TW Gaze Land & Property Auction

Land and Property Auction Thursday 14 March 2019 At 1.00pm Diss Auction Rooms Roydon Road Diss IP22 4LN

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.

Registration Buyers will be required to register before bidding.

Photographic identification will be required (e.g. passport or modern driving licence) plus a current utility bill (within the last three months) for the successful bidder and any additional person to be named on the contract. In addition to this we will undertake an electronic verification search on all successful bidders. 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.

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 £250 + 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 BSc (Hons) MSc (Hons) Valuer

prop@twgaze.co.uk

Lot 1

Shelton Lodge, 85 Long Street, Great Ellingham, Norfolk NR17 1LN

Detached 3 bedroom bungalow.

Would benefit from modernisation.

Detached barn and garage. Further outbuilding.

Scope for potential conversion.

Overall plot 0.18ha (0.45ac).

Location: Shelton Lodge is an exciting proposition which can be found in this popular village of Great Ellingham, which offers a post office/stores, an excellent public house and restaurant, a primary school and a church. Just a couple of miles down the road is the market town of Attleborough which has an excellent range of facilities including a rail station on the Norwich to Cambridge line, and from Cambridge there are connections to London Kings Cross. The cultural centre of Norwich is within easy reach just 16 miles away via the A11 which is fully dualled to the A14.

The Bungalow: This individually built 3 bedroom bungalow offers good space, with generous living room to front aspect, a decent size kitchen and sun room/rear entrance lobby. The bungalow would benefit from modernisation throughout.

Barn and outbuilding: This clay lump barn is set towards the back of the plot and offers a high pitch roof, original double doors which overlook the garden and two store rooms, all of which appear ripe for conversion subject to relevant planning permission.

Connected to the barn is a single garage, which currently provides useful storage space.

A separate block outbuilding is split into three rooms, offering buyers potential to upgrade or convert accordingly, which again is subject to planning permission.

Outside: Shelton Lodge sits on an overall plot of 0.18ha (0.45ac). The driveway at the side of the plot leads down the side of the bungalow to the outbuilding, garage and barn.

There are mature gardens to the front and side, with further lawn and fruit trees at the rear. Beyond the rear boundary is open farmland.

Services: Mains electricity, water and drainage are connected to the property. An oil fired central heating boiler serves domestic hot water and heating to the bungalow.

Directions: From the A11 heading south, take the 2nd exit to Attleborough. Travelling out of the town on the B1077 continue into Great Ellingham and take the left hand turning into Chequers Lane. Proceed along for a short distance joining Long Street, where the property will be found on the left hand side identified by a TW Gaze for sale board.

Freehold

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

Ref: 17801/RM

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

Guide Price ÂŁ295,000 - ÂŁ330,000

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.

Lot 2

Pyecote, Rectory Road, Mellis, Eye, Suffolk IP23 8DZ

Guide Price £100,000 - £120,000 An investment property, subject to a secured tenancy.

Location: Mellis is a popular north Suffolk village with the houses spread around the area of one of Suffolk's largest Commons. Within the village there is a primary school, public house and church with wider amenities available in the small town of Eye, just 2 miles away, including schooling to sixth form level at well regarded Hartismere. The aforementioned schools each have outstanding Ofsted reports. Around 6 miles away and just over the border into Norfolk is the larger market town of Diss, offering local and national shopping, a wide range of social and sporting facilities including an 18 hole golf course. There is a mainline train station at Diss providing regular commuter services to Norwich and London Liverpool Street, a journey to London scheduled to take around 90 minutes. Mellis is well placed for access to the A140 connecting Norwich and Ipswich, both around 25 miles away.

The Property: Pyecote is a detached 1930s bungalow being sold with a sitting tenant on a secured tenancy. The property is in need of a full scheme of refurbishment to include new electrics, new central heating system, new fixtures and fittings and redecoration throughout. The sitting tenants are aged 79 and 54 and currently pay rent of £408 per calendar month.

Overage clause: The property is subject to an Overage Deed for a term of 25 years from 29 October 2015. In order to comply with the restriction on the title the buyer will need to enter into a Deed of Covenant on completion.

Outside: The property sits in a plot size of around one third of an acre (STS). There is vehicular access off Rectory Road and a parking area to the side of the bungalow. The rear garden houses a number of greenhouses and outbuildings.

Services: Mains water and electricity are connected to the property. Private drainage.

Oil fired boiler providing central heating and domestic hot water.

Directions: From Diss head west towards Bury St Edmunds on the A143 and at Wortham take the left turn for Mellis. Proceed into the village and over the railway crossing and turn right into Earlsford Road and then right again into Rectory Road where the property will be found immediately on the left hand side.

Freehold

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

Ref: 17674/REY

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

Lot 3

Former Methodist Chapel, South Street, Hockwold, Thetford, Norfolk IP26 4LN

Guide Price £90,000 - £120,000 Consent for conversion.

19th century chapel.

Quiet position.

Well served village.

Open plan living, 3 beds and 2 bathrooms creating 128m2 (1,380ft2) of accommodation.

Location: Hockwold cum Wilton is a quiet village on the Norfolk/Suffolk borders, it has a primary school, post office, social club, two public houses and a post office. The nearby village of Feltwell, provides schooling with primary school and further facilities such as doctors surgery, public houses and a range of shops as well as a 9 hole golf course close to RAF Feltwell base. The nearby village of Methwold offers senior schooling, there is also a newsagents and post office.

The small town of Brandon is within 5 miles and has a range of shops catering for most day-today needs, churches, schools and other facilities including a modern sports complex. Brandon railway station is on the Norwich-Ely line and from Ely connections can be made to services to London, the Midlands and the North.

The Property: The chapel dates from 1875 and has the classic chapel look with its mellow redbrick exterior and tall arched windows. The scheme to convert the chapel has looked to retain as much of its character as possible whilst giving a garden area and ability for drainage.

Planning and Plans: Planning consent has been granted by Kings Lynn and West Norfolk Council under reference 18/00446/F dated 17 September 2018 for the partial demolition and conversion of the chapel to a two storey dwelling giving approximately 128m² (1,380ft²) of living space. This has been designed to allow light to flood in to the ground floor which has an open plan feel, and gives three bedrooms upstairs with two bathrooms. The main bedroom has been designed to incorporate the tall arched front windows.

Outside: The proposed reduction in length of the chapel provides a sizeable garden area to the rear with the ability for access down either side. Parking of vehicles will be directly in front of the chapel partially on the highway but this is a quiet road.

Services: Mains water and electricity are connected to the property. Drainage will need to be to a private system.

Directions: Entering Hockwold from Brandon direction into Main Street. Go past the primary school and take the next left turn into South Street. The chapel is a little way down on the right.

Freehold

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

Ref: 17683/MS

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

Lot 4

Woodland north of Thrandeston, Suffolk IP21 4BX

Guide Price £15,000 - £25,000 0.792ha (1.96ac) Woodland located approximately 1/2 mile north of Thrandeston.

The Land: A parcel of mixed woodland north of Thrandeston, Suffolk.

The land extends to 0.792ha (1.96ac) and has a mixture of several tree species including Alder, Willow and Oak. A pond is located in the northern section of the plot.

Directions: From Diss, head out on Denmark Street towards Palgrave.

Continue along Denmark Street, then Demark Hill and, at the junction with the Church, go straight across onto Priory Road. Continue along Priory Road until you come to the junction with the A143. Turn right towards Bury St Edmunds and head along the road for 100m before turning left down an unnamed road.

Continue along this road for approximately 300m - the woodland is located on your left hand side and advertised by a TW Gaze For Sale board.

Freehold

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

Ref: 17759/SK

Solicitor: Mr N Lightbown Spire Solicitors, Holland Court, The Close, Norwich, Norfolk NR1 4DY Tel: 01603 677 077

Viewing Arrangements from Wednesday 13 February to Wednesday 13 March

LOT 1

Shelton Lodge, Great Ellingham

Wednesdays and Saturdays 10am - 11am

LOT 2

Pyecote, Mellis

Wednesdays and Saturdays 10.30am - 11.30am

LOT 3

Former Methodist Chapel, Hockwold

Wednesdays and Saturdays 11am - 12pm

LOT 4

Land north of Thrandeston

During daylight hours with particulars in hand.

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.