Property Auctions

Residential ♦ Agricultural ♦ Commercial

Selling property across North and Central Somerset

th 7pm – 12 May 2016 Wells Golf Club, East Horrington, Wells, BA5 3DS

Killens, your local property experts... providing sound professional advice on all land and property matters

Chew Magna Office 5 South Parade, Chew Magna,

Bristol, BS40 8SH

Tel: 01275 333993

Ston Easton Office The Cake House, Ston Easton,

Radstock, BA3 4DH Tel: 01761 241127

Wells Office 10 Sadler Street, Wells, BA5 2SE Tel: 01749 671172

 Compulsory Purchase &  Residential Estate Agency & Compensation Lettings

 Country House & Farm Agency  Estate & Farm Management

 Planning & Development  Valuations

www.killens.org.uk | [email protected]

t. 01749 671172 www.killens.org.uk

We can provide free valuations every Wednesday, Thursday

and Friday at the Mendip Auction Rooms 10am to 5pm or by

professional standards | global reach | friendly approach | excellent facilities email: [email protected]

Monthly sales of antiques, fine arts, furniture, jewellery, memorabilia, silver, watches, ceramics and much more...

SOLD IN 2016

FORTHCOMING SALES

Tuesday 17th May 2016 Victorian and Later Effects Sale

Saturday 11th June 2016

Antiques, Fine Arts and Collectables Sale

st Tuesday 21 June 2016 Victorian and Later Effects Sale Postcard negatives – Sold £1,800

th Saturday 16 July 2016 Antiques, Fine Arts and Collectables Sale

th Tuesday 26 July 2016 Victorian and Later Effects Sale

th Saturday 13 August 2016 Antiques, Fine Arts and Collectables Sale

W & M Taylor’s advertising mirror – Sold £680

Chinese ginger jar – Sold £460

Mendip Auction Rooms Diamond drop earrings – Sold £2,000 Rookery Farm

Binegar

Somerset, BA3 4UL Scandinavian Rosewood Chairs – Sold £2,600 Tel: 01749 840770 [email protected] www.mendipauctionrooms.co.uk

t. 01749 671172 www.killens.org.uk

Auction of Land and Property

To be held at Wells Golf Club, East Horrington, Wells, BA5 3DS

th 7pm – Thursday 12 May 2016

Myrtle Farm, Lower Godney, Wells, BA5 1RZ 1 An exciting opportunity to construct a five bedroom farmhouse situated in a peaceful rural location with excellent views set within approximately 8 acres Guide Price £350,000 - £400,000

Land and Buildings at Myrtle Farm, Lower Godney, Wells, BA5 1RZ

Buildings and land extending to approximately 10.77 acres 2 Guide Price £120,000 - £150,000

Land at Haymoor Drove, Wookey

A versatile paddock extending to 2.6 acres with the benefit of two timber shelters 3 Guide Price £35,000 - £40,000

Charnwood Cottage, Stoke Hill, Stoke St Michael, BA3 5JJ

A detached 2/3 bedroom cottage in need of renovation and improvement 4 Guide Price £180,000 - £200,000

Lot 1 Lot 2

Lot 4

Lot 3

IMPORTANT NOTICE - SPECIAL CONDITIONS OF SALE

A legal pack containing information on the property will be available from the Vendors’ Solicitors acting in respect of each lot. A charge may be applicable. In addition, the successful purchaser will pay an administration fee of £250 plus VAT to the auctioneers – applicable to all lots. t. 01749 671172 www.killens.org.uk

Lot 1 – Myrtle Farm, Lower Godney, Wells, BA5 1RZ

An exciting opportunity to construct a five bedroom farmhouse situated in a peaceful rural location with excellent views set within approximately 8 acres Guide Price £350,000 - £400,000

DESCRIPTION

The property comprises of a redundant farmhouse which benefits from planning consent (application reference 2015/2038/FUL) for its removal and replacement with a new two storey farmhouse with integral double garage. It is understood that the proposed dwelling will provide the following accommodation.

Ground Floor

 Kitchen  Utility  Dining Room  Sitting Room  Study  Living Room

First Floor

 Master Bedroom and en-suite Bathroom,  Three Double Bedrooms with en-suites,  Double Bedroom  Family Bathroom

The land is located to the south of the property and is comprised in three enclosures and extends to approximately 2.8 hectares (6.92 acres) of pasture land and orchard. It is ideally suited as grazing land for an agricultural or equestrian use.

t. 01749 671172 www.killens.org.uk

SITUATION

Myrtle Farm is situated in a pleasant rural position at Lower Godney on the Somerset Levels. Godney is situated between the Cathedral City of Wells and the town of Glastonbury. Godney has a vibrant community and the village of Lower Godney boasts the popular Sheppey Inn public house, which is within easy walking distance.

TENURE

The property is of freehold tenure with vacant possession upon completion. The property is being offered for sale by auction, unless sold prior.

OUTGOINGS

Outgoings have not been assessed. Drainage rates will be payable.

LOCAL AUTHORITIES

Somerset County Council – 0300 123 2224 Mendip District Council – 0300 303 8588

SERVICES

Any interested parties should rely on their own inspection and satisfy themselves regarding the location and capacity of any services.

BASIC PAYMENT SCHEME

There are no Basic Payment Scheme Entitlements available with the land.

RIGHTS OF WAY

The property is accessed via a right of way over the entrance track. There will also be a right of way for access over the entrance of Myrtle Farm to the neighbouring land and buildings. It is being sold subject to any existing rights of way or similar matters whether expressly referred to in these details or not.

PLANNING

Planning consent was granted subject to conditions on the 14th January 2016 application reference 2015/2038/FUL. Full planning information is available from the agents or available online from the Mendip District Council planning portal website.

VIEWING

Interested parties may view the land at any daylight hour on foot showing the normal courtesy to the landowner and neighbouring property owners.

DIRECTIONS

From Wells head south west on Glastonbury Road and after passing through Coxley turn right to Polsham. Take the next left hand turning towards Godney and continue for approximately 2 miles until you reach the centre of Lower Godney. The property is accessed via right of way over a private track on the left hand side which is located beside the Bed and Breakfast in the centre of Lower Godney.

SOLICITORS DETAILS

An auction pack will be available from the vendor’s solicitors: Bartlett Gooding & Weelen Solicitors, 57 High Street, Shepton Mallet, BA4 5AQ Tel: 01749 330330 / Email: [email protected] t. 01749 671172 www.killens.org.uk

t. 01749 671172 www.killens.org.uk

Lot 2 – Land and Buildings at Myrtle Farm, Lower Godney

A versatile building complex and pasture land extending to approximately 10.77 acres (4.36 ha) Guide Price £120,000 -£150,000

DESCRIPTION

The property comprises a range of modern agricultural buildings together with 4.36 hectares (10.77 acres) of permanent pasture and former orchard. The buildings consist of a pitched portal frame building with additional lean-to extensions and are fully enclosed and clad with profile tin and profile roofing sheets. The buildings are suitable for a continued agricultural use but may be suitable for an alternative use, subject to the necessary consents.

The land is comprised in four enclosures and consists of generally level pasture land ideally suited to an agricultural use.

SITUATION

The land is situated at Myrtle Farm in the centre of Lower Godney on the Somerset Levels. Godney is situated between the Cathedral City of Wells and the town of Glastonbury. Godney has a vibrant community and the village of Lower Godney boasts the popular Sheppey Inn public house, which is within walking distance.

TENURE

The property is of freehold tenure with vacant possession upon completion. The property is being offered for sale by auction, unless sold prior.

t. 01749 671172 www.killens.org.uk

OUTGOINGS

Drainage Rates will be payable.

ENTITLEMENTS

There are no Basic Payment Scheme Entitlements available with the land.

SERVICES

Prospective purchasers should rely on their own inspection and satisfy themselves regarding the location and capacity of any services.

RIGHTS OF WAY

The property is accessed via a right of way over the entrance track. There will also be a right of way for access over the entrance to the neighbouring land and buildings. It is being sold subject to any existing rights of way or similar matters whether expressly referred to in these details or not.

LOCAL AUTHORITIES

Somerset County Council – 0300 123 2224 Mendip District Council – 0300 303 8588

VIEWING

Interested parties may view the land at any daylight hour showing the normal courtesy to the landowner and neighbouring property owners.

DIRECTIONS

SOLICITORS DETAILS

An auction pack will be available from the vendor’s solicitors: Bartlett Gooding & Weelen Solicitors 57 High Street Shepton Mallet BA4 5AQ Tel: 01749 330330 Email: [email protected]

t. 01749 671172 www.killens.org.uk

Lot 3 – Land at Haymoor Drove, Wookey

Paddock with two timber field shelters extending to approximately 2.64 acres Guide Price £35,000 -£40,000

DESCRIPTION

An attractive single enclosure of pasture land extending to approximately 2.64 acres (1.07 hectares). The land is generally level and is enclosed by hedgerow and post and wire fencing. There are a small number of infield trees which have been recently planted. It is bordered to the south east by Haymoor Rhyne.

The land benefits from two timber field shelters which measure approximately 24ft x 12ft and 18ft x 12ft suitable for livestock or hay storage. The buildings are centred onto a hardcore loafing area and there is mains water to a trough.

SITUATION

The land is situated at Haymoor Drove which is situated between the villages of Wookey and Coxley approximately 2 miles from the centre of Wells. Wells offers a range of shopping and leisure facilities including a number of retail shops, banks, restaurants, public houses, cinema and super markets.

TENURE

The property is of freehold tenure with vacant possession upon completion. The property is being offered for sale by auction, unless sold prior.

OUTGOINGS

Drainage Rates will be payable.

t. 01749 671172 www.killens.org.uk

ENTITLEMENTS

No Basic Payment Scheme entitlements are available.

SERVICES

It is understood that mains water is connected to an infield trough however prospective purchasers should rely on their own inspection and satisfy themselves regarding the location and capacity of any services.

RIGHTS OF WAY

The property is being sold subject any rights of way that may exist whether referred to within these particulars or not.

LOCAL AUTHORITIES

Somerset County Council – 0300 123 2224 Mendip District Council – 0300 303 8588

VIEWING

Interested parties may view the land on foot at any daylight hour showing the normal courtesy to the landowner and neighbouring property owners.

DIRECTIONS

From Wells head west on Burcott Road (passing the traffic lights at Strawberry Way with Wells Fire Station on your right hand side) continue on Burcott Road for approximately 1.4 miles and the property will be on the left hand side. Please refer to the location plan provided below for assistance in finding the property.

SOLICITORS DETAILS

An auction pack will be available from the vendor’s solicitors:

Mogers Drewett Bishopbrook House Cathedral Avenue Wells BA5 1FD

Kim Pocock acting. Tel: 01749 341811 Email: [email protected]

t. 01749 671172 www.killens.org.uk

Lot 4 – Charnwood, Stoke St Michael

AWAITING IMAGE

A detached cottage in need of renovation and improvement Guide Price £180,000 - £200,000

DESCRIPTION

Charnwood is a detached two/three bedroom property in need of renovation offering great potential to improve and potentially to extend, subject to gaining the necessary consents.

The ground floor accommodation comprises kitchen, bathroom, sitting room with feature fire place and original bread oven, reception room and entrance room. There are two sets of stair cases which lead to the first floor where there are two bedrooms and a further room which, although has limited head room, has previously been used as a third bedroom and study.

Outside to the rear of the property is a driveway which leads to a detached stone built building currently used for storage and access to the side garden where there is a lawn area, green house and garden shed. There is also a block built outbuilding that is attached to the rear of the property.

SITUATION

The property is situated on Stoke Hill in the heart of the popular village of Stoke St Michael, which lies between Bath and Wells, in The Mendip Hills. The village benefits from a church, primary school, shop and pub and is within commuter distance to the Cathedral City of Wells and the Heritage City of Bath, which offer wider range of shopping and leisure facilities. Mainline rail services to London Paddington are available from Bristol and Bath Spa. Castle Cary Station is 10 miles away and Frome Station is 8 miles away. Bristol Airport is approximately 21 miles away.

TENURE

Freehold tenure with vacant possession upon completion. The property is being offered for sale by auction, unless sold prior.

t. 01749 671172 www.killens.org.uk

OUTGOINGS

Council Tax Band – C

EPC

EPC Rating - G

SERVICES

It is understood that the property benefits from mains electricity, drainage and water. Oil central heating. Prospective purchasers should rely on their own inspection and satisfy themselves regarding the location and capacity of any services.

RIGHTS OF WAY

The property is being sold subject any rights of way that may exist whether referred to within these particulars or not.

LOCAL AUTHORITIES

Somerset County Council – 0300 123 2224 Mendip District Council – 0300 303 8588

VIEWING

Viewing by appointment with the vendors agent – 01749 671172.

POSTCODE

BA3 5JJ

DIRECTIONS

From the A37 take the A367 towards Bath and on entering the village of Oakhill take the first turning right just before the Oakhill Inn pub onto Fosse Road and follow this road until you reach Stoke St Michael. Charnwood will be found on your left hand side before you reach the centre of the village.

SOLICITORS DETAILS

An auction pack will be available from the vendor’s solicitors: Harris and Harris Solicitors 14 Market Place Wells BA5 2RE Tel: 01749 674747 Email: [email protected]

t. 01749 671172 www.killens.org.uk

Bread Oven

t. 01749 671172 www.killens.org.uk

IMPORTANT NOTICE TO BE READ BY ALL BIDDERS

1. Unless stated each Lot is sold subject to current edition of the RICs Common Auction Conditions (Edition 3) and to the Special Conditions of Sale applicable to each Lot along with the conditions contained in this Notice numbered 1 – 15 inclusive. A copy of these conditions should be available in the legal pack provided by the sellers solicitors or direct from the Auctioneers. These conditions are legally binding and a purchaser is deemed to have read and understood these prior to bidding.

2. Prospective purchasers shall be deemed to have inspected the relevant property and made all usual and necessary searches and enquiries, with all relevant authorities and bodies.

3. Subject to the General and Special Conditions, as soon as the Auctioneer’s gavel falls on a bid, the successful bidder is under a binding contract to purchase the relevant property.

4. Following the fall of the hammer, the successful bidder must immediately present to the Auctioneer’s clerk his name and address and, if appropriate, the name and address of the person or company on whose behalf he has been bidding and in default of such information being provided at once, the Auctioneer shall be entitled to re-submit the property for sale. A form of identification will also be required. This information will be used to complete a Memorandum of Sale, which the successful bidder must sign, and exchange prior to leaving the room and at the same time present a deposit of 10% of the purchase price. The deposit must be paid by cheque or cash. The Auctioneers do not have the facilities to take deposits by credit or debit cards. It is advised that prospective purchasers contact the relevant solicitors regarding the specific arrangements for the deposit.

5. Prospective purchasers are strongly advised to check these particulars as to measurements, areas, and all other matter to which the properties are expressed to be subject to or have the benefit of and in respect of any contents, fixtures or fittings expressed to be included in the sale by making an inspection of the property and all necessary enquiries to Killens, the Vendors, the Vendors’ appropriate advisers, and all other appropriate authorities. All measurements and areas referred to in these particulars are approximate only.

6. Nothing in the sale particulars shall be deemed to be a statement that the property is in good condition or otherwise nor that any services or facilities are in good working order.

7. The photographs appearing in these particulars show only a certain part and aspect of the property at the time when the photographs were taken. Certain aspects may have changed since the photographs were taken and it should not be presumed that the property remains precisely as displayed in the photographs. Furthermore, no assumptions should be made in respect of parts of the property which are not shown in the photographs and it should be noted that the photographs may show property which is not included with that which is being offered for sale.

8. All location plans published in the Particulars of Sale are to enable prospective purchasers to locate the property only. The plans are photographically reproduced and therefore not to scale and are not intended to depict the interest to be sold and are expressly excluded from any contract. Any arrows on photographs are again only to enable prospective purchasers to locate the property and are not intended to depict the interest to be sold. Purchasers are advised to view the precise interest to be sold.

9. The Auctioneers reserve the right to sell any lot or lots or any part of any lot before the auction, to alter the order of sale or to amalgamate lots or divide lots or to withdraw the whole or any lot or parts thereof.

10. Each lot is sold subject to a reserve price and the Vendor reserves the right to bid up to the reserve price through the Auctioneer at the Auction.

11. Should any dispute arise between the vendor and the purchaser before completion as to any point whatsoever contained in these particulars or as to their interpretation the matter in dispute shall be referred to the Arbitration of the Auctioneers whose decision shall be final and binding on all parties and who shall decide how the cost of such reference shall be borne.

12. Prospective purchasers are strongly advised to view the Special Conditions of Sale and additional information appertaining to each lot which are available separately from the relevant Auctioneer’s office or the offices of the acting solicitors.

13. Prospective purchasers are reminded that no questions will be invited after the commencement of the sale. The Auctioneer and Solicitors will be available approximately half an hour prior to the commencement of the Sale to answer any last minute queries, however, prospective purchasers are recommended to make any enquiries before the day of sale.

14. Bids will be regulated entirely at the discretion of the Auctioneer.

15. The successful bidder of each lot will be charged a Buyer’s Administration Charge of £250 + VAT.

t. 01749 671172 www.killens.org.uk

GUIDE TO BUYING AT AUCTION

Prior to the Auction

Fully inspect the property and arrange for all surveys to be undertaken before the date of the auction

Prior to the auction, the vendors’ solicitors will be preparing the “Purchasers Information Pack” which will include all information required by a purchaser. All purchasers will be deemed to be aware of the content of the Pack and to purchase with full knowledge of the conditions contained therein. It is recommended that a copy of the Pack is obtained from the solicitors, the details of whom can be found in the sale particulars, and if necessary take your own legal advice. The Pack should be available for inspection approximately two weeks before the date of the auction. A charge may be made for these.

The sale particulars will provide you with specific information relating to the property, such as what services are connected, rights of way, easements and the date of completion.

Any offer put forward prior to the auction will be reported to the vendors and Killens will advise accordingly. If your offer is accepted prior to the auction then you will be required to exchange contracts prior to the auction and also complete within the timescale set.

On most occasions, properties will continue to the auction but in the event that an offer is submitted then Killens will endeavour to contact all those who have expressed a keen interest in the property.

The night of the Auction

The date, time and venue of the auction will be given in the sale particulars.

The vendors’ solicitors and members of staff of Killens will be available to answer questions on the night prior to the start of the auction.

Last minute changes will be announced prior to the auction commencing.

Once the auctioneer has started the auction there will be no opportunity to ask questions.

Each lot will be introduced in accordance with any Order of Sale issued on the evening. The auctioneer will introduce each lot with a brief description. When bidding please make your bid clear.

The auctioneer will call the final bid three times, giving every opportunity for a further bid to be placed. Once he has called the bidding three times the gavel will be brought down and the particular lot declared sold.

In the event that a lot does not meet its reserve then the auctioneer will declare the lot withdrawn.

Following a successful purchase

A member of Killens staff will approach you asking that you complete a form giving your name, address, solicitors name and address and ask you to sign at the bottom.

You will then be introduced to the vendors’ solicitor. You will be asked to sign a Memorandum of Sale and pay a deposit of 10% of the sale price together with £250 + VAT towards the Vendor’s professional fees. A personal cheque will be sufficient. Cash or credit cards will not be accepted.

At the fall of the hammer, as the successful purchaser you will be responsible for insuring the property. Therefore, it is recommended that you put this in place as soon as possible after the date of the auction.

Completion will have been set for a set date, usually 28 days after the date of the auction. Successful purchasers will be required to put in place the necessary funds for completion to take place.

If the property you were interested in does not sell then feel free to approach the auctioneer after the auction

t. 01749 671172 www.killens.org.uk

Registration form

for telephone and proxy bidding

Please select method of bidding (please tick) We recommend that you make every effort to attend the auction in person if you intend to bid for a lot. If you are unable to attend it may be possible to arrange to bid by Proxy □ telephone on a first come first served basis or by proxy. To do so please complete this form and return to the Telephone □ auctioneers together with a cheque for the deposit.

I hereby instruct and authorise Killens to bid on my behalf in accordance with the terms and conditions attached hereto and I understand that should my bid be successful the offer will be binding upon me. Killens will bid on my behalf if required, taking my instructions in this respect on the telephone when the relevant lot is being sold at the auction. If it is impossible to obtain telephone contact, or the connection fails, the auctioneer is authorised to continue to bid on behalf of the telephone bidder up to the maximum bid stated on this form. I understand that the Auctioneers cannot accept responsibility for the failure of this system.

Date of Auction Lot No

Maximum bid price £

Address or Description of Lot

£ (in words) 10% deposit of maximum bid (£2000 minimum) enclosed (made payable to Killens) £______

Full Name Company Address Post Code Telephone Work Home Solicitors Contact Telephone

Signature of Prospective Purchaser (or person signing on Purchaser’s behalf)______

Name in block Capitals ______

Address (if Signatory different from Purchaser) ______

______Date ______for terms and conditions please contact the auctioneers

t. 01749 671172 www.killens.org.uk

Killens Auction Department: The Cake House, Upper Lodge Farm

Ston Easton, Somerset BA3 4DH t. 01761 241127 e. [email protected]

15/05/2015v1V1 24/03/2016 t. 01749 671172 www.killens.org.uk