NOTICE TO PROSPECTIVE BUYERS.
Important Information: Proof of Identity.
AS AUCTIONEERS WE HAVE A LEGAL RESPONSIBILITY TO VERIFY THE IDENTITY OF BOTH SELLERS AND
BUYERS. ANYONE WHO IS SUCCESSFUL IN PURCHASING ANY PROPERTY OR LOT INCLUDED IN THIS
SALE WILL BE REQUIRED TO PRODUCE EVIDENCE OF IDENTITY BY PRODUCING AN OFFICIAL DOCUMENT
BEARING A TRUE PHOTOGRAPH E.G. MODERN DRIVING LICENCE, PASSPORT OR OTHER RECOGNISED
FORM OF IDENTITY WHEN COMPLETING THE MEMORANDUM OF SALE OR CONTRACT.
1. Conditions of Sale:
Please note that all lots are sold in accordance with the Common Auction Conditions (Edition 1 May 2002) at the back
of this catalogue. Special Conditions of Sale relating to each lot are available upon request from the Auctioneers or
the Vendors Solicitor prior to the Auction. Purchasers will be deemed to have inspected these Special Conditions of
Sale and will be legally bound by these conditions which will form part of and will be attached to the Memorandum of
Contract.
2. Inspection of Properties
Purchasers are assumed to have inspected the properties in which they are interested and to have made all usual
pre-contract searches and enquiries.
3. Buyers’ Registration
Purchasers interested in bidding for a lot are required to complete a BUYERS’ REGISTRATION FORM and obtain a
BUYERS’ NUMBER prior to bidding at the Auction. Failure to obtain a buyers’ number may result in the Auctioneer
refusing to accept your bid. Identification will be required in order to obtain a buyers number . Please see IMPORTANT NOTICE at the front of the catalogue.
4. Binding Contract
The successful bidder is bound under Contract as soon as the Auctioneers gavel falls on the final bid and will be
required to pay a 10% deposit and sign and exchange the Memorandum of Contract prior to leaving the saleroom.
5. Payment of Deposit
The successful buyer of each lot will be required to pay the deposit prior to leaving the saleroom by one of the
following payment methods:
(a) Cheque with guarantee card.
(b) Bankers Draft
6. Withdrawal of Lots
The Auctioneers reserve the right to withdraw any of the lots prior to the Auction (see Common Conditions of Sale)
therefore prospective buyers are advised to check with the Auctioneers the day before the sale to ensure the
availability of the lots.
7. Documents
The Auctioneers shall endeavour to have copies of title documents, leases, licenses, etc available for inspection at
their offices or in the saleroom. Prospective buyers wishing to inspect such documents should check the availability
with the Auctioneers.
8. Guide Prices & Reserves
Pre-auction guide prices are based upon the initial anticipation of the sale price of the property at Auction. Prospective
purchasers should be aware that guide prices are subject to change and are advised to check any amendments with
the Auctioneers prior to the Auction. The reserve price for each of the lots may exceed the quoted guide price.
BUYERS WILL BE BOUND UNDER CONTRACT ON THE FALL OF THE AUCTIONEERS GAVEL AND IT IS
ADVISED THAT A PRUDENT BUYER WILL TAKE PROFESSIONAL ADVICE FROM A SOLICITOR AND, IN
APPROPRIATE CASES A CHARTERED SURVEYOR AND AN ACCOUNTANT.
Further information on buying and selling of Auction is available on the RICS website www.rics.org

General Conditions
The general conditions apply except to the extent that they are varied by extra conditions the special conditions or by
an addendum.
1. The lot
1.1 The lot, including any rights granted and reserved, is described in the special conditions.
1.2 The lot is sold subject to all subsisting tenancies disclosed by the special conditions, but otherwise with vacant
possession on completion.
1.3 The lot is sold subject to all matters contained or referred to in the documents (except financial charges: these
the seller must discharge on or before completion) and to such of the following as may affect it, whether they arise
before or after the contract date and whether or not they are disclosed by the seller or are apparent from inspection of
the lot or the documents:
(a) matters registered or capable of registration as local land charges
(b) matters registered or capable of registration by any competent authority or under the provisions of any statute
(c) notices, orders, demands, proposals and requirements of any competent authority
(d) charges, notices, orders, restrictions, agreements and other matters relating to town and country planning,
highways or public health
(e) rights, easements, quasi-easements, and wayleaves
(f) outgoings and other liabilities
(g) any interest which overrides, within the meaning of the Land Registration Act 2002
(h) matters that ought to be disclosed by the searches and enquiries a prudent buyer would make, whether or not
the buyer has made them
(i) anything the seller does not and could not reasonably know about
and where any such matter would expose the seller to liability the buyer is to comply with it and indemnify the seller
against liability.
1.4 The seller must notify the buyer of any notices, orders, demands, proposals and requirements of any competent
authority of which it learns after the contract date but the buyer must comply with them and keep the seller
indemnified.
1.5 The lot does not include any tenant’s or trade fixtures or fittings.
1.6 Where chattels are included in the lot the buyer takes them as they are at completion and the seller is not liable
if they are not fit for use.
1.7 The buyer buys with full knowledge of:
(a) the documents whether or not the buyer has read them
(b) the physical condition of the lot and what could reasonably be discovered on inspection of it, whether or not
the buyer has inspected it.
1.8 The buyer is not relying on the information contained in the particulars or in any replies to preliminary enquiries
but on the buyer’s own verification of that information. If any information is not correct any liability of the seller and
any remedy of the buyer are excluded to the extent permitted by law.
2. Deposit
2.1 The amount of the deposit is the greater of:
(a) any minimum deposit stated in the catalogue (or the total price, if this is less than that minimum), and
(b) 10% of the price exclusive of VAT.
2.2 The deposit:
(a) must be paid to the auctioneers by cheque or banker’s draft drawn on a UK clearing bank or building society
(or such other means of payment as they accept)
(b) is to be held as agent for the seller.
2.3 Where the auctioneers hold the deposit as stakeholder they are authorised to release it and any interest on it
to the seller on completion or, if completion does not take place, to the person entitled to it under the conditions.
2.4 If a cheque for the deposit is not cleared on first presentationthe seller is entitled to treat the contract as at an
end and bring a claim against the buyer for breach of contract.
2.5 Interest earned on the deposit belongs to the seller unless the conditions provide otherwise.
3. Transfer of risk and insurance
3.1 From the contract date the seller is under no obligation to insure the lot and the buyer bears all risk of loss or
damage unless:
(a) the lot is sold subject to a tenancy that requires the seller to insure the lot or

(b) the special conditions require the seller to insure the lot.
3.2 If the seller is to insure the lot then the seller:
(a) must produce to the buyer on request relevant insurance details
(b) must use reasonable endeavours to maintain that or equivalent insurance and pay the premiums when due
(c) gives no warranty as to the adequacy of the insurance
(d) must, at the request of the buyer, use reasonable endeavours to have the buyer’s interest noted on any insurance
policy that does not cover a contracting purchaser
(e) must, unless otherwise agreed, cancel the policy at completion
(f) is to hold in trust for the buyer any insurance payments that a seller receives in respect of loss or damage arising
after the contract date
and the buyer must on completion reimburse to the seller the cost of insurance (to the extent it is not paid by a tenant
or other third party) from the and including the contract date.
3.3 If under a tenancy the seller insures the lot then unless otherwise agreed with the buyer the seller is to pay any
refund of premium:
(a) to the buyer or
(b) if the special conditions so state, to each tenant in the proportion that the tenant pays premiums under its tenancy,
first deducting any arrears of premium due from that tenant.
3.4 Section 47 of the Law of Property Act 1925 does not apply.
3.5 Unless the buyer is already lawfully in occupation of the lot the buyer has no right to enter into occupation prior
to completion.
4. Title
4.1 Unless general condition 4.2 applies, the buyer accepts the title of the seller to the lot as at the contract date
and may raise no requisition or objection except in relation to any matter following the contract date.
4.2 The buyer may raise no requisition or objection to any documents made available before the auction but in
relation to any of the documents that is not available before the auction the following provisions apply:
(a) if the lot is registered land the seller is to give to the buyer within five business days of the contract date an official
copy of the entries on the register and title plan and of all documents noted on the register that af fect the lot
(b) if the lot is not registered land the seller is to give to the buyer within five business days an abstract or epitome
of title starting from the root of title mentioned in the special conditions (or, if none is mentioned, a good root of title
more than 15 years old) and must produce to the buyer the original or an examined copy of every relevant document
(c) the buyer has no right to object to or make requisitions on any title information more than seven business days
after that information has been given to the buyer.
4.3 Unless otherwise stated in the special conditions the seller sells with full title guarantee except that:
(a) all matters recorded in registers open to public inspection are to be treated as within the actual knowledge of
the buyer and
(b) any implied covenant as to compliance with tenant’s obligations under leases does not extend to the state or
condition of the lot where the lot is leasehold property.
4.4 If title is in the course of registration title is to consist of certified copies of:
(a) the documents sent to the Land Registry
(b) the application to the Land Registry
and a letter under which the seller or its conveyancer agrees to use all reasonable endeavours to answer any requisitions
raised by the Land Registry and to instruct the Land Registry to send the completed registration documents to
the buyer
4.5 The transfer is to have effect as if expressly subject to all matters subject to which the lot is sold under the
contract.
4.6 The seller does not have to produce, nor may the buyer object to or make a requisition in relation to, any prior
or superior title even if it is referred to in the documents.
5. Transfer
5.1 Unless a form of transfer is set out in the special conditions:
(a) the buyer must supply a draft transfer to the seller at least ten business days before the agreed completion
date and the engrossment (signed as a deed by the buyer if condition 5.2 applies) five business days before that date
or (if later) two business days after the draft has been approved by the seller and

(b) the seller must approve or revise the draft transfer within five business days of receiving it from the buyer.
5.2 If the seller remains liable in any respect in relation to the lot (or a tenancy) following completion the buyer is
specifically to covenant in the transfer to indemnify the seller against that liability .
5.3 The seller cannot be required to transfer the lot to anyone other than the buyer, or by more than one transfer.
6. Completion
6.1 Completion is to take place at the offices of the seller ’s conveyancer, or where the seller may reasonably
require, on the agreed completion date. The seller can only be required to complete on a business day between the
hours of 0930 and 1700.
6.2 The amount payable on completion is the balance of the price adjusted to take account of apportionments plus
(if applicable) VAT and interest.
6.3 Payment is to be made in pounds sterling and only by:
(a) direct transfer to the seller’s conveyancer’s client account and
(b) the release of any deposit held by the stakeholder.
6.4 Unless the seller and the buyer otherwise agree completion takes place when both have complied with their
obligations under the contract and the total payment is unconditionally received in the seller’s conveyancer’s client
account.
6.5 If completion takes place after 1400 hours for a reason other than the seller’s default it is to be treated, for the
purposes of apportionment and calculating interest, as if it had taken place on the next business day.
6.6 Where applicable the contract remains in force following completion.
7. Notice to complete
7.1 The seller or the buyer may on or after the agreed completion date but before completion give the other notice
to complete within 10 business days (excluding the date on which the notice is given) making time of the essence.
7.2 The person giving the notice must be ready to complete.
7.3 If the buyer fails to comply with a notice to complete the seller may, without affecting any other remedy the
seller has:
(a) rescind the contract
(b) claim the deposit and any interest on it if held by a stakeholder
(c) forfeit the deposit and any interest on it
(d) resell the lot and
(e) claim damages from the buyer.
7.4 If the seller fails to comply with a notice to complete the buyer may, without affecting any other remedy the
buyer has:
(a) rescind the contract and
(b) recover the deposit and any interest on it from the seller or, if applicable, a stakeholder.
8. If the contract is brought to an end
If the contract is rescinded or otherwise brought to an end:
(a) the buyer must return all papers to the seller and appoints the seller its agent to cancel any registration of the
contract
(b) the seller must return the deposit and any interest on it to the buyer (and the buyer may claim it from the
stakeholder, if applicable) unless the seller is entitled to forfeit the deposit under general condition 7.3.
9. Landlord’s Licence
9.1 Where the lot is leasehold land and licence to assign is required this condition applies.
9.2 The contract is conditional on that licence being obtained, by way of formal licence if that is what the landlord
can lawfully require.
9.3 The agreed completion date is to be not earlier thanthe date five business days after the seller has given no -
tice to the buyer that licence has been obtained.
9.4 The seller must:
(a) use all reasonable endeavours to obtain the licence at the seller’s expense and
(b) enter into any authorised guarantee agreement properly required.
9.5 The buyer must
(a) promptly provide references and other relevant information, and
(b) comply with the landlord’s lawful requirements.

9.6 If within three months of the contract date (or such longer period as the seller and buyer agree) the licence has
not been obtained the seller or the buyer may (if not then in breach of any obligation under this condition) by notice to
the other rescind the contract at any time before licence is obtained. Rescission is without prejudice to the claims of
either seller or buyer for breach of this condition 9.
10. Interest and apportionments
10.1 If the actual completion date is after the agreed completion date for any reason other than the seller’s default
the buyer must pay interest at the interest rate on the price (less any deposit paid) from the agreed completion date up
to and including the actual completion date.
10.2 The seller is not obliged to apportion or account for any sum at completion unless the seller has received that
sum in cleared funds. The seller must pay to the buyer after completion any sum to which the buyer is entitled that the
seller subsequently receives in cleared funds.
10.3 Income and outgoings are to be apportioned at actual completion date unless:
(a) the buyer is liable to pay interest and
(b) the seller has given notice to the buyer at any time up to completion requiring apportionment on the date from
which interest becomes payable.
10.4 Apportionments are to be calculated on the basis that:
(a) the seller receives income and is liable for outgoings for the whole of the day on which apportionment is to be
made
(b) annual income and expenditure accrues at an equal daily rate assuming 365 days in a year and income and
expenditure relating to a period of less than a year accrues at an equal daily rate during the period to which it relates
(c) where the amount to be apportioned is not known at completion apportionment is to be made by reference to
the best estimate then available and further payment is to be made by seller or buyer as appropriate within five busi -
ness days of the date when the amount is known
(d) rent payable in arrear for a period that includes the day of apportionment is to be apportioned for that period
as if paid in advance.
11. Arrears
11.1 The seller retains the right to receive and recover old arrears.
11.2 While any arrears due to the seller remain unpaid the buyer must:
(a) try to collect them in the ordinary course of management but need not take legal proceedings, distrain or forfeit
the tenancy
(b) pay them to the seller within five business days of receipt in cleared funds (plus interest at the interest rate
calculated on a daily basis for each subsequent day’s delay in payment)
(c) on request, at the cost of the seller, assign to the seller or as the seller may direct the right to demand and sue
for old arrears, such assignment to be in such form as the seller’s solicitors may reasonably require
(d) if reasonably required, allow the seller’s coveyancer to have on loan the counterpart of any tenancy against an
undertaking to hold it to the buyer’s order
(e) not release any tenant or surety from liability to pay arrears or accept a surrender of or forfeit any tenancy
under which arrears are due; and
(f) if the buyer disposes of the lot prior to recovery of all arrears obtain from the buyer’s successor in title a covenant
in favour of the seller in a similar form to this condition 11.
11.3 Where the seller has the right to recover arrears it must not without the buyer’s written consent bring insolvency
proceedings against a tenant or seek the removal of goods from the lot.
12. Management
12.1 This condition applies where the lot is sold subject to tenancies.
12.2 The seller is to manage the lot in accordance with its standard management policies pending completion.
12.3 Unless set out in the special conditions the seller must consult the buyer on all management issues that would
affect the buyer after completion, such as an application for licence or a rent review under a tenancy, a variation,
surrender, agreement to surrender or proposed forfeiture of a tenancy, or a new tenancyor agreement to grant a new
tenancy and:
(a) the seller must comply with the buyer’s reasonable requirements unless to do so would (but for the indemnity
in paragraph (c)) expose the seller to a liability that the seller would not otherwise have, in which case the seller may
act reasonably in such a way as to avoid that liability
(b) if the seller gives the buyer notice of the seller’s intended act and the buyer does not object within five business
days giving reasons for the objections the seller may act as the seller intends, and

(c) the buyer is to indemnify the seller against all loss or liability the seller incurs through acting as the buyer requires,
or by reason of delay caused by the buyer
13. Rent deposits
13.1 This condition applies where the seller is holding or otherwise entitled to money by way of rent deposit in
respect of a tenancy. In this condition ‘rent deposit deed’ means the deed or other document under which the rent
deposit is held.
13.2 If the rent deposit is not assignable the seller must on completion hold the rent deposit on trust for the buyer
and, subject to the terms of the rend deposit deed, comply at the cost of the buyer with the buyer’s lawful instructions.
13.3 Otherwise the seller must on completion pay and assign its interests in the rent deposit to the buyer under an
assignment in which the buyer covenants with the seller to:
(a) observe and perform the seller’s covenants and conditions in the rent deposit deed and indemnify the seller in
respect of any breach
(b) give notice of assignment to the tenant and
(c) give such direct covenant to the tenant as may be required by the rent deposit deed.
14. VAT
14.1 Where the conditions require money to be paid the payer must also pay any VAT that is chargeable on that
money, but only if given a valid VAT invoice.
14.2 Where the special conditions state that no VAT election has been made the seller confirms that none has been
made by it or by any company in the same VAT group nor will be prior to completion.
15. Transfer as a going concern
15.1 Where the special conditions so state the seller and the buyer intend the sale to be treated as a transfer of a
going concern and this condition applies.
15.2 The seller confirms that the seller or a company in the same VAT group:
(a) is registered for VAT and
(b) has, where necessary, made in relation to the lot a VAT election that remains valid.
15.3 The buyer:
(a) is registered for VAT, either in the buyer’s name or as a member of a VAT group
(b) has made, or will make before completion, a VAT election in relation to the lot
(c) is to give to the seller as early as possible before the agreed completion date evidence of the VAT registration
and that a VAT election has been made and notified in writing to HM Revenue and Customs
(d) must not revoke the VAT election
and if it does not produce the relevant evidence at least two business days before the agreed completion date general
condition 14.1 applies at completion
15.4 The buyer confirms that after completion the buyer intends to:
(a) retain and manage the lot for the buyer’s own benefit as a continuing business as a going concern subject to
and with the benefit of the tenancies, and
(b) collect the rents payable under the tenancies and charge VAT on them.
15.5 Unless the seller obtains agreement to the contrary from HM Revenue and Customs
(a) the seller must on or as soon as reasonably practicable after completion transfer to the buyer all VAT records
for the lot and
(b) the buyer must keep those records available for inspection by the seller at all reasonable times.
15.6 If, after completion,it is found that the sale of the lot is not a transfer of a going concern then:
(a) the seller’s conveyancer is to notify the buyer’s conveyancer of that finding and provide a VAT invoice in respect
of the sale of the lot and
(b) the buyer must within five business days of receipt of the VAT invoice pay to the seller the VAT due and
(c) if VAT is payable because the buyer has not complied with this condition 15, the buyer must pay and indemnify
the seller against all costs, interest, penalties or surcharges that the seller incurs as a result.
16. Capital allowances
16.1 This condition applies where the special conditions state that there are capital allowances available in respect
of the lot
16.2 The seller is promptly to supply to the buyer all information reasonably required by the buyer in connection with
the buyer’s claim for capital allowances.
16.3 The value to be attributed to those items on which capital allowances may be claimed is set out in the special
conditions.
16.4 The seller and buyer agree: