham Lane. Follow to the next junction and turn left onto Low Road follow for 0.9miles and the access to the land is situated on the right advertised by a TW Gaze sale board, follow the grass track for 240m and the land will be found on the left marked by another TW Gaze board. Agent’s Note: Please be aware that cattle may be grazing the land, therefore please be vigilant and viewing may be best taken from the access gateway. Freehold

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

Ref: 18091/JMGB

Solicitor: Mr J Hay Sprake & Kingsley, 16 Broad Street, Bungay, Suffolk NR35 1EN Tel: 01986 892 721


Lot 3

Westgate Cottage, 21 Westgate, Hevingham, Norwich, Norfolk NR10 5NH

Guide Price £225,000 - £250,000 Link-detached village cottage. 3 bedrooms, 2 reception rooms, kitchen and sun room. Single garage and storage sheds. Short drive to Norfolk coast. Easy access to Norwich City.

Location: Hevingham is a small Broadland village with various character and modern properties dotted throughout the village, approximately 11 miles to the north of Norwich city centre. Placed just off the A140, the location allows fast access onto the recently opened Broadland Northway (NDR), Norwich International Airport and a more efficient route around to the A11 (south of Norwich). The north Norfolk coast, which can be reached within a 30 minute drive and Aylsham, only 4 miles from Hevingham, is the nearest market town which offers a good range of local shops, businesses, restaurants and cafes. The Property: The cottage is ideal for buyers looking for a slice of 'village life' or due to its proximity to the north Norfolk coast perhaps a holiday home. The accommodation allows for flexibility in its use, with two double bedrooms on the first floor and the option for third ground floor bedroom. Whilst some character has been retained, including the exposed brick chimney breast, the house does ideally require some updating throughout. Outside: A gravel driveway extends to the front and down the side of the cottage. A car port allows for further sheltered parking and in turn leads to a single garage. A secure side gate opens to the generous, mature garden which comprises an area of patio, lawn and various shrubs to borders. Behind the garage are a collection of storage sheds and larger trees. Services: Mains gas, electricity, water and drainage are connected to the cottage. A gas central heating boiler provides the domestic hot water and heating to radiators. Directions: From Norwich take the A140 north, in the direction of Aylsham and Cromer. Continue through Horsham St Faith and after approximately 4 miles take the left hand turning into The Street, Hevingham. Continue into the village along Halls Corner and after a sharp left bend proceed into Westgate. The cottage will be found on the left-hand side distinguished by a TW Gaze for sale board. Freehold

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

Ref: 17881/SS

Solicitor: Mr I Taylor Spire Solicitors, 5-7 Church Street, Wymondham, Norfolk NR18 0PP Tel: 01953 606 351


Lot 4

Land off Wells’ Lane, Needham, Harleston, Norfolk

Guide Price £40,000 - £50,000 1.752ha (4.33ac) Grazing marshland with frontage to the River Waveney.

The Land: A delightful parcel of marshland adjoining the River Waveney. A fantastic opportunity to own your own ‘Piece of England’ and ‘get away from it all’ in a tranquil spot in this quiet Norfolk countryside location. The parcel extends to approximately 1.752ha (4.33ac) (edged in red on the plan) and has a mixture of mature hedgerows, trees and post and rail fencing on the boundaries. The land is accessed from Wells’ Lane through a metal gate in the north western corner. Directions: From Diss, follow the A1066 eastwards and at the Scole roundabout head south on the A140, at the next roundabout take the first exit onto the A143 heading east for 6.7miles, then just after the Needham roundabout turn right onto Wells’ Lane and after 0.2miles the land can be found on the right hand side advertised by a TW Gaze For Sale board. Agent’s Note: Please be aware that cattle may be grazing the land, therefore please be vigilant and viewing may be best taken from the access gateway. Freehold

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

Ref: 17484/JMGB

Solicitor: Mr D Sprake Sprake & Kingsley, 16 Broad Street, Bungay, Suffolk NR35 1EN Tel: 01986 892 721


Lot 5

Old Cottage, East Church Street, Kenninghall, Norwich, Norfolk NR16 2EP

Guide Price £150,000 - £170,000 A period 2 bedroom cottage in need of improvement. Set within a popular and well served village. South facing rear garden with outbuildings.

Location: Kenninghall is a very popular south Norfolk village which has a well run store with post office, doctor's surgery, primary school, church and two public houses. The A11 is only a couple of miles away and there is a mainline rail service at Diss (8 miles) on the Norwich to London Liverpool Street line. Bury St Edmunds is 18 miles or so and the fine cathedral city of Norwich with its wide array of cultural facilities and international airport is just 23 miles away. The Property: Old Cottage is built of timber frame and features an inglenook fireplace in the sitting room. The property has been extended over the years but is not Listed and therefore offers buyers ample scope to improve or redevelop, subject to the necessary planning consents being obtained. Outside: The property is approached from East Church Street via a track which also serves as a public footpath. There is parking to the right hand side of the property and a gate which gives access to the rear garden. Within the garden are some timber outbuildings. Services: Mains water and electricity are connected to the property. Oil fired central heating. Private drainage, apart from the kitchen which is connected to mains drainage. Directions: From Diss towards Thetford on the A1066. At South Lopham take the right fork signed North Lopham. Proceed through North Lopham and into Kenninghall. Turn right after the village store into West Church Street and proceed past the church on the left hand side (East Church Street). Turn into the second lane past the Church where the property will be found on the right hand side. Freehold

Ref: 18106/RY

Promap/Road Map/Photo H 4.3cm x W6cm With grey outline 0.25pt if using a Promap/Road map

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

Solicitor: Mr J McCarville Rushford & McCarville Solicitors LLP, Brewery House, 84 High Street, Newport Pagnell MK16 8AQ Tel: 01908 612 366


Lot 6

Land off Old Yarmouth Road, Broome, Norfolk NR35 2NZ

Guide Price £35,000 - £45,000 1.905ha (4.72ac) Grassland.

The Land: A block of grassland extending to 1.905ha (4.72ac) that could be split into two parcels, it is stock fenced, has large drainage ditch boundaries and has access to water. There is a large pond in the middle of the land parcel which attracts wildlife and swans can often be seen on the water. Access is along a private track from either the village of Broome close to the Artichoke public house or straight off the A143 via metal gates from either end. Ideal for the equine or smallholding enthusiast. Directions: From Diss, follow the A1066 eastwards and at the Scole roundabout head south on the A140. At the next roundabout take the first exit onto the A143 heading east for 18.miles, going straight over the Bungay roundabout and taking the first left into Old Yarmouth Road. Go through the village of Broome for 0.9 miles (taking a slight right) along the Old Yarmouth Road and just after the Artichoke public house the track to the land can be found on the right advertised by a TW Gaze for sale board. Alternatively you can access the land directly off the A143 where our TW Gaze V-board is located. Agent’s Note: Please be aware that sheep and horses may be grazing the land, therefore please be vigilant and viewing may be best taken from the access gateway. Freehold

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

Ref: 18110/JMGB

Solicitor: Ms L Coleman Leathes Prior Solicitors, 74 The Close, Norwich NR1 4DR Tel: 01603 610 911


Lot 7

Land off Old Yarmouth Road, Broome, Norfolk NR35 2NZ

Guide Price £20,000 - £30,000 0.855ha (2.11ac) Grassland.

The Land: A perfect ‘pony paddock’ extending to 0.855ha (2.11ac) situated within the village of Broome, recently stock fenced, with large drainage ditch boundaries and with a supply of water. Access is along a private track from the Old Yarmouth Road in Broome close to the Artichoke public house or straight off the A143 via metal gates from either end. Ideal for the equine or smallholding enthusiast. Directions: From Diss, follow the A1066 eastwards and at the Scole roundabout head south on the A140. At the next roundabout take the first exit onto the A143 heading east for 18.miles, going straight over the Bungay roundabout and taking the first left into Old Yarmouth Road. Go through the village of Broome for 0.9 miles (taking a slight right) along the Old Yarmouth Road and just after the Artichoke public house the track to the land can be found on the right advertised by a TW Gaze for sale board. Alternatively you can access the land directly off the A143 where our TW Gaze V-board is located. Agent’s Note: Please be aware that goats and horses may be grazing the land, therefore please be vigilant and viewing may be best taken from the access gateway. Freehold

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

Ref: 18110/JMGB

Solicitor: Ms L Coleman Leathes Prior Solicitors, 74 The Close, Norwich NR1 4DR Tel: 01603 610 911


Lot 8

Land off Old Yarmouth Road, Broome, Norfolk NR35 2NZ

Guide Price £20,000 - £40,000 0.838ha (2.07ac) Grassland.

The Land: An attractive parcel of grassland which backs onto various residential properties along the Old Yarmouth Road in the village of Broome and also borders the garden of the Artichoke public house. It has its own supply of water and access off a track accessible from the Old Yarmouth Road or the A143. It is stock fenced and has large drainage ditch boundaries. Directions: From Diss, follow the A1066 eastwards and at the Scole roundabout head south on the A140. At the next roundabout take the first exit onto the A143 heading east for 18.miles, going straight over the Bungay roundabout and taking the first left into Old Yarmouth Road. Go through the village of Broome for 0.9 miles (taking a slight right) along the Old Yarmouth Road and just after the Artichoke public house the track to the land can be found on the right advertised by a TW Gaze for sale board. Alternatively you can access the land directly off the A143 where our TW Gaze V-board is located. Agent’s Note: Please be aware that sheep and horses may be grazing the land, therefore please be vigilant and viewing may be best taken from the access gateway. Freehold

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

Ref: 18110/JMGB

Solicitor: Ms L Coleman Leathes Prior Solicitors, 74 The Close, Norwich NR1 4DR Tel: 01603 610 911


Lot 9

Land off Heywood Road, Winfarthing, Diss, Norfolk IP22 2DY

Guide Price £30,000 - £40,000 1.546ha (3.82ac) Grassland.

The Land: A single enclosure of rough grazing land located approximately half a mile south east of Winfarthing. The land extends to 1.546ha (3.82ac) (edged red on the plan below) and is partly divided by a brook. Access to the site is by an unmade track on the eastern boundary which exits directly onto Heywood Road. Directions: From Diss, head north along Shelfanger Road towards Shelfanger. Continue north out of Shelfanger on Winfarthing Road, turning right onto Heywood Road signposted for The Heywood. Continue along Heywood Road for 400m before taking a right turn down an unmade track. The land is located on the right hand side approximately 200m down this track, advertised by a TW Gaze For Sale board. Freehold

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

Ref: 18032/SK

Solicitor: Mr F Chenery Francis H Chenery, The Warehouse, Norfolk House Courtyard, St. Nicholas St, Diss, Norfolk IP22 4LB Tel: 01379 644 055


Viewing Arrangements from Wednesday 23 October 2019 to Wednesday 20 November 2019

LOT 1

3.72ac of land at Low Road, Wortwell

During daylight hours with particulars in hand (see Agent’s Note).

LOT 2

0.99ac of land at Low Road, Wortwell

During daylight hours with particulars in hand (see Agent’s Note).

LOT 3

Westgate Cottage, Hevingham

10.00am - 11.00am Wednesdays and Saturdays.

LOT 4

4.33ac of land off Well’s Lane, Harleston

During daylight hours with particulars in hand (see Agent’s Note).

LOT 5

Old Cottage, East Church Street, Kenninghall

10.30am - 11.30am Wednesdays and Saturdays.

LOT 6

4.72ac of land off Old Yarmouth Road, Broome

During daylight hours with particulars in hand (see Agent’s Note).

LOT 7

2.11ac of land off Old Yarmouth Road, Broome

During daylight hours with particulars in hand (see Agent’s Note).

LOT 8

2.07ac of land off Old Yarmouth Road, Broome

During daylight hours with particulars in hand (see Agent’s Note).

LOT 9

3.82ac of land off Heywood Road, Winfarthing

During daylight hours with particulars in hand.


‘Our results speak for themselves’ Land & Property Auctions

Bramford Woodland with frontage onto the River Gipping (4.59ac).

Mattishall Former chapel with PP for residential conversion.

Stradbroke Single enclosure of grassland (1.00ac).

Guide: £30,000 - £40,000

Guide: £110,000 - £130,000

Guide: £20,000 - £30,000

Sold: £126,000

Sold: £156,000

Sold: £43,000

Kenninghall Semi-detached house in 0.22ac requiring full renovation.

Needham Single enclosure of grassland (6.74ac).

North Lopham Derelict cottage and barn in 2.1ac of woodland.

Guide: £80,000 - £120,000

Guide: £50,000 - £60,000

Guide: £80,000 - £120,000

Sold: £160,000

Sold: £174,000

Sold: £226,000

Costessey Marshes with fishing rights on the River Wensum (23.51ac).

Hopton Detached period house with outbuildings.

Bunwell Agricultural barn set in 2.08ac of land.

Guide: £70,000 - £80,000

Guide: £140,000 - £170,000

Guide: £30,000 - £40,000

Sold: £99,000

Sold: £202,000

Sold: £88,000

Taking entries for our 2020 Land and Property Auctions. Call us to arrange a FREE valuation of your land or property. Diss: 01379 641 341

Wymondham: 01953 423 188

The Complete Service

www.twgaze.co.uk


Residential Sales Residential Lettings Land & Property Auctions Rural Business Auction Rooms

Diss Office 10 Market Hill Diss, Norfolk IP22 4WJ

Wymondham Office 33 Market Street Wymondham, Norfolk NR18 0AJ

Diss Auction Rooms Roydon Road Diss, Norfolk IP22 4LN

01379 641 341

01953 423 188

01379 650 306

www.twgaze.co.uk

TWG (1857) Ltd trading as TW Gaze. Registered in England and Wales. Registration Number 08965732. A list of Directors is available for inspection at the Registered Office: 10 Market Hill, Diss, Norfolk IP22 4WJ. Regulated by RICS.

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Land & Property Auction  

TW Gaze Property Auction, November 2019

Land & Property Auction  

TW Gaze Property Auction, November 2019

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