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Land and Property Auction Thursday 26 March 2020 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 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 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 Rachael Hipperson 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

Lot 1

Yew Tree Farm, Caston Road, Griston, Thetford, Norfolk IP25 6QD

Set in 3.46ac. Quiet location. Renovation project. Great potential.

Location: This house is set a little way outside the village within a small cluster of properties known in the area as 'Little London'. There is open farm and woodland surrounding giving this a very rural feel and yet Griston has the benefit of being close to facilities and a good local pub, The Wagon & Horses. Griston is an ancient village mentioned in the Domesday Book. The market town of Watton is just 3 miles to the north west. The accessibility to this area is good with the final section of the A11 dual carriageway being completed and now providing a swift route from Norwich through to Newmarket, Cambridge and the A14 corridor. This property offers a peaceful location with good access to facilities. The Property: This is a stylish late Victorian or Edwardian house which is now in need of a complete scheme of updating and general repair. It provides well proportioned rooms with many of the original features and once renovated it will once again be a fine family home. Given the size of the plot, there is plenty of room to extend if a new owner so wishes (subject to planning permission). This type of property is becoming increasingly rare and offers a blank canvas for a new owner to create their home. Outside: The house is set within grounds which extend to 1.399ha (3.46ac). There is garden surrounding the house behind the laurel hedge and then a grass field to the rear. There is a small pond which could be more of a feature. Services: Mains water and electricity are connected. Directions: From Attleborough leaving on the B1077 and heading through Great Ellingham and Rocklands. Head through Caston and where the road bears to the left take the right fork into Caston Road and the house will be seen on the right hand side after approximately half a mile. Freehold

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

Ref: 2/18179/MS

Guide Price ÂŁ280,000 - ÂŁ320,000

For illustrative purposes only. NOT TO SCALE. This plan is the copyright of TW Gaze and may not be altered, photographed, copied or reproduced without written consent.

Solicitor: Mr C Heywood Spire Solicitors, The Pines, 50 Connaught Road, Attleborough, Norfolk NR17 2BP Tel: 01953 453 143

Lot 2

82 Locksley Road, Tuckswood, Norwich, Norfolk NR4 6LF

Guide Price £100,000 - £125,000 Ex local authority end terrace requiring updating. Excellent rental opportunity. 3 bedrooms, 2 receptions, front and rear gardens. Popular south city suburb. Easy access to A140 and A47.

Location: Tuckswood is a suburb approximately 1.5 miles south of Norwich city centre providing easy access to the A47 east and west and Ipswich Road A140 north. Tuckswood itself is an extremely well served residential area with an array of recognisable high street chain eateries, hotels and supermarkets. There is primary and secondary schooling within walking distance, good public transport links and health services. The Property: This ex local authority three bedroom end terrace is located in an end of cul-de-sac position. The property features three double bedrooms, family bathroom, kitchen/ diner, utility, and sitting room. Subject to updating and renovation, the opportunity exists to realise the family home potential or would make for an excellent addition to a landlord’s portfolio. Outside: Established front garden, pedestrian access to front door and passage access to the rear. The garden is in an elevated position and fully enclosed. There is an area laid to patio, lawn and a garden shed. On street non permit parking. Services: Mains gas, electricity, water and drainage are connected to the property. Electric storage heating. Directions: Leaving central Norwich from St Stephens and staying left at the Y-junction on to Ipswich Road. Pass the city college and over the junction with Newmarket Road to stay on Ipswich Road. Continue for some distance and take the left opposite the hand car wash into Locksley Road. Pass Watkin and Bowman Road and the next right will be a cul-de-sac continuation of Locksley Road, number 82 will be found at the very bottom.


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

Ref: 18192/SM

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

Lot 3

Land off New Buckenham Road, Banham, Norfolk NR16 2DA

Guide Price £50,000 - £60,000 2.539ha (6.27ac). Arable land.

The Land: A single enclosure of arable land located approximately 1 mile northeast of Banham. The land extends to 2.539ha (6.27ac) (edged red on the plan below) and has been uncropped for the past few years but has potential to be put down to grass. Directions: From Diss, head north along Shelfanger Road on the B1077 through Shelfanger and Winfarthing. Head out of Winfarthing, continuing along the B1077, for 3.5 miles and upon reaching the crossroads, turn left onto New Buckenham Road. Continue along New Buckenham Road for approximately 750m, after which access to the land is located on the left hand side, advertised by a TW Gaze For Sale board. Agent’s note: As part of the sale, the purchaser will be granted a right of way from New Buckenham Road to the land along the area verged blue in the plan below - see Legal Pack for details. Freehold

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

Ref: 18170/SK

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

Lot 4

The School House, 14 The Street, Geldeston, Beccles, Norfolk NR34 0LB

Pretty period cottage with 3 bedrooms and private garden. Two storeys with cellar and scope to enlarge. Off road parking. Needs some updating/ repair.

Location: This cottage is set within the Conservation Area of Geldeston which is an attractive village sitting along the River Waveney and has an active community, served with two public houses, a village hall and farm shop. Day-to-day amenities and schooling can be found close by at Beccles (2 miles) which has a rail link to London via Ipswich and the fine cathedral city of Norwich with its excellent range of shopping, schooling and leisure facilities and businesses lies some 17 miles distant. The Property: This cottage has been let for many years and whilst regularly maintained it would be fair to say that a new owner could add those finishing touches to make this a real gem. It is a bright cottage and there is potential to convert the lower ground floor to another room (subject to planning). The current layout offers a good size sitting room with fireplace, front hallway and kitchen with a range of fitted units. There are three bedrooms (two doubles and a single) and a modern white bathroom suite on the first floor. Outside: The cottage has a private garden to the side set behind a tall brick wall and mainly laid to grass with various bushes. In addition there is a small walled courtyard. The cottage has space for one car just outside the garden area with the ability to create further parking if required. There is ample free on street parking at the front of the cottage. Services: Mains water, electricity and drainage are connected to the property. Oil fired boiler providing heating to radiators and domestic hot water. Directions From Diss take the A143 towards Great Yarmouth. Continue on, bypassing Harleston and Bungay and on reaching the village of Ellingham take the right turn for Geldeston. Take the next left turn and then turn right into Geldeston Hill. Turn left into The Street. Just before The Wherry Inn turn right and the access is immediately on the left. If approaching from Beccles, continue through the village of Gillingham, turning left into The Street and into the village of Geldeston. Go past The Wherry Inn and turn left. Freehold Agent’s Contact: Diss Office Tel: 01379 641 341

Ref: 17534/MS

Guide Price ÂŁ150,000 - ÂŁ180,000

For illustrative NOT TO SCALE.



This plan is the copyright of TW Gaze and may not be altered, photographed, copied or reproduced without written consent.

Solicitor: Ms L Warren Gudgeons Prentice, 2 Market Place, Buttermarket, Stowmarket, Suffolk IP14 1ED Tel: 01449 613 101

Lot 5

The Martins Nest, The Banks, Blo Norton, Diss, Norfolk IP22 2JJ

Guide Price ÂŁ150,000 - ÂŁ180,000 Set in 0.30ac. Lovely location. Very quiet. House needs improvement. Ripe for extension.

Location: The location is often considered the single most important factor and this cottage really does have a great position. The lane to the front is hardly used and there are views across an unspoilt landscape of grazing fields, fen land and woods. Whilst having this rural idyll, the cottage is not totally isolated having another property to one side and the vibrant market town of Diss is just 7 miles to the east and has a good range of local and national shops, schooling to sixth form level, sporting and social facilities (including an 18 hole golf course) as well as a mainline rail station on the Norwich to London Liverpool Street Line with a journey to London of 90 minutes. This property combines a delightful position with good access to facilities. The Property: The cottage is of mixed construction and ages, with part being clay lump and having a painted brick exterior beneath a pantiled roof. The cottage has been in the same family for a good many years and it is fair to say that it is need of general maintenance and updating. However it stands well in its grounds and offers the perfect opportunity to redevelop or extend to maximise the superb location. Outside: The cottage is set back from the road with its drive to the side and a timber garage. The majority of the ground is to the rear and is laid to grass with various mature trees including a fine weeping willow and oak, and several dilapidated timber sheds. This triangular plot measures 0.121ha (0.30ac) Services: Mains water and electricity are connected to the property. Drainage to a private drainage system. Solid fuel burner with back boiler providing heating to radiators and domestic hot water. Directions: From Diss heading west on the A1066 into South Lopham. Turn left beside the White Horse Inn towards Redgrave and follow the road out of the village. At the bottom of the hill turn right signed to Redgrave. At the top of the hill turn left onto The Banks and follow this lane past various houses, into open countryside and the cottage is on the right. Freehold

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

Ref: 2/17958/MS

Solicitor: Ms L Campbell MCP Solicitors, Cage Lane, Thetford, Norfolk IP24 2DT Tel: 01842 756 100

Lot 6

Molecatchers Cottage, Mill Road, Shipdham, Norfolk IP25 7LU

Guide Price ÂŁ120,000 - ÂŁ150,000 A detached 3 bedroom cottage in 0.14ac. Needs modernisation and general repair. Great potential in a popular village.

Location: Shipdham is a highly regarded Breckland village for the proximity to the market towns of Dereham and Watton, about five miles equidistant, and has an excellent range of day to day amenities including a doctor's surgery, local shops, primary school, post office and public house. There is convenient access to the market town of Dereham offering a wide range of facilities including two superstores, a leisure centre, pubs and restaurants. The cathedral city of Norwich lies around twenty miles to the east providing a main line rail connection to London Liverpool Street and an international airport. The beautiful Breckland countryside surrounding Shipdham provides endless recreational opportunities. The Property: This is a detached cottage which has recently been vacated and is ripe for redevelopment. It is fair to say it needs an overall scheme of repair and updating but once completed it will be a comfortable family home. Outside: The grounds are rather wild and have encroached towards the house in recent years making the house almost hidden from the road. There are various small domestic sheds and a garage. Overall the property sits within 0.055ha (0.14ac). Planning: The land adjacent to Molecatchers Cottage has planning consent for residential development. We understand from the vendor that the owner of the land has requested a visibility splay over Molecatchers Cottage. This will be for the new owners of the cottage to decide and negotiate on. Services: Mains water, electricity, gas and drainage are connected. Directions: Leave Norwich travelling west on the A47 southern bypass. Leave the bypass at the East Dereham exit. From Dereham take the A1075 Watton Road. In the village of Shipdham, beside the church turn left into Mill Lane and the cottage is around 200 yards on the left. Freehold

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

Ref: 2/18178/MS

Solicitor: Mr D Clarke Leathes Prior, 27-28 Tombland, Norwich, Norfolk NR3 1RE Tel: 01603 610 911

Lot 2

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

Viewing Arrangements from Wednesday 26 February to Wednesday 25 March


Yew Tree Farm, Griston

10.00am - 11.00am Wednesdays and Saturdays


82 Locksley Road, Norwich

9.30am - 10.30am Wednesdays and Saturdays


6.27ac of Land at Banham

During daylight hours with particulars in hand.


The School House, Geldeston

12.00pm - 1.00pm Wednesdays and Saturdays


The Martins Nest, Blo Norton

10.00am - 11.00am Wednesdays and Saturdays


Molecatchers Cottage, Shipdham

11.30am - 12.30pm Wednesdays and Saturdays

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

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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TW Gaze Land & Property Auction  

Thursday 26 March, 1.00pm

TW Gaze Land & Property Auction  

Thursday 26 March, 1.00pm

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