Auction Catalogue By Order of A2 Dominion Housing, Executors, Property Companies, Private Individuals and Others

Public Auction on Friday 11th September 2020 at 12 noon REMOTE BIDDING ONLY

Phillip Arnold Auctions Tel: 020 8799 3880 www.philliparnoldauctions.co.uk Auctioneer: Phillip Arnold MRICS, CEM CREA, FNAEA, FNAVA, Past President of NAVA Comment from the Auctioneer

Welcome to Phillip Arnold Auctions fourth auction of 2020 that will again be by remote bidding only, starting as usual at 12 noon. Our regular venue is now open but due to the Government restrictions in place is it very tight on attendee numbers so we have decided to continue with remote bidding until these restrictions are lifted.

Our star lot from the last auction generated an amazing result showing that prime lots will sell well whether via Phillip Arnold MRICS CEM CREM FNAEA FNAVA Past President of NAVA remote bidding or in the room, achieving £437,500 off a Auctioneer & Managing Partner guide of £250,000. [email protected] DD: 020 8799 3881 We have some other similar gems in this catalogue: a mid-terrace town house in West Drayton in need of refurbishment throughout and a detached bungalow in a lovely part of Denham with superb development potential.

We hope you will enjoy browsing through our lots and look forward to receiving your bids. Bidding forms can be found by clicking on the box under the picture of the property you are interested in on our website. Remember we will need CERTIFIED ID to accompany your form. Julie Gooding ANAVA Director of Operations [email protected] Good luck with your bidding whether on the phone, by DD: 020 8799 3882 proxy or by internet.

Marino Costi ANAVA Auction Valuer [email protected] DD 020 8799 3883

IMPORTANT NOTES This catalogue contains details about properties being sold by the seller at any time up to the day of the auction in the Additional fees: Please note that the following additional at auction. Those details are subject to change up to and light of interest shown during the marketing period, a guide fees will apply to the purchase of your property: including the day of the auction. Please check our website price is issued. This guide price can be shown in the form 1. Buyer’s Premium of £600 inclusive of VAT regularly at www.philliparnoldauctions.co.uk and look out of a minimum and maximum price range within which an for any additional materials available on the day of the acceptable sale price (reserve) would fall, or as a single 2. Other fees as listed within the Special Conditions of auction, in order to stay fully informed with the up to date price figure within 10% of which the minimum acceptable Sale that form part of the legal pack which is made information. The lots offered will contain guide prices and price (reserve) would fall. A guide price is different to a available to you prior to auction. You will be expected to it is important that buyers are aware of the difference that reserve price (see separate definition). Both the guide price sign this document as well as the Sales Memorandum there may be between a guide price and a reserve price. and the reserve price can be subject to change up to and at the time of purchase. including the day of the auction. Guide Price: This is an indication of the seller’s current 3. Stamp Duty – rates easily available on-line minimum acceptable price at auction. The guide price is Reserve Price: The seller’s minimum acceptable price 4. Your solicitor fees and any survey fees given to assist prospective buyers in deciding whether or at auction and the figure below which the auctioneer not to pursue a purchase. It is usual, but not always the cannot sell. The reserve price is not disclosed and remains 5. Insurance – it is your responsibility from the date of case, that a provisional reserve range is agreed between confidential between the seller and the auctioneer. Both the exchange to insure the property purchased. the seller and the auctioneer at the start of marketing. As guide price and the reserve price can be subject to change the reserve is not fixed at this stage and can be adjusted up to and including the day of the auction.

2 PHILLIP ARNOLD AUCTIONS Money laundering regulations

In order to confirm with the Money Laundering Regulations, all prospective purchasers must be able to verify their identity. The following schedule of documents must be provided to the auctioneers either at the auction or at the point of signing contracts prior or post sale, in order for us to be able to conduct business with you. Each purchaser must provide one original document from the following lists.

LIST A LIST B

• Current signed passport • Utility bill issued within the last three months (mobile phone bill not acceptable) • current UK photocard driving licence • Local authority tax bill (valid for the current year) • current full UK driving licence (old version) • Bank or building society statement (must contain • Firearms certificate current address)

• The most recent original mortgage statement

• Confirmation from the electoral roll

If you are acting as AGENT, on behalf of another party, the auctioneers will require true certified copies of the buyers identification and identification of yourself as listed above, together with a letter of authority from the principal buyer authorising you to bid on their behalf.

If you are bidding on behalf of a company, the above documentation will be required along with a letter of authority from the said company to purchase on their behalf.

Proxy, telephone and internet bidding The Auctioneers will accept bids by proxy, subject to a minimum amount of £3,000. In telephone or internet. In all cases buyers will be addition, the buyer’s fee of £600 inclusive of required to fill out the relevant bidding form prior VAT will also be added. Unsuccessful bidders to the auction day. will have the cheque returned to them or it will be destroyed dependant upon their instructions. A deposit cheque will be required to accompany The auctioneers will also require identification to the bidding form and will only be banked in accompany the form and cheque in accordance the event that your bid is successful. The with the money laundering regulations. cheque should be made payable to the relevant auctioneers and should be left blank or filled Remote bidding forms, together with terms and in to represent 10% of the bidders maximum conditions for submitting bids in this manner, are bid. Only if the bid is successful will the cheque available by contacting Phillip Arnold Auctions or be completed and presented for payment. The alternatively can be downloaded from our website. amount shall be for 10% of the purchase price

PHILLIP ARNOLD AUCTIONS 3 Notice to prospective buyers

1. The Auctioneers will generally offer the lots in the order as shown 8. On the day of sale it is the bidder’s duty to attract the Auctioneer’s in the catalogue, although they reserve the right to amend the order attention and prospective buyers are therefore advised to bid clearly of sale. without delay. Bids may be refused at the Auctioneers discretion and the Auctioneers reserve the right to bid on behalf of the 2. The addendum is an important document and provides details vendor up to the reserve. At the fall of the hammer the successful of amendments to the catalogue and Conditions of Sale. bidder will be under a binding contract to purchase the property in Prospective buyers should ensure that they inspect this document accordance with the general and special conditions of sale, together as its contents will form part of the sales contract. Prospective with addendum and contents of this notice. The buyer will be buyers should ensure that they have a copy of the catalogue and required to supply without delay their name and address, solicitors addendum prior to bidding and are deemed to have read these details, identification and deposit. They will then be required to sign documents whether they have done so or not. the auction memorandum. Should the buyer refuse, the Auctioneer is legally entitled to sign the memorandum on behalf of the buyer or 3. Phillip Arnold Auctions will always endeavour to inform prospective alternatively offer the lot to the under bidder or re-offer to the room purchasers of variations to the catalogue, when such changes are and claim any resultant loss against the original buyer. Completion brought to their attention. The Auctioneers nor their clients can be of the sale and payment of the balance of the purchase money is 28 held responsible for any losses, damages or abortive costs incurred days after the exchange of contracts unless the conditions of sale in respect of lots that are withdrawn or sold prior to auction. provide otherwise.

4. Prospective buyers bid on the basis that they have checked the 9. A deposit amount of 10% of the selling price (plus VAT where General Conditions of Sale, that are detailed at the back of the applicable) is required for each lot subject to a minimum of £3,000 catalogue, and the Special Conditions of Sale relating to each unless otherwise stated by the Auctioneer. Payment can be made individual lot. If there is a conflict between them, the Special by bankers draft, building society cheque, company cheque or Conditions of Sale shall prevail. Details are contained within the personal cheque or by debit card with a pin number. Please note we legal packs for each lot that are available for inspection at the offices will not accept cash under any circumstances. The Auctioneers only of the Auctioneers or can be downloaded free of charge from the accept deposit cheques on the basis that there are adequate funds website. Legal documents will also be available in the auction room in the account on which the cheque is drawn and reserve the right on the day of the sale. to take any action as appropriate against a purchaser whose cheque is not honoured on first presentation. We can accept credit cards 5. Prospective buyers bid on the basis that they are deemed to but please be advised that an additional 1.65% will be charged at have inspected all lots, have made all necessary enquiries and time of use. have checked the legal documentation. Buyers are deemed to be satisfied that they fully understand their content. The Auctioneers 10. A successful purchaser will also be required to pay a Buyer’s strongly suggest that buyers take legal and professional advice prior Administration charge of £600 inclusive of VAT by cheque made to bidding on any lot. The Auctioneers will make every possible payable to Phillip Arnold Auctions. endeavour to provide access to all lots prior to the sale although this can not be guaranteed. The Auctioneers will attempt to answer 11. Unless otherwise stated all property is sold subject to a reserve any queries prior to auction and in the auction room. The Auctioneer price whether declared or not. will not be able to answer any questions whilst the auction is proceeding. 12. Please note that purchasers will not be entitled to keys or access to vacant properties until completion of the sale. If access is required 6. Guide price*: this is an indication of the Seller’s current minimum it may be arranged through the relevant Auctioneers with the acceptable price at auction. The guide price is given to assist express permission of the vendor. The buyer will be responsible prospective buyers in deciding whether or not to pursue a purchase. for insuring the lot that they purchase from exchange of contracts It is usual, but not always the case, that a provisional reserve range unless the Special Conditions of Sale state otherwise. 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 13. No representation or warranty is made in respect of the structure of adjusted by the Seller at any time up to the day of the auction in the any properties or in relation to their state of repair. The Auctioneers light of interest shown during the marketing period, a guide price advise that all prospective buyers should arrange for a survey of the is issued. This Guide Price can be shown in the form of a minimum particular lot by a professionally qualified person. and maximum price range within which an acceptable sale price (reserve) would fall, or as a single price figure within 10% of which 14. Unless otherwise provided in the Special Conditions of Sale, all lots the minimum acceptable price (reserve) would fall. A Guide Price are sold exclusive of VAT. is different to a Reserve Price (see separate definition). Both the Guide Price and the Reserve Price can be subject to change up to 15. If bidding by telephone or internet, the Auctioneers accept no and including the day of the auction. liability for poor signal or connection, or being unable to reach the prospective buyer at the time required. 7. *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.

4 PHILLIP ARNOLD AUCTIONS LOT This rectangular plot of land measuring approximately 450sq m 1 is located along Purfleet Road, situated on the edge of the village of Aveley with its local shopping facilities. Purfleet Railway station is located just over 1 mile away and good road Land adjacent to Purfleet Road, connections serve the area including the A13 and M25. The land is currently vacant and has been used for storage and Aveley, South Ockendon, premises in its recent past. The land offers potential to develop subject to obtaining relevant planning permission that may be Essex RM15 4DU required. This property will be of interest to developers and Guide Price £150,000* investors. ACCOMMODATION RECTANGULAR PLOT OF LAND WITH Vacant rectangular plot of land Approx 450sq m POTENTIAL TO DEVELOP TENURE Freehold LOCAL AUTHORITY & TAX RATING Thurrock Council 01375 652652 Rateable Value: £3,535.20 VIEWING TIMES External Viewings Only – please be courteous to neighbours

STARTING BID FINAL BID NOTES SOLD UNSOLD SOLD PRIOR WITHDRAWN

LOT This second floor two bedroom flat is situated on a popular 2 development within two miles of Reading Centre with its shopping facilities and main line railway station that serves London Paddington. Rail services are even closer at Earley and 11 Thames House, Regis Park Road, good road links serve the area including the M4 motorway. The flat that overlooks a sportsfield is presented in good order Reading RG6 7AF throughout and benefits include gas central heating and double * glazing. There is also a security entryphone system. The flat is Guide Price £175,000 currently let on an assured shorthold tenancy at £1,000pcm (£12,000pa) and we are informed that this is also the net rent SECOND FLOOR TWO BEDROOM FLAT as there are no agents fees involved. The flat that is close to WITH INVESTMENT INCOME Reading University is sold with the benefit of this ongoing income and will be of interest to investment purchasers. ACCOMMODATION Entrance Hall, Bedroom One, Bedroom Two, Bathroom, Open Plan Living Room/Kitchen. TENURE Leasehold LOCAL AUTHORITY & TAX RATING Reading Council 0118 937 3787 Council Tax Band C VIEWING TIMES By appointment trhough the Auctioneers subject to Government Covid 19 guidelines.

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PHILLIP ARNOLD AUCTIONS *important: see notes on page 2 5 LOT Willow Crescent East forms part of the popular Willowbank By Order of the Executors 3 Estate that is situated off the Oxford Road on the outskirts of Uxbridge town centre. Uxbridge is a busy town that includes two main shopping centres, local shops, bus terminus and 20 Willow Crescent East, New underground station (Piccadilly and Metropolitan Lines). Good road links serve the area with easy access onto the A40 and Denham, Bucks UB9 4AR M40 as well as the M25 London orbital motorway. The property * is a 1920s detached three bedroom bungalow situated on a Guide Price £425,000 spacious plot measuring approximately 0.133 acres. A number of these dwellings have been demolished over the years and DETACHED BUNGALOW IN POPULAR rebuilt as much larger detached dwellings. Any intending LOCATION AND PRIME FOR purchaser should make their own planning enquiries. The property is sold with vacant possession and will be of interest DEVELOPMENT to developers and self-build owner occupiers. ACCOMMODATION Entrance Porch, Hallway, Bedroom One, Bedroom Two, Bedroom Three, Bathroom, Bathroom, Living Room opening to Dining Area, Kitchen, Gardens to front , side and rear, Garage. TENURE Freehold LOCAL AUTHORITY & TAX RATING South Bucks District Council 01895 837200 Council Tax Band E VIEWING TIMES By appointment through the Auctioneers subject to government Covid-19 guidelines

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LOT This mid-terraced building comprises a ground floor shop 4 with basement storage plus internal access to ancillary office/ storage accommodation at first floor level. There is a substantial two storey annex to the rear of the property that may have 42 Market Street, Hindley, development potential for residential or commercial use subject to planning consent. We have also been informed that the Local Wigan WN2 3AE Authority has stated that no planning permission is required * for the conversion of the upper part into a self-contained flat. Guide Price £65,000 However, we strongly recommend that any intending purchaser carries out their own relevant enquiries. The property is close VACANT COMMERCIAL PROPERTY WITH to Wigan Wallgate Station and is being sold with full vacant FURTHER DEVELOPMENT POTENTIAL STP possession. ACCOMMODATION Ground floor shop: Gross frontage: 15’1”, Internal width: 15’5”, Shop depth: 23’1”, Built depth: 42’ ,WC Basement storage area: approximately 325sq ft First floor office/storage: area approximately 400sq ft Rear annex: not measured TENURE Leasehold for a term of 999 years from 10 June 1868 at an apportioned rent of £3.70 per annum LOCAL AUTHORITY & TAX RATING Wigan Metropolitan Council 01942 244 991 Adopted Rateable Value: £3,350 VIEWING TIMES By appointment through the Auctioneers. All viewings will be arranged subject to Government Covid 19 guidelines.

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6 *important: see notes on page 2 PHILLIP ARNOLD AUCTIONS LOT The property is located in a close off Keats Way that is to the By order of the Executors 5 south of West Drayton and Yiewsley town centres. The main line station at West Drayton that serves London Paddington and the West is within one mile. This is also part of the planned 19 Scott Close, West Drayton, Crossrail route. Good road links serve the area including the A4, M4, A40, M40 and M25 that are all easily accessible. Heathrow Middlesex UB7 9DX London Airport is approximately five miles to the south. The * property is a mid terraced town house that currently offers two Guide Price £275,000 bedroom accommodation. A number of these dwellings have reconfigured the accommodation into four bedroom dwellings MID TERRACED TOWN HOUSE IN NEED OF and this house offers that potential. The property has a small COMPLETE UPDATING THROUGHOUT garden and integral garage, as well as an off street parking space. The house does have gas fired central heating but is in need of complete updating and modernisation throughout. There may be scope to convert the garage into a habitable room subject to obtaining any necessary consent that may be required. ACCOMMODATION Entrance Hall, Reception/Bedroom Three, Cloakroom, First Floor Landing, Living Room, Kitchen, Second Floor Landing, Bedroom One, Bedroom two, Bathroom, Integral Garage, Garden, Off Street Parking. TENURE Freehold LOCAL AUTHORITY & TAX RATING London Borough of Hillingdon 01895 250111 Council Tax Band D VIEWING TIMES Wednesday 26th August @ 11.30am. All viewings will be arranged subject to government Covid 19 guidelines.

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LOT This terraced dwelling is located within walking distance of 6 West Drayton Main Line Station that is part of the Crossrail route. The M4 and M25 motorways are close by and Heathrow London Airport lies a few miles to the south. The property is 24 Coleridge Way, West Drayton, an HMO consiting of 6 self contained rooms and currently producing an income of £54,000 per annum. There may Middlesex UB7 9HR be potential to create a 7th room subject to obtaining any * necessary planning consent. The property is presented in very Guide Price £550,000 good order throughout and offers an excellent investment opportunity. The property is sold with the benefit of the ongoing SIX ROOM HMO WITH INVESTMENT income. INCOME ACCOMMODATION 1 self contained studio, 1 large garden flat with scope to extend, four other self contained flats, communal kitchen. TENURE Freehold LOCAL AUTHORITY & TAX RATING London Borough of Hillingdon 01895 250111 Council Tax Band D VIEWING TIMES By appointment through the auctioneers and subject to government Covid 19 guidelines.

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PHILLIP ARNOLD AUCTIONS *important: see notes on page 2 7 LOT This two bedroom two bathroom apartment is situated on 7 the 19th floor of a modern purpose built development. The building is located on the doorstep of East India DLR, just one stop away from Canning Town and the Jubilee line to Central 120 Elektron Tower, 12 Blackwall London and just four stops away from London City Airport. A wide range of amenities is close at hand at Canary Wharf. Good Way, London E14 9GF road links serve the area with easy access to the A12, A13 * and A406. The property is let on an Assured Shorthold Tenancy Guide Price £380,000 Agreement with a commencement date of 1st September 2019 and a rental income of £1,740pcm. This tenancy will become TWO BEDROOM FLAT WITH INVESTMENT periodic as of the end of August 2020. The property has a 24 INCOME hour concierge and a residents gym. Other benefits include gas central heating and double glazing. This property will be of interest to investors and end user occupiers. ACCOMMODATION Two bedrooms, two bathrooms, open plan kitchen reception and balcony. TENURE Leasehold: 982 Year Lease Remaining Service Charge: £4,585pa Including Water, Heating & Electricity Ground Rent: £300pa LOCAL AUTHORITY & TAX RATING Tower Hamlets Council: 020 7364 5000 Council Tax Band:E VIEWING TIMES By appointment through the Auctioneers, All viewings will be arranged subject to Government Covid 19 guidelines.

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LOT This two bedroom two bathroom apartment is situated on 8 the 4th floor of a modern purpose built development facing the River Thames and Thames Barrier Park. The building is located on the doorstep of London City Airport, and Pontoon 154 Tradewinds, Wards Wharf Dock DLR is a short walk away providing access to Canning Town and the Jubilee line to Central London. Good road links Approach, London E16 2ER serve the area with easy access to the A12, A13 and A406. The * property is let on an Assured Shorthold Tenancy Agreement Guide Price £280,000 with a commencement date of 14th December 2019 (24 month tenancy) and a rental income of £1,500pcm. The property has TWO BEDROOM FLAT WITH INVESTMENT a 24 hour porter, two allocated parking spaces and a residents INCOME gym. Other benefits include gas central heating and double glazing. This property will be of interest to investors and end user occupiers. ACCOMMODATION Two bedrooms, Two bathrooms, Open plan kitchen reception, Balcony and Two allocated parking spaces TENURE Leasehold: 980 Year Lease Remaining Service Charge: £2,655pa Ground Rent: £150pa LOCAL AUTHORITY & TAX RATING Newham Council: 020 8430 2000 Council Tax Band:E VIEWING TIMES By appointment through the Auctioneers. All viewings will be arranged subject to Government Covid 19 guidelines.

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8 *important: see notes on page 2 PHILLIP ARNOLD AUCTIONS LOT This first floor two bedroom conversion is situated in the 9 popular London suburb of Hither Green and benefits from gas fired central heating and double glazing. Rail services at Hither Green, Lee and Blackheath are all within one mile. Lewisham 310b Leahurst Road, Hither Green, with its main centre is within easy reach. The area is well served by bus routes and road connections. The flat offers good London SE13 5LT size accommodation and is sold with the benefit of vacant * possession. This property will be of interest to owner occupiers Guide Price £370,000 and investment purchasers. FIRST FLOOR TWO BEDROOM FLAT IDEAL ACCOMMODATION Landing, Living Room, Bedroom one, Bedroom Two, Kitchen, FOR INVESTMENT Bathroom. TENURE Leasehold LOCAL AUTHORITY & TAX RATING London Borough of Lewisham 020 8314 6000 Council Tax Band C VIEWING TIMES By appointment through the auctioneers. All viewings will be conducted subject to Government Covid 19 guidelines.

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LOT This first floor luxury apartment that we understand was 10 built by Charles Church Homes offers spacious two bedroom accommodation within a gated development. It is located in a prime location within walking distance of Maidenhead town 8 Knowle Croft, Shoppenhangers centre with its vast shopping facilities and Main Line Station that serves London Paddington. Good road links are within easy Road, Maidenhead SL6 2GY reach including the M4 and M25 motorways. The flat has well * kept communal parts including video entryphone, lift access Guide Price £325,000 and a rear outlook over Maidenhead Golf Club. The property is currently let on an AST and we undertand that the tenant has LUXURY APARTMENT BACKING ONTO renewed annually for the last 6 years with a rent of £1,325pcm GOLF COURSE WITH INVESTMENT (£15,900pa). The property is sold with the benefit of this INCOME ongoing income. ACCOMMODATION Entrance Hall, Kitchen, Living Room, Bedroom One with Ensuite, Bedroom two, Bathroom, Communal Gardens, Parking. TENURE Leasehold. Approximately 111 years unexpired. LOCAL AUTHORITY & TAX RATING The Royal borough of Windsor and Maidenhead 01628 683800 Council Tax Band E VIEWING TIMES By appointment through the Auctioneers subject to Government Covid 19 Guidelines.

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PHILLIP ARNOLD AUCTIONS *important: see notes on page 2 9 LOT This plot of land located in a prime residential area of Ealing 11 currently consists of a one bedroom bungalow Planning permission, under Ref PP/2015/2624, was granted to demolish the existing building and to construct a contemporary two 9a Montpelier Avenue, Ealing, storey, two bedroom dwelling, internal measurements being approximately 1875sq ft, with landscaped gardens and a car London W5 2XP port with turning circle. Copies of the planning permission and * architect drawings will be in the legal pack. We are informed Guide Price £760,000 that notice to demolish has been served on the local authority thus planning we understand is implemented. However under SITE WITH PLANNING PERMISSION FOR A the new planning rules, subject to consent a different scheme CONTEMPORARY BUILD may well be achievable. The property will be of interest to developers and self home builders. ACCOMMODATION Existing building: lounge, bathroom, kitchen, bedroom New building: 2 storey, 2 bedroom contemporary house. The overall site area is approximately 1961sq ft (0.045 acres) TENURE Freehold LOCAL AUTHORITY & TAX RATING London Borough of Ealing 020 8825 5000 Council Tax Band (existing building): E VIEWING TIMES By appointment through the auctioneers subject to Government covid 19 guidelines.

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LOT This first floor maisonette offers two bedroom accommodation, By Order of the Executors 12 its own section of garden and a garage in a block to the rear. The flat is in need of updating although it does benefit from gas fired central heating and double glazing. The property is situated 53 Mimosa Road, Hayes, close to Yeading Lane with easy access into Hayes Town and to the A40 that connects to the M25. The maisonette is sold Middlesex UB4 9EQ with the benefit of vacant possession and will be of interest to Guide Price £160,000* investment purchasers. ACCOMMODATION FIRST FLOOR TWO BEDROOM Landing, Bedroom One, Bedroom two, Living Room, Kitchen, MAISONETTE IN NEED OF UPDATING Bathroom, Section of Garden, Garage to Block. TENURE Leasehold approximately 45 years unexpired. The vendor is willing to sign and assign a section 42 notice between exchange and completion, that will be fully at the buyer’s cost and responsibility. LOCAL AUTHORITY & TAX RATING London Borough of Hillingdon Council Tax Band C VIEWING TIMES Wednesday 26th August @ 10.30am All viewings will be arranged subject to Government Covid 19 guidelines.

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10 *important: see notes on page 2 PHILLIP ARNOLD AUCTIONS LOT This outstanding development opportunity consists of 13 a rectangular site of approximately 0.086 acres that we understand was a former dairy. There is currently a detached bungalow at the front and the old dairy building to the rear. 48 Fourth Cross Road, However planning has been granted for the demolition of these buildings and the erection of a pair of detached dwellings Twickenham TW2 5EL under planning references 18/1442/FUL and 19/0338/FUL. The * front dwelling offers planning for a three bedroom detached Guide Price £895,000 dwelling with basement and the rear offers planning for a two bedroom dwelling with basement. The site is sold with vacant FREEHOLD DEVELOPMENT SITE IN PRIME possession and will be of interest to developers. The property LOCATION WITH PP GRANTED FOR TWO is situated in a prime location within easy reach of Twickenham and Richmond town centres as well as Twickenham Green. DETACHED DWELLINGS The site is located close to excellent schools including Trafalgar School and Waldegrave Girls School. Full planning details and drawings for the development are contained within the legal pack. ACCOMMODATION Detached bungalow and outbuilding to be demolished as part of planning permission granted. TENURE Freehold LOCAL AUTHORITY & TAX RATING London Borough of Richmond Upon Thames 020 8891 1411 Council Tax Band E VIEWING TIMES By appointment through the Auctioneers. All viewings will be arranged subject to government covid 19 guidelines.

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LOT This four bedroom semi-detached house is located on 14 Rucklers Green which sits between Kings Langley and Hemel Hempstead. Good road links serve the area with easy access to the M25, M1 and A41. Apsley railway station is within walking 83 Rucklers Lane, Kings Langley, distance with a direct link to London Euston (25 minutes). The property is in good order throughout and benefits from gas Hertfordshire WD4 8AX central heating, a driveway, rear garden and further potential to * extend subject to obtaining relevant planning permission. The Guide Price £470,000 property is currently rented on a periodic tenancy agreement that started on the 24th June 2014 and is currently achieving FOUR BEDROOM SEMI DETACHED HOUSE £1,600pcm. The property is sold with investment income and WITH INVESTMENT INCOME will be of interest to investors and end user occupiers. ACCOMMODATION Reception room, Kitchen Diner, Downstairs W/C, Rear Garden, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, en suite and Driveway. TENURE Freehold LOCAL AUTHORITY & TAX RATING Docorum Council: 01442 228000 Council Tax Band: E VIEWING TIMES By appointment through the Auctioneers, All viewings will be arranged subject to Government Covid 19 guidelines.

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PHILLIP ARNOLD AUCTIONS *important: see notes on page 2 11 LOT This freehold investment consists of a lock up shop that has 15 been sold off on a long lease and a ground floor flat that is also sold on a leasehold producing ground rent income of £50pa. The first floor consists of a vacant spacious two bedroom flat 321 Horn Lane, Acton, that is in need of updating and modernisation throughout. There is scope to extend into the roof space subject to obtaining any London W3 0BU necessary consent that may be required. The property is within * walking distance of Acton Main Line Station and very close to Guide Price £260,000 the A40 that provides easy access into London and to the M25. FREEHOLD INVESTMENT INCLUDING This property will be of interest to investment purchasers. ACCOMMODATION SPACIOUS TWO BEDROOM VACANT FLAT Landing, Bedroom One, Bedroom Two, Living Room, Kitchen, Bathroom. TENURE Freehold LOCAL AUTHORITY & TAX RATING London Borough of Ealing 0208 825 5000 Council Tax Band C VIEWING TIMES By appointment through the auctioneers. All viewings will be arranged subject to government Covid 19 guidelines.

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LOT This one bedroom starter home is situated within a close By Order of A2 Dominion Housing 16 within a short walk of Stanwell village. Good road links serve the area with easy access to the M25, M4 and M3 motorways. The property is double glazed and has electric heating. It is 15 Shellfield Close, Stanwell Moor, generally well presented and sold with vacant possession. This lot will be of interest to investment purchasers and owner Staines TW19 6BX occupiers. Please note that under no circumstances will this lot Guide Price £180,000* be sold prior to auction. ACCOMMODATION ONE BEDROOM STARTER HOME IDEAL Porch, Open Plan Lounge/Kitchen, Landing, Bedroom, FOR INVESTMENT Bathroom, Garden to Front. TENURE Freehold LOCAL AUTHORITY & TAX RATING Spelthorne Council 01784 451499 Council Tax Band C VIEWING TIMES By appointment through the auctioneers. All viewings will be arranged subject to Government Covid 19 guidelines.

STARTING BID FINAL BID NOTES SOLD UNSOLD SOLD PRIOR WITHDRAWN

12 *important: see notes on page 2 PHILLIP ARNOLD AUCTIONS LOT This ground floor two bedroom maisonette is situated in a By Order of Grainger Plc 17 popular area within easy reach of Hayes Town with its shopping facilities and main line station serving London Paddington. Uxbridge is within two miles for further shopping facilities and GFF 13 Botwell Crescent, Hayes, London Underground services. Good road links serve the area including the M4, M40 and M25. The property will benefit from Middlesex UB3 2BD a new lease and has its own garden to the rear. The maisonette * is in need of updating and modernisation although it does Guide Price: £220,000 benefit from double glazing. This lot is sold with the benefit of full vacant possession and will be of interest to investment TWO BEDROOM MAISONETTE IN NEED purchasers and owner occupiers. OF UPDATING THROUGHOUT ACCOMMODATION Entrance Hall, Lounge, Bedroom One, bedroom two, Bathroom, Kitchen, Garden. TENURE Leasehold - brand new lease will be granted on completion. LOCAL AUTHORITY & TAX RATING London Borough of Hillingdon 01895 250111 Council Tax Band: C VIEWING TIMES By appointment through the Auctioneers in consideration of Government guidelines regarding Covid-19

STARTING BID FINAL BID NOTES SOLD UNSOLD SOLD PRIOR WITHDRAWN

PHILLIP ARNOLD AUCTIONS *important: see notes on page 2 13 2020 Auction dates

Monday 17th February Friday 3rd April Friday 17th July Friday 11th September Friday 30th October Friday 11th December

Phillip Arnold Auctions Third Floor, 24 New Broadway, Ealing W5 2XA Tel: 020 8799 3880 [email protected] www.philliparnoldauctions.co.uk Notes

15 PHILLIP ARNOLD AUCTIONS Remote Bidding Form for proxy, telephone or internet bidding

Please complete in BLOCK CAPITALS I understand that should my bid be successful, the offer will be binding upon me and that I will be legally bound by the applicable Your bid Conditions of Sale and any addendums applicable to the property Please select your method of bidding: and by the terms of the Notices to Prospective Buyers.

Proxy Telephone Internet Phillip Arnold Auctions will bid on my behalf if required, taking my instructions in this respect on the telephone or via the internet Date of auction: Lot number: when the relevant lot is being sold at auction. Lot address: I authorise you to record such bidding and instructions in order to Maximum bid price avoid any doubts and disputes. (this is not necessary if you supply a blank cheque) £ Details for completion of In words sale memorandum Full name, address and telephone number of the buyer (this is Bidder contact details the person, fi rm or company who is intended to be the owner of Full name the property) Address Full name Address Postcode Email Postcode Tel number 1: Tel Tel number 2: Fax (for telephone bids please indicate the best number to use on the Email day of auction) Buyer’s solicitor details Identifi cation Please supply a CERTIFIED copy of your passport or photocard Contact driving licence as well as a recent utility bill showing your current Name of fi rm home address. Address

Payment Postcode I enclose a cheque payable to Phillip Arnold Auctions for 10% Tel No deposit of my maximum bid, subject to a minimum of £2,000 (in Fax No the case of a telephone bid, a pre-signed blank cheque may be submitted instead.) Signature of prospective buyer or person signing on buyer’s behalf:

£ enclosed within Name: I also enclose a separate cheque for £600 inclusive of VAT Date of signing: payable to Phillip Arnold Auctions, in payment of the Auction Administration Fee. Full name and address of signatory if different from buyer’s details above: I instruct and authorise Phillip Arnold Auctions to bid on my behalf Name: in accordance with the terms and conditions. Address

Postcode

Please return to To be completed by Phillip Arnold Phillip Arnold Auctions Auctions in the event that this Third Floor, 24 New Broadway, Ealing W5 2XA bidder is successful: To be received 48 hours prior to the auction. Sale price £ For further information please contact 020 8799 3880 or email [email protected]

Registered company address: 54a Church Road, Ashford, Middlesex TW15 2TS Common Auction Conditions Common Auction Conditions (3rd Edition August 2009 – reproduced with the consent of the RICS). The general conditions (including any extra general conditions) apply to the contract except to the extent that they are varied by special conditions or by an addendum.

INTRODUCTION Buyer The person who agrees to buy the lot or, if AUCTION CONDUCT CONDITIONS The Common Auction Conditions have been produced applicable, that person’s personal representatives: A1 Introduction for real estate auctions in England and Wales to set a if two or more are jointly the buyer their obligations A1.1 Words in bold blue type have special meanings, common standard across the industry. They are in three can be enforced against them jointly or against which are defined in the Glossary. sections: each of them separately. A1.2 The catalogue is issued only on the basis that you 1. Glossary The glossary gives special meanings to Catalogue The catalogue to which the conditions refer accept these auction conduct conditions. They certain words used in both sets of conditions. including any supplement to it. govern our relationship with you and cannot be 2. Auction Conduct Conditions The Auction Conduct Completion Unless otherwise agreed between seller and disapplied or varied by the sale conditions (even by Conditions govern the relationship between the buyer (or their conveyancers) the occasion when a condition purporting to replace the whole of the auctioneer and anyone who has a catalogue, or both seller and buyer have complied with their Common Auction Conditions). They can be varied who attends or bids at the auction. They cannot be obligations under the contract and the balance of only if we agree. changed without the auctioneer’s agreement. the price is unconditionally received in the seller’s A2 Our role We recommend that these conditions are set conveyancer’s client account. A2.1 As agents for each seller we have authority to: out in a two-part notice to bidders in the auction Condition One of the auction conduct conditions or sales • (a) prepare the catalogue from information catalogue, part one containing advisory material – conditions. supplied by or on behalf of each seller; which auctioneers can tailor to their needs – and Contract The contract by which the seller agrees to sell • (b) offer each lot for sale; part two the auction conduct conditions. and the buyer agrees to buy the lot. • (c) sell each lot; 3. Sale Conditions The Sale Conditions govern the Contract date The date of the auction or, if the lot is • (d) receive and hold deposits; agreement between each seller and buyer. They not sold at the auction: (a) the date of the sale • (e) sign each sale memorandum; and include general conditions of sale and template memorandum signed by both the seller and buyer; • (f) treat a contract as repudiated if the buyer fails forms of special conditions of sale, tenancy and or (b) if contracts are exchanged, the date of to sign a sale memorandum or pay a deposit as arrears schedules and a sale memorandum. exchange. If exchange is not effected in person or required by these auction conduct conditions. by an irrevocable agreement to exchange made A2.2 Our decision on the conduct of the auction is final. Important notice by telephone, fax or electronic mail the date of A2.3 We may cancel the auction, or alter the order A prudent buyer will, before bidding for a lot at an auction: exchange is the date on which both parts have in which lots are offered for sale. We may also • Take professional advice from a conveyancer and, been signed and posted or otherwise placed combine or divide lots. A lot may be sold or in appropriate cases, a chartered surveyor and an beyond normal retrieval. withdrawn from sale prior to the auction. accountant; Documents Documents of title (including, if title is A2.4 You acknowledge that to the extent permitted by • Read the conditions; registered, the entries on the register and the title law we owe you no duty of care and you have no • Inspect the lot; plan) and other documents listed or referred to in claim against us for any loss. • Carry out usual searches and make usual the special conditions relating to the lot. A3 Bidding and reserve prices enquiries; Financial charge A charge to secure a loan or other A3.1 All bids are to be made in pounds sterling exclusive • Check the content of all available leases and financial indebtness (not including a rentcharge). of any applicable VAT. other documents relating to the lot; General conditions That part of the sale conditions so A3.2 We may refuse to accept a bid. We do not have to • Check that what is said about the lot in the headed, including any extra general conditions. explain why. catalogue is accurate; Interest rate If not specified in the special conditions, 4% A3.3 If there is a dispute over bidding we are entitled to • Have finance available for the deposit and above the base rate from time to time of Barclays resolve it, and our decision is final. purchase price; Bank plc. (The interest rate will also apply to A3.4 Unless stated otherwise each lot is subject to a • Check whether VAT registration and election is judgment debts, if applicable.) reserve price (which may be fixed just before the advisable; Lot Each separate property described in the catalogue or lot is offered for sale). If no bid equals or exceeds The conditions assume that the buyer has acted like a (as the case may be) the property that the seller that reserve price the lot will be withdrawn from prudent buyer. If you choose to buy a lot without taking has agreed to sell and the buyer to buy (including the auction. these normal precautions you do so at your own risk. chattels, if any). A3.5 Where there is a reserve price the seller may bid Old arrears Arrears due under any of the tenancies (or ask us or another agent to bid on the seller’s GLOSSARY that are not “new tenancies” as defined by the behalf) up to the reserve price but may not make This glossary applies to the auction conduct conditions Landlord and Tenant (Covenants) Act 1995. a bid equal to or exceeding the reserve price. You and the sale conditions. Wherever it makes sense: Particulars The section of the catalogue that contains accept that it is possible that all bids up to the • singular words can be read as plurals, and plurals descriptions of each lot (as varied by any reserve price are bids made by or on behalf of the as singular words; addendum). seller. • a “person” includes a corporate body; Practitioner An insolvency practitioner for the purposes A3.6 Where a guide price (or range of prices) is given • words of one gender include the other genders; of the Insolvency Act 1986 (or, in relation to that guide is the minimum price at which, or • references to legislation are to that legislation jurisdictions outside the United Kingdom, any range of prices within which, the seller might be as it may have been modified or re-enacted by similar official). prepared to sell at the date of the guide price. But the date of the auction or the contract date (as Price The price that the buyer agrees to pay for the lot. guide prices may change. The last published guide applicable); and Ready to complete Ready, willing and able to complete: price will normally be at or above any reserve • where the following words printed in bold black if completion would enable the seller to discharge price, but not always – as the seller may fix the type appear in bold blue type they have the all financial charges secured on the lot that have final reserve price just before bidding commences. specified meanings. to be discharged by completion, then those A4 The particulars and other information outstanding financial charges do not prevent the A4.1 We have taken reasonable care to prepare Actual completion date The date when completion takes seller from being ready to complete. particulars that correctly describe each lot. The place or is treated as taking place for the purposes Sale conditions The general conditions as varied by any particulars are based on information supplied by or of apportionment and calculating interest. special conditions or addendum. on behalf of the seller. You need to check that the Addendum An amendment or addition to the conditions Sale memorandum The form so headed (whether or not information in the particulars is correct. or to the particulars or to both whether contained set out in the catalogue) in which the terms of the A4.2 If the special conditions do not contain a in a supplement to the catalogue, a written notice contract for the sale of the lot are recorded. description of the lot, or simply refer to the from the auctioneers or an oral announcement at Seller The person selling the lot. If two or more are jointly relevant lot number, you take the risk that the auction. the seller their obligations can be enforced against the description contained in the particulars is Agreed completion date Subject to condition G9.3: (a) them jointly or against each of them separately. incomplete or inaccurate, as the particulars have the date specified in the special conditions; or (b) Special conditions Those of the sale conditions so not been prepared by a conveyancer and are not if no date is specified, 20 business days after the headed that relate to the lot. intended to form part of a legal contract. contract date; but if that date is not a business day Tenancies Tenancies, leases, licences to occupy and A4.3 The particulars and the sale conditions may change the first subsequent business day. agreements for lease and any documents varying prior to the auction and it is your responsibility to Approved financial institution Any bank or building or supplemental to them. check that you have the correct versions. society that has signed up to the Banking Code or Tenancy schedule The tenancy schedule (if any) forming A4.4 If we provide information, or a copy of a document, Business Banking Code or is otherwise acceptable part of the special conditions. provided by others we do so only on the basis that to the auctioneers. Transfer Transfer includes a conveyance or assignment we are not responsible for the accuracy of that Arrears Arrears of rent and other sums due under the (and “to transfer” includes “to convey” or “to information or document. tenancies and still outstanding on the actual assign”). A5 The contract completion date. TUPE The Transfer of Undertakings (Protection of A5.1 A successful bid is one we accept as such Arrears schedule The arrears schedule (if any) forming Employment) Regulations 2006. (normally on the fall of the hammer). This condition part of the special conditions. VAT Value Added Tax or other tax of a similar nature. A5 applies to you if you make the successful bid Auction The auction advertised in the catalogue. VAT option An option to tax. for a lot. Auction conduct conditions The conditions so headed, We (and us and our) The auctioneers. A5.2 You are obliged to buy the lot on the terms of the including any extra auction conduct conditions. Yo u (and your) Someone who has a copy of the catalogue sale memorandum at the price you bid plus VAT (if Auctioneers The auctioneers at the auction. or who attends or bids at the auction, whether or applicable). Business day Any day except (a) a Saturday or a Sunday; not a buyer. A5.3 You must before leaving the auction: (b) a bank holiday in England and Wales; or (c) • (a) provide all information we reasonably need Good Friday or Christmas Day. from you to enable us to complete the sale memorandum (including proof of your identity if G2. Deposit • (iv) a letter under which the seller or its required by us); G2.1 The amount of the deposit is the greater of: conveyancer agrees to use all reasonable • (b) sign the completed sale memorandum; and • (a) any minimum deposit stated in the auction endeavours to answer any requisitions raised • (c) pay the deposit. conduct conditions (or the total price, if this is by the land registry and to instruct the land A5.4 If you do not we may either: less than that minimum); and registry to send the completed registration • (a) as agent for the seller treat that failure as • (b) 10% of the price (exclusive of any VAT on the documents to the buyer. your repudiation of the contract and offer the lot price). • (e) The buyer has no right to object to or make for sale again: the seller may then have a claim G2.2 The deposit requisitions on any title information more than against you for breach of contract; or • (a) must be paid in pounds sterling by cheque or seven business days after that information has • (b) sign the sale memorandum on your behalf. banker’s draft drawn on an approved financial been given to the buyer. A5.5 The deposit: institution (or by any other means of payment G4.3 Unless otherwise stated in the special conditions • (a) is to be held as stakeholder where VAT would that the auctioneers may accept); and the seller sells with full title guarantee except that be chargeable on the deposit were it to be held • (b) is to be held as stakeholder unless the auction (and the transfer shall so provide): as agent for the seller, but otherwise is to be conduct conditions provide that it is to be held as • (a) the covenant set out in section 3 of the Law held as stated in the sale conditions; and agent for the seller. of Property (Miscellaneous Provisions) Act 1994 • (b) must be paid in pounds sterling by cheque G2.3 Where the auctioneers hold the deposit as shall not extend to matters recorded in registers or by bankers’ draft made payable to us on an stakeholder they are authorised to release it open to public inspection; these are to be treated approved financial institution. The extra auction (and interest on it if applicable) to the seller as within the actual knowledge of the buyer; and conduct conditions may state if we accept any on completion or, if completion does not take • (b) the covenant set out in section 4 of the Law other form of payment. place, to the person entitled to it under the sale of Property (Miscellaneous Provisions) Act 1994 A5.6 We may retain the sale memorandum signed by or conditions. shall not extend to any condition or tenant’s on behalf of the seller until the deposit has been G2.4 If a cheque for all or part of the deposit is not obligation relating to the state or condition of the received in cleared funds. cleared on first presentation the seller may treat lot where the lot is leasehold property. A5.7 If the buyer does not comply with its obligations the contract as at an end and bring a claim against G4.4 The transfer is to have effect as if expressly subject under the contract then: the buyer for breach of contract. to all matters subject to which the lot is sold under • (a) you are personally liable to buy the lot even if G2.5 Interest earned on the deposit belongs to the contract. you are acting as an agent; and the seller unless the sale conditions provide G4.5 The seller does not have to produce, nor may the • (b) you must indemnify the seller in respect otherwise. buyer object to or make a requisition in relation to, of any loss the seller incurs as a result of the G3. Between contract and completion any prior or superior title even if it is referred to in buyer’s default. G3.1 Unless the special conditions state otherwise, the the documents. A5.8 Where the buyer is a company you warrant that seller is to insure the lot from and including the G4.6 The seller (and, if relevant, the buyer) must the buyer is properly constituted and able to buy contract date to completion and: produce to each other such confirmation of, the lot. • (a) produce to the buyer on request all relevant or evidence of, their identity and that of their insurance details; mortgagees and attorneys (if any) as is necessary Words that are capitalised have special meanings, • (b) pay the premiums when due; for the other to be able to comply with applicable which are defined in the Glossary. • (c) if the buyer so requests, and pays any Land Registry Rules when making application The general conditions (including any extra general additional premium, use reasonable endeavours for registration of the transaction to which the conditions) apply to the contract except to the extent that to increase the sum insured or make other conditions apply. they are varied by special conditions or by an addendum. changes to the policy; G5. Transfer • (d) at the request of the buyer use reasonable G5.1 Unless a form of transfer is prescribed by the G1. The lot endeavours to have the buyer’s interest noted special conditions: G1.1 The lot (including any rights to be granted or on the policy if it does not cover a contracting • (a) the buyer must supply a draft transfer to reserved, and any exclusions from it) is described purchaser; the seller at least ten business days before the in the special conditions, or if not so described the • (e) unless otherwise agreed, cancel the agreed completion date and the engrossment lot is that referred to in the sale memorandum. insurance at completion, apply for a refund of (signed as a deed by the buyer if condition G5.2 G1.2 The lot is sold subject to any tenancies disclosed premium and (subject to the rights of any tenant applies) five business days before that date or (if by the special conditions, but otherwise with or other third party) pay that refund to the buyer; later) two business days after the draft has been vacant possession on completion. and approved by the seller; and G1.3 The lot is sold subject to all matters contained or • (f) (subject to the rights of any tenant or other • (b) the seller must approve or revise the draft referred to in the documents, but excluding any third party) hold on trust for the buyer any transfer within five business days of receiving it financial charges: these the seller must discharge insurance payments that the seller receives from the buyer. on or before completion. in respect of loss or damage arising after the G5.2 If the seller remains liable in any respect in relation G1.4 The lot is also sold subject to such of the following contract date or assign to the buyer the benefit to the lot (or a tenancy) following completion the as may affect it, whether they arise before or of any claim; and the buyer must on completion buyer is specifically to covenant in the transfer to after the contract date and whether or not they reimburse to the seller the cost of that insurance indemnify the seller against that liability. are disclosed by the seller or are apparent from (to the extent not already paid by the buyer or a G5.3 The seller cannot be required to transfer the lot to inspection of the lot or from the documents: tenant or other third party) for the period from anyone other than the buyer, or by more than one • (a) matters registered or capable of registration and including the contract date to completion. transfer. as local land charges; G3.2 No damage to or destruction of the lot nor any G6. Completion • (b) matters registered or capable of registration deterioration in its condition, however caused, G6.1 Completion is to take place at the offices of the by any competent authority or under the entitles the buyer to any reduction in price, or to seller’s conveyancer, or where the seller may provisions of any statute; delay completion, or to refuse to complete. reasonably require, on the agreed completion date. • (c) notices, orders, demands, proposals and G3.3 Section 47 of the Law of Property Act 1925 does The seller can only be required to complete on a requirements of any competent authority; not apply. business day and between the hours of 0930 and • (d) charges, notices, orders, restrictions, G3.4 Unless the buyer is already lawfully in occupation 1700. agreements and other matters relating to town of the lot the buyer has no right to enter into G6.2 The amount payable on completion is the and country planning, highways or public health; occupation prior to completion. balance of the price adjusted to take account • (e) rights, easements, quasi-easements, and G4. Title and identity of apportionments plus (if applicable) VAT and wayleaves; G4.1 Unless condition G4.2 applies, the buyer accepts interest. • (f) outgoings and other liabilities; the title of the seller to the lot as at the contract G6.3 Payment is to be made in pounds sterling and only • (g) any interest which overrides, within the date and may raise no requisition or objection by: meaning of the Land Registration Act 2002; except in relation to any matter that occurs after • (a) direct transfer to the seller’s conveyancer’s • (h) matters that ought to be disclosed by the the contract date. client account; and searches and enquiries a prudent buyer would G4.2 If any of the documents is not made available • (b) the release of any deposit held by a make, whether or not the buyer has made them; before the auction the following provisions apply: stakeholder. and • (a) The buyer may raise no requisition on or G6.4 Unless the seller and the buyer otherwise agree, • (i) anything the seller does not and could not objection to any of the documents that is made completion cannot take place until both have reasonably know about. available before the auction. complied with their obligations under the contract G1.5 Where anything subject to which the lot is sold • (b) If the lot is registered land the seller is to give and the balance of the price is unconditionally would expose the seller to liability the buyer is to to the buyer within five business days of the received in the seller’s conveyancer’s client comply with it and indemnify the seller against that contract date an official copy of the entries on account. liability. the register and title plan and, where noted on G6.5 If completion takes place after 1400 hours for a G1.6 The seller must notify the buyer of any notices, the register, of all documents subject to which reason other than the seller’s default it is to be orders, demands, proposals and requirements of the lot is being sold. treated, for the purposes of apportionment and any competent authority of which it learns after • (c) If the lot is not registered land the seller is to calculating interest, as if it had taken place on the the contract date but the buyer must comply with give to the buyer within five business days an next business day. them and keep the seller indemnified. abstract or epitome of title starting from the root G6.6 Where applicable the contract remains in force G1.7 The lot does not include any tenant’s or trade of title mentioned in the special conditions (or, following completion. fixtures or fittings. if none is mentioned, a good root of title more G7. Notice to complete G1.8 Where chattels are included in the lot the buyer than fifteen years old) and must produce to the G7.1 The seller or the buyer may on or after the agreed takes them as they are at completion and the buyer the original or an examined copy of every completion date but before completion give the seller is not liable if they are not fit for use. relevant document. other notice to complete within ten business days G1.9 The buyer buys with full knowledge of: • (d) If title is in the course of registration, title is to (excluding the date on which the notice is given) • (a) the documents, whether or not the buyer has consist of certified copies of: making time of the essence. read them; and • (i) the application for registration of title made G7.2 The person giving the notice must be ready to • (b) the physical condition of the lot and what to the land registry; complete. could reasonably be discovered on inspection of • (ii) the documents accompanying that G7.3 If the buyer fails to comply with a notice to it, whether or not the buyer has inspected it. application; complete the seller may, without affecting any G1.10 The buyer is not to rely on the information • (iii) evidence that all applicable stamp duty land other remedy the seller has: contained in the particulars but may rely on the tax relating to that application has been paid; • (a) terminate the contract; seller’s conveyancer’s written replies to preliminary and • (b) claim the deposit and any interest on it if held enquiries to the extent stated in those replies. by a stakeholder; • (c) forfeit the deposit and any interest on it; G11.3 Parts 2 and 3 of this condition G11 do not apply to or consideration, but only if given a valid VAT • (d) resell the lot; and arrears of current rent. invoice. • (e) claim damages from the buyer. Part 2 Buyer to pay for arrears G14.2 Where the special conditions state that no VAT G7.4 If the seller fails to comply with a notice to G11.4 Part 2 of this condition G11 applies where the option has been made the seller confirms that complete the buyer may, without affecting any special conditions give details of arrears. none has been made by it or by any company in other remedy the buyer has: G11.5 The buyer is on completion to pay, in addition to the same VAT group nor will be prior to completion. • (a) terminate the contract; and any other money then due, an amount equal to all G15. Transfer as a going concern • (b) recover the deposit and any interest on it from arrears of which details are set out in the special G15.1 Where the special conditions so state: the seller or, if applicable, a stakeholder. conditions. • (a) the seller and the buyer intend, and will G8. If the contract is brought to an end G11.6 If those arrears are not old arrears the seller is to take all practicable steps (short of an appeal) to If the contract is lawfully brought to an end: assign to the buyer all rights that the seller has to procure, that the sale is treated as a transfer of a • (a) the buyer must return all papers to the seller recover those arrears. going concern; and and appoints the seller its agent to cancel any Part 3 Buyer not to pay for arrears • (b) this condition G15 applies. registration of the contract; and G11.7 Part 3 of this condition G11 applies where the G15.2 The seller confirms that the seller • (b) the seller must return the deposit and any special conditions: • (a) is registered for VAT, either in the seller’s interest on it to the buyer (and the buyer may • (a) so state; or name or as a member of the same VAT group; claim it from the stakeholder, if applicable) unless • (b) give no details of any arrears. and the seller is entitled to forfeit the deposit under G11.8 While any arrears due to the seller remain unpaid • b) has (unless the sale is a standard-rated supply) condition G7.3. the buyer must: made in relation to the lot a VAT option that G9. Landlord’s licence (a) try to collect them in the ordinary course of remains valid and will not be revoked before G9.1 Where the lot is or includes leasehold land and management but need not take legal proceedings completion. licence to assign is required this condition G9 or forfeit the tenancy; G15.3 The buyer confirms that: applies. (b) pay them to the seller within five business days • (a) it is registered for VAT, either in the buyer’s G9.2 The contract is conditional on that licence being of receipt in cleared funds (plus interest at the name or as a member of a VAT group; obtained, by way of formal licence if that is what interest rate calculated on a daily basis for each • (b) it has made, or will make before completion, the landlord lawfully requires. subsequent day’s delay in payment); a VAT option in relation to the lot and will not G9.3 The agreed completion date is not to be earlier (c) on request, at the cost of the seller, assign to revoke it before or within three months after than the date five business days after the seller the seller or as the seller may direct the right to completion; has given notice to the buyer that licence has been demand and sue for old arrears, such assignment • (c) article 5(2B) of the Value Added Tax (Special obtained. to be in such form as the seller’s conveyancer may Provisions) Order 1995 does not apply to it; and G9.4 The seller must: reasonably require; • (d) it is not buying the lot as a nominee for • (a) use all reasonable endeavours to obtain the (d) if reasonably required, allow the seller’s another person. licence at the seller’s expense; and conveyancer to have on loan the counterpart of any G15.4 The buyer is to give to the seller as early as • (b) enter into any authorised guarantee tenancy against an undertaking to hold it to the possible before the agreed completion date agreement properly required. buyer’s order; evidence: G9.5 The buyer must: (e) not without the consent of the seller release • (a) of the buyer’s VAT registration; • (a) promptly provide references and other any tenant or surety from liability to pay arrears or • (b) that the buyer has made a VAT option; and relevant information; and accept a surrender of or forfeit any tenancy under • (c) that the VAT option has been notified in • (b) comply with the landlord’s lawful which arrears are due; and writing to HM Revenue and Customs; and if it requirements. (f) if the buyer disposes of the lot prior to recovery does not produce the relevant evidence at least G9.6 If within three months of the contract date (or of all arrears obtain from the buyer’s successor two business days before the agreed completion such longer period as the seller and buyer agree) in title a covenant in favour of the seller in similar date, condition G14.1 applies at completion. the licence has not been obtained the seller or the form to part 3 of this condition G11. G15.5 The buyer confirms that after completion the buyer buyer may (if not then in breach of any obligation G11.9 Where the seller has the right to recover arrears it intends to: under this condition G9) by notice to the other must not without the buyer’s written consent bring • (a) retain and manage the lot for the buyer’s terminate the contract at any time before licence insolvency proceedings against a tenant or seek own benefit as a continuing business as a going is obtained. That termination is without prejudice the removal of goods from the lot. concern subject to and with the benefit of the to the claims of either seller or buyer for breach of G12. Management tenancies; and this condition G9. G12.1 This condition G12 applies where the lot is sold • (b) collect the rents payable under the tenancies G10. Interest and apportionments subject to tenancies. and charge VAT on them G10.1 If the actual completion date is after the agreed G12.2 The seller is to manage the lot in accordance G15.6 If, after completion, it is found that the sale of the completion date for any reason other than the with its standard management policies pending lot is not a transfer of a going concern then: seller’s default the buyer must pay interest at completion. • (a) the seller’s conveyancer is to notify the the interest rate on the price (less any deposit G12.3 The seller must consult the buyer on all buyer’s conveyancer of that finding and provide a paid) from the agreed completion date up to and management issues that would affect the buyer VAT invoice in respect of the sale of the lot; including the actual completion date. after completion (such as, but not limited to, an • (b) the buyer must within five business days of G10.2 Subject to condition G11 the seller is not obliged application for licence; a rent review; a variation, receipt of the VAT invoice pay to the seller the to apportion or account for any sum at completion surrender, agreement to surrender or proposed VAT due; and unless the seller has received that sum in cleared forfeiture of a tenancy; or a new tenancy or • (c) if VAT is payable because the buyer has not funds. The seller must pay to the buyer after agreement to grant a new tenancy) and: complied with this condition G15, the buyer must completion any sum to which the buyer is entitled • (a) the seller must comply with the buyer’s pay and indemnify the seller against all costs, that the seller subsequently receives in cleared reasonable requirements unless to do so would interest, penalties or surcharges that the seller funds. (but for the indemnity in paragraph (c)) expose incurs as a result. G10.3 Income and outgoings are to be apportioned at the seller to a liability that the seller would not G16. Capital allowances actual completion date unless: otherwise have, in which case the seller may act G16.1 This condition G16 applies where the special • (a) the buyer is liable to pay interest; and reasonably in such a way as to avoid that liability; conditions state that there are capital allowances • (b) the seller has given notice to the buyer at any • (b) if the seller gives the buyer notice of the available in respect of the lot. time up to completion requiring apportionment seller’s intended act and the buyer does not G16.2 The seller is promptly to supply to the buyer all on the date from which interest becomes object within five business days giving reasons information reasonably required by the buyer payable by the buyer; for the objection the seller may act as the seller in connection with the buyer’s claim for capital • in which event income and outgoings are to be intends; and allowances. apportioned on the date from which interest • (c) the buyer is to indemnify the seller against all G16.3 The value to be attributed to those items on which becomes payable by the buyer. loss or liability the seller incurs through acting as capital allowances may be claimed is set out in the G10.4 Apportionments are to be calculated on the basis the buyer requires, or by reason of delay caused special conditions. that: by the buyer. G16.4 The seller and buyer agree: • (a) the seller receives income and is liable for G13. Rent deposits • (a) to make an election on completion under outgoings for the whole of the day on which G13.1 This condition G13 applies where the seller is Section 198 of the Capital Allowances Act 2001 apportionment is to be made; holding or otherwise entitled to money by way to give effect to this condition G16; and • (b) annual income and expenditure accrues at an of rent deposit in respect of a tenancy. In this • (b) to submit the value specified in the special equal daily rate assuming 365 days in a year, and condition G13 “rent deposit deed” means the conditions to HM Revenue and Customs for the income and expenditure relating to some other deed or other document under which the rent purposes of their respective capital allowance period accrues at an equal daily rate during the deposit is held. computations. period to which it relates; and G13.2 If the rent deposit is not assignable the seller must G17. Maintenance agreements • (c) where the amount to be apportioned is not on completion hold the rent deposit on trust for G17.1 The seller agrees to use reasonable endeavours known at completion apportionment is to be the buyer and, subject to the terms of the rent to transfer to the buyer, at the buyer’s cost, the made by reference to a reasonable estimate and deposit deed, comply at the cost of the buyer with benefit of the maintenance agreements specified further payment is to be made by seller or buyer the buyer’s lawful instructions. in the special conditions. as appropriate within five business days of the G13.3 Otherwise the seller must on completion pay and G17.2 The buyer must assume, and indemnify the seller date when the amount is known. assign its interest in the rent deposit to the buyer in respect of, all liability under such contracts from G11. Arrears under an assignment in which the buyer covenants the actual completion date. Part 1 Current rent with the seller to: G18. Landlord and Tenant Act 1987 G11.1 “Current rent” means, in respect of each of the • (a) observe and perform the seller’s covenants G18.1 This condition G18 applies where the sale is a tenancies subject to which the lot is sold, the and conditions in the rent deposit deed and relevant disposal for the purposes of part I of the instalment of rent and other sums payable by indemnify the seller in respect of any breach; Landlord and Tenant Act 1987. the tenant in advance on the most recent rent • (b) give notice of assignment to the tenant; and G18.2 The seller warrants that the seller has complied payment date on or within four months preceding • (c) give such direct covenant to the tenant as with sections 5B and 7 of that Act and that the completion. may be required by the rent deposit deed. requisite majority of qualifying tenants has not G11.2 If on completion there are any arrears of current G14. VAT accepted the offer. rent the buyer must pay them, whether or not G14.1 Where a sale condition requires money to be paid G19. Sale by practitioner details of those arrears are given in the special or other consideration to be given, the payer must G19.1 This condition G19 applies where the sale is by conditions. also pay any VAT that is chargeable on that money a practitioner either as seller or as agent of the seller. G19.2 The practitioner has been duly appointed and is the expenditure incurred in respect of the period must be assigned within five business days after empowered to sell the lot. before actual completion date and the buyer must the consent has been obtained. G19.3 Neither the practitioner nor the firm or any pay the expenditure incurred in respect of the G25.3 If a warranty is not assignable the seller must after member of the firm to which the practitioner period after actual completion date. Any necessary completion: belongs has any personal liability in connection monetary adjustment is to be made within five • (a) hold the warranty on trust for the buyer; and with the sale or the performance of the seller’s business days of the seller providing the service • (b) at the buyer’s cost comply with such of the obligations. The transfer is to include a declaration charge account to the buyer. lawful instructions of the buyer in relation to the excluding that personal liability. G22.6 If the seller holds any reserve or sinking fund on warranty as do not place the seller in breach of G19.4 The lot is sold: account of future service charge expenditure or a its terms or expose the seller to any liability or • (a) in its condition at completion; depreciation fund: penalty. • (b) for such title as the seller may have; and • (a) the seller must pay it (including any interest G26. No assignment • (c) with no title guarantee; and the buyer has earned on it) to the buyer on completion; and The buyer must not assign, mortgage or otherwise no right to terminate the contract or any other • (b) the buyer must covenant with the seller transfer or part with the whole or any part of the remedy if information provided about the lot is to hold it in accordance with the terms of the buyer’s interest under this contract. inaccurate, incomplete or missing. tenancies and to indemnify the seller if it does G27. Registration at the Land Registry G19.5 Where relevant: not do so. G27.1 This condition G27.1 applies where the lot • (a) the documents must include certified G23. Rent reviews is leasehold and its sale either triggers first copies of those under which the practitioner is G23.1 This condition G23 applies where the lot is sold registration or is a registrable disposition. The appointed, the document of appointment and the subject to a tenancy under which a rent review due buyer must at its own expense and as soon as practitioner’s acceptance of appointment; and on or before the actual completion date has not practicable: • (b) the seller may require the transfer to be by been agreed or determined. • (a) procure that it becomes registered at Land the lender exercising its power of sale under the G23.2 The seller may continue negotiations or rent review Registry as proprietor of the lot; Law of Property Act 1925. proceedings up to the actual completion date • (b) procure that all rights granted and reserved by G19.6 The buyer understands this condition G19 and but may not agree the level of the revised rent or the lease under which the lot is held are properly agrees that it is fair in the circumstances of a sale commence rent review proceedings without the noted against the affected titles; and by a practitioner. written consent of the buyer, such consent not to • (c) provide the seller with an official copy of the G20. TUPE be unreasonably withheld or delayed. register relating to such lease showing itself G20.1 If the special conditions state “There are no G23.3 Following completion the buyer must complete registered as proprietor. employees to which TUPE applies”, this is a rent review negotiations or proceedings as soon as G27.2 This condition G27.2 applies where the lot warranty by the seller to this effect. reasonably practicable but may not agree the level comprises part of a registered title. The buyer must G20.2 If the special conditions do not state “There are no of the revised rent without the written consent of at its own expense and as soon as practicable: employees to which TUPE applies” the following the seller, such consent not to be unreasonably • (a) apply for registration of the transfer; paragraphs apply: withheld or delayed. • (b) provide the seller with an official copy and title • (a) The seller must notify the buyer of those G23.4 The seller must promptly: plan for the buyer’s new title; and employees whose contracts of employment • (a) give to the buyer full details of all rent review • (c) join in any representations the seller may will transfer to the buyer on completion (the negotiations and proceedings, including copies of properly make to Land Registry relating to the “Transferring Employees”). This notification all correspondence and other papers; and application. must be given to the buyer not less than 14 days • (b) use all reasonable endeavours to substitute G28. Notices and other communications before completion. the buyer for the seller in any rent review G28.1 All communications, including notices, must be in • (b) The buyer confirms that it will comply with proceedings. writing. Communication to or by the seller or the its obligations under TUPE and any special G23.5 The seller and the buyer are to keep each other buyer may be given to or by their conveyancers. conditions in respect of the Transferring informed of the progress of the rent review and G28.2 A communication may be relied on if: Employees. have regard to any proposals the other makes in • (a) delivered by hand; or • (c) The buyer and the seller acknowledge that relation to it. • (b) made electronically and personally pursuant and subject to TUPE, the contracts G23.6 When the rent review has been agreed or acknowledged (automatic acknowledgement of employment between the Transferring determined the buyer must account to the seller does not count); or Employees and the seller will transfer to the for any increased rent and interest recovered from • (c) there is proof that it was sent to the address buyer on completion. the tenant that relates to the seller’s period of of the person to whom it is to be given (as • (d) The buyer is to keep the seller indemnified ownership within five business days of receipt of specified in the sale memorandum) by a postal against all liability for the Transferring Employees cleared funds. service that offers normally to deliver mail the after completion. G23.7 If a rent review is agreed or determined before next following business day. G21. Environmental completion but the increased rent and any interest G28.3 A communication is to be treated as received: G21.1 This condition G21 only applies where the special recoverable from the tenant has not been received • (a) when delivered, if delivered by hand; or conditions so provide. by completion the increased rent and any interest • (b) when personally acknowledged, if made G21.2 The seller has made available such reports as the recoverable is to be treated as arrears. electronically; but if delivered or made after 1700 seller has as to the environmental condition of the G23.8 The seller and the buyer are to bear their own hours on a business day a communication is to lot and has given the buyer the opportunity to carry costs in relation to rent review negotiations and be treated as received on the next business day. out investigations (whether or not the buyer has proceedings. G28.4 A communication sent by a postal service that read those reports or carried out any investigation) G24. Tenancy renewals offers normally to deliver mail the next following and the buyer admits that the price takes into G24.1 This condition G24 applies where the tenant under business day will be treated as received on the account the environmental condition of the lot. a tenancy has the right to remain in occupation second business day after it has been posted. G21.3 The buyer agrees to indemnify the seller in under part II of the Landlord and Tenant Act 1954 G29. Contracts respect of all liability for or resulting from the (as amended) and references to notices and (Rights of Third Parties) Act 1999 No one is environmental condition of the lot. proceedings are to notices and proceedings under intended to have any benefit under the contract G22. Service Charge that Act. pursuant to the Contract (Rights of Third Parties) G22.1 This condition G22 applies where the lot is sold G24.2 Where practicable, without exposing the seller Act 1999. subject to tenancies that include service charge to liability or penalty, the seller must not without provisions. the written consent of the buyer (which the buyer G22.2 No apportionment is to be made at completion in must not unreasonably withhold or delay) serve Extra General Conditions respect of service charges. or respond to any notice or begin or continue any Applicable for all lots where the Common Auction G22.3 Within two months after completion the seller proceedings. Conditions apply. must provide to the buyer a detailed service G24.3 If the seller receives a notice the seller must send charge account for the service charge year current a copy to the buyer within five business days and 1. The Deposit on completion showing: act as the buyer reasonably directs in relation to it. 1.1 General Conditions A5.5a shall be deemed to be • (a) service charge expenditure attributable to G24.4 Following completion the buyer must: deleted and replaced by the following: each tenancy; • (a) with the co-operation of the seller take A5.5a. The Deposit: • (b) payments on account of service charge immediate steps to substitute itself as a party to a) must be paid to the auctioneers by cheque received from each tenant; any proceedings; or bankers draft drawn on a UK clearing bank • (c) any amounts due from a tenant that have not • (b) use all reasonable endeavours to conclude or building society (or by such other means of been received; any proceedings or negotiations for the renewal payment as they may accept) • (d) any service charge expenditure that is not of the tenancy and the determination of any b) is to be held as stakeholder save to the extent attributable to any tenancy and is for that reason interim rent as soon as reasonably practicable at of the auctioneers’ fees and expenses which part irrecoverable. the best rent or rents reasonably obtainable; and of the deposit shall be held as agents for the seller G22.4 In respect of each tenancy, if the service charge • (c) if any increased rent is recovered from the account shows that: tenant (whether as interim rent or under the 2. Buyer’s Administration Charge • (a) payments on account (whether received or renewed tenancy) account to the seller for the 2.1 Should your bid be successful you will be liable still then due from a tenant) exceed attributable part of that increase that relates to the seller’s to pay a Buyer’s Administration Charge of £600 service charge expenditure, the seller must pay period of ownership of the lot within five inclusive of VAT upon exchange of contracts to the to the buyer an amount equal to the excess business days of receipt of cleared funds. Auctioneer. when it provides the service charge account; G24.5 The seller and the buyer are to bear their own • (b) attributable service charge expenditure costs in relation to the renewal of the tenancy and 3. Extra Auction Conduct Conditions exceeds payments on account (whether those any proceedings relating to this. 3.1 Despite any special condition to the contrary the payments have been received or are still G25. Warranties minimum deposit we accept is £2,000 (or the total then due), the buyer must use all reasonable G25.1 Available warranties are listed in the special price, if less). A special condition may, however, endeavours to recover the shortfall from the conditions. require a higher minimum deposit. tenant at the next service charge reconciliation G25.2 Where a warranty is assignable the seller must: date and pay the amount so recovered to the • (a) on completion assign it to the buyer and give seller within five business days of receipt in notice of assignment to the person who gave the cleared funds; but in respect of payments on warranty; and account that are still due from a tenant condition • (b) apply for (and the seller and the buyer must G11 (arrears) applies. use all reasonable endeavours to obtain) any G22.5 In respect of service charge expenditure that is consent to assign that is required. If consent has not attributable to any tenancy the seller must pay not been obtained by completion the warranty Next auction Now taking instructions for our next auction on Friday 30th October 2020 being held at Doubletree By Hilton Closing date for entries Tuesday 6th October 2020

Tel: 020 8799 3880 [email protected] Third Floor, 24 New Broadway, Ealing W5 2XA www.philliparnoldauctions.co.uk