Particulars & Conditions of Sale

Beam End Cottage, Paley Street

Predominately rural setting in a no through road in the historic village of Paley Street. The larger towns of Maidenhead and Windsor are each about 6 miles. The M4 passes close by with Junction 8/9 about 3 miles. The price guide reflects the cottage requires some renovation.

1.5 acres including one acre of pasture

Originally a pair of cottages. The characterful accommodation with lots of beams includes 3 bedrooms and bathroom on the first floor, entrance hall, 3 reception rooms, kitchen, utility room and 2 cloakrooms on the ground floor.

2 garages/garden sheds, formal gardens and adjoining field extending to about 1.5 acres (0.61 hectares) or 0.5 acres if sold without the adjoining field.

FOR SALE BY PUBLIC AUCTION (unless previously sold) on Wednesday 28 November 2018 at 2:30 pm at Coppid Beech Hotel, John Nike Way, Bracknell, RG12 8TF

The Solicitors: Hughes Paddison Solicitors, 10 Royal Crescent, Cheltenham, Glos GL50 3DA Telephone 01242 574244

£785,000 – 1.5 acres* PUBLIC AUCTION Price Guide £750,000 – 0.5 acres*

Beam End Cottage, Paley Street, Maidenhead SL6 3JT

DESCRIPTION/LOCATION: Paley Street is a hamlet in East Berkshire and is complemented by a number of other nearby historic small villages and hamlets – supported by the larger towns of Maidenhead, Windsor and Bracknell. Paley Street is probably most famous for The Royal Oak which was listed earlier this year as one of Britain’s 50 Best Gastropubs 2018. It is owned by Nick Parkinson and his father, Sir Michael and the food is described as “British food cooked to perfection” and proudly boasts a Michelin Star and 3 AA Rosettes.

Access to the M4 motorway is available just to the north at Holyport (Junction 8/9). This is a superb setting for the commuter as nearby Maidenhead and Twyford both offer services on the west of England to London (Paddington Line) via Reading and during 2019 it is anticipated Cross Rail will also offer services from these 2 stations. The M4 provides access to Heathrow airport and central London as well as the M25. The A404 (Marlow Bypass) provides easy access to the M40 ensuring Oxford and Birmingham are also readily accessible, so this really is a most convenient setting.

A Grade II listed building with some low ceilings believed to date from the late 15th Century extended during the 16th Century and altered during the 20th Century. Originally a Hall House and cottage and now one house. Of timber frame with brick infill construction beneath an old tile gabled roof. The interior is recorded as featuring fine timber frame exposed with jowled posts.

There are formal gardens including a kitchen garden immediately surrounding the property which extend to about half an acre and there is an additional one acre of farm land that can be purchased.

ACCOMMODATION: The accommodation briefly comprises:

On the First Floor Bedroom 1, Bedroom 2, Bedroom 3, Bathroom (approached from 1 landing and en suite to Bedroom 2) 2 landings with a central staircase and an end stair case

Ground Floor Entrance hall, sitting room, dining room, study, kitchen, utility room, 2 cloakrooms

Outside 2 detached garages/garden sheds

Formal gardens. Beam End Cottage sits close to the road at its front elevation overlooking farmland opposite. It enjoys a commanding frontage to Paley Street of about 250 ft with the formal gardens about 85 feet deep thereby extending to about half an acre. Beyond the formal garden there is an additional 1 acre of farmland that can be purchased.

SERVICES: Mains, water, electricity and drainage are connected. Oil fired central heating

EER: F 31 COUNCIL TAX BAND: Band G

TENURE: Freehold with vacant possession upon completion of the purchase.

NB The guide price and the sale at public auction will comprise Beam End Cottage in about half an acre. The Conditions of Sale will enable the purchaser to purchase an additional one acre of farmland for £35,000. This will be entirely straightforward and the reason the property is being marketed in this way is to appeal to alternative buyers – those who may only require a half an acre of garden and those who would like to be able to purchase an additional one acre of farmland. The Seller will have to sell this one acre of farmland if the buyer exercises the option.

LOCAL AUTHORITY AND PLANNING: The property is within the administration area of the Royal Borough of Windsor and Maidenhead.

DIRECTIONS: Approaching Paley Street from the north (M4 Junction 8/9) initially traveling along the A330 and then take the right hand fork onto the B3024. Entering Paley Street there is a road on the right hand side also known as Paley Street. Turn right into this road and Beam End Cottage will be found towards the far end on the right hand side.

Entering Paley Street from the south. Shortly after passing The Royal Oak on the right hand side, turn left into Paley Street (the road) and Beam End Cottage will be found after about half a mile on the right hand side.

VIEWING: We shall be pleased to show prospective purchasers around the property by prior appointment. Kindly contact Sarah Watson at our offices on 0118 936 2817 to make an appointment.

THE CONDITIONS OF SALE: are included in the Legal and Information Pack available from the Auctioneers prior to the Auction Sale and online at www.martinpole.co.uk. A copy of the Conditions of Sale will be attached to these Particulars to form part of the Contract.

* Property Auctioneers are required by the ASA to explain to prospective buyers the definitions of Price Guide and Reserve. The Reserve is the minimum price set by the seller at which the auctioneer can sell the property. The reserve can be set and agreed at any point up to the start of the auction or indeed can be changed during the auction. The reserve can be lower than the guide price, the same as the guide price or up to 10% above the guide price. In accordance with ASA guidelines the guide price can be changed at any time up to and including the day of the auction sale. If the guide price is changed we will endeavour to advertise the new guide price at the earliest opportunity. A list of final guide prices will be published in the auction room immediately prior to the sale. This may be the first opportunity to publish changes.

IMPORTANT NOTICES

Identification of the Buyer Property Details To accord with the Money Laundering Regulations 2003 and the Proceeds of Crime Act We have endeavoured diligently to ensure the details of this property are accurate. We 2002: have not tested the services, appliances or fittings (if any) referred to in the details.

No later than the date of the auction when the Memorandum of Agreement of the sale We recommend that each of the statements is verified and the condition of the property and purchase is to be signed we are required to see and keep copies of documentary and of the services, appliances and fittings (if any) is investigated by you or your advisers evidence of the Buyer's identity and address. If you intend to bid please contact us for before you finalise your offer to purchase, bid for the property or enter into a contractual further information of the documents required to be produced (full details of which are commitment. also given in the Information Pack available for intending Buyers) or if you prefer to register beforehand. Buyer’s Fee A charge of £500 (plus VAT), payable only by the successful Buyer, will be due to the Stipulations Auctioneers, Martin & Pole, upon signature of the Memorandum of Agreement of the sale The property is sold with all faults and defects whether of condition or otherwise and and purchase. An appropriate VAT receipted invoice will be issued immediately after the neither the Seller nor the Agents of the Seller are responsible for any faults or defects or day of the auction sale for any statements contained in the Particulars of the property prepared by the Agents. Signing the Memorandum, Payment of the Deposit and Buyer’s Fee The Buyer hereby acknowledges that he has not entered into this Contract in reliance on The Buyer(s) will be required to sign Memorandum of Agreement attached to these any of the said statements and he has satisfied himself as to the correctness of each of Particulars, to pay the Deposit and Buyer’s Fee immediately after the fall of the hammer. the said statements by inspection or otherwise and that no warranty or representation Payment of the deposit will only be accepted if made by cheque or bankers draft drawn has been made by the Seller or the said Agents in relation to or in connection with the on the account of the named Buyer and drawn on a UK clearing bank. property. . floor plan

MEMORANDUM OF AGREEMENT

Date of Agreement: ……………………………..…………………………… day of ………………………………………..………………….…2018

Buyer: ………………………………………………..……..…………………………………………………………………………………...….

Address: ………………………………………………..……..………………………………………………………………………………………

………………………………………………..…………………...…………….. Postcode: ………………………….…………….

Buyer’s Solicitor: ………………………………………………..……..…………………………… Contact:……………………………………….….

Address: ………………………………………………..……..………………………………………………………………………………………

……………………………………………………….…….……………………... Postcode: ……………………………………….

Purchase Price £ ……………………………………………...

Deposit £ ______

Balance £ ______

The Seller will sell and the Buyer will buy the Property described as in the foregoing Particulars and Conditions of Sale for the Purchase Price in accordance with and subject to the terms and conditions referred to in the Conditions of Sale. Martin & Pole acknowledge receipt of the Deposit in part payment of the Purchase Price. The Buyer agrees to pay the balance of the Purchase Price and to complete the purchase in accordance with the Conditions of Sale. Signed by or on behalf of:

Buyer …………………………………………………..……………. Seller ……………………………….……………………………..…

DCA Fo 36708 Oct 2018