Bakers Lane, Knowle, Solihull, B93 8PT

Ref: 29122816
By Auction
For Sale
The above will be offered for sale by public auction, subject to prior sale, reserve and conditions, at 6.30pm on Tuesday 22nd October 2019 at Henley Golf and Country Club, Stratford Road, Beaudesert, Henley-in-Arden. B95 5QA


  • Barn With Planning Permission
  • A Superb Development Opportunity
  • When Developed, Will Provide A Three/Four Bedroomed Detached Property
  • With Grass Paddocks, Measuring Approximately 1.2 Acres
  • Application Ref. W/17/0793
  • For Sale By Public Auction On 22nd October 2019


The above will be offered for sale by public auction, subject to prior sale, reserve and conditions, at 6.30pm on Tuesday 22nd October 2019 at Henley Golf and Country Club, Stratford Road, Beaudesert, Henley-in-Arden. B95 5QA


A superb development opportunity which, when developed will provide a three/four bedroomed detached property with the benefit of adjoining and adjacent grass paddocks, with a total site area of approximately 1.2 acres (0.48 ha).

The property is situated on probably one of the most sought after roads within the 'Lapworth Triangle' with good access from Knowle, Solihull, Warwick, Coventry and Birmingham city centres. The M42 motorway is within easy travelling distance, whilst the local railway stations at Lapworth and Dorridge have fast trains North to Birmingham city centre (Moor Street and Snow Hill), and southwards to London (Marylebone). The NEC, Birmingham International Airport and future HS2 interchange hub are again within easy driving distance.
Accessed from Bakers Lane via a stoned track bounded to one side by post and rail fencing, the barn is set back from Bakers Lane and is of steel frame constructed with a part steel trussed and part timber roof. The whole is lined with concrete block walling, under a pitched, plastic coated, profile steel sheet roof with similar cladding to the upper wall elevations. There is a Roller shutter, personnel door and a similar door to the end elevation.

The total building footprint extends to approximately 1,899 sq. ft. (176.49 sq. metres) (gross external) with consent under Class Q of the GPDR for conversion into a residential property.

As seen from the accompanying plans the consent provides accommodation comprising entrance hall, with utility and cloakroom off, kitchen/dining room, sitting room, three double bedrooms (each with en-suite bathroom), and office/snug/fourth bedroom.

Within the curtilage there is a large area of hard standing for parking/turning etc. To the west of the building are extensive concrete foundations suitable for the erection of a number of stables, hay/machinery buildings, tack room etc.

The whole is set in approximately 1.2 acres (0.48 ha) and includes two post and railed, grassed paddocks (one separated by the access drive).
An application for prior approval was granted under Application No. W/16/1652 for change of use of the building to a dwelling (part Q) and subsequently under Application Ref. W/17/0793 to the moving of the building, north by 5 metres and to alter the roof slope to that shown in the application plans.

There are various conditions attached to the permission and prospective purchasers should make themselves aware of these conditions prior to bidding. A copy of the conditions can be viewed on Warwick District Council's website.
General Information Services
Prospective purchasers should make their own enquiries with the appropriate utility companies for the verification as to the availability, or otherwise, of services, but we are informed that mains water and electricity are connected to the property.
Warwickshire County Council –
Warwick District Council –
Severn Trent Water –
Western Power Distribution –
Tenure and Possession
The land is freehold and vacant possession will be given upon completion, scheduled for 28 days after the auction, ie 19th November 2019 (or earlier by mutual agreement). On the fall of the hammer the successful purchaser will be required to sign the auction contract and pay a 10% deposit (minimum £5,000) to the vendor’s solicitors, together with an administration fee of £500 (plus VAT) to the auctioneers, payable in any event whether the property is bought prior, at, or post auction and/or purchased by private treaty.
Tenant Right
There will be no ingoing valuation for UMV/RMV’s and no claim for dilapidations (if any) will be entertained from the purchasers.
Basic Payment Scheme (BPS)
It is understood that the land is not registered with the Rural Payments Agency (RPA) for BPS purposes. No entitlements are available for transfer or purchase, those interested in the BPS Scheme should make their own enquiries of the RPA (
Rights of Way and Easements
The land is subject to all rights of way and easements that may exist.
Boundaries and Timber
All growing timber is included in the sale. The ownership of boundaries (where known) is delineated by an inward facing “T” mark.
Sporting and Mineral Rights
Sporting and Mineral Rights where owned are included in the sale of the freehold.
Plans shown are for identification purposes only.
The property may be inspected by prospective purchasers strictly by prior appointment only with the auctioneers. Tel 01564 794343
Vendor's Solicitors
A full auction pack is available from the vendor's solicitors.

Wallace, Robinson and Morgan,
4 Drury Lane,
Solihull. B91 3BD
Tel. No. 0121 705 7571
Acting - Mr. Paul Hughes
email -
From Birmingham, Solihull, the M42 J5 and the north, take the A4141 through Knowle towards Warwick, pass over the canal and after the Black Boy Public House, turn right into Bakers Lane, pass over the canal again and the property will be found on the right hand side, as indicated by the John Earle auction board.

From Warwick, the M40 J15, the A46 and the south, take the B4177 north, (signposted to Balsall Common and Knowle) after approximately 4 miles at the Five Ways Roundabout go straight over onto the A4141, pass through Chadwick End and, after approximately 3/4 mile, turn left into Bakers Lane and follow the directions as above.

Approximate post code - B93 8PT
Conditions of Sale
The property will, unless previously withdrawn, be sold subject to the Special and General Conditions of Sale, which have been settled by the Vendor’s Solicitor. These conditions may be inspected during the usual office hours at the offices of the vendor’s Solicitor mentioned in these sales particulars during the five days, exclusive of Saturday and Sunday, immediately before and exclusive of the day of the sale. The conditions may also be inspected in the Sale Room at the time of the sale but they will not then be read. The purchaser shall be deemed to bid on those terms whether he shall have inspected the Conditions or not.
Money Laundering
Money laundering regulations have been introduced by the government, affecting auctioneers, under the Proceeds of Crime Act 2002/Money Laundering Regulations 2007. To comply with this Act, we require all purchasers to pay the deposit by any of the following methods: Bank/Building Society Draft, Personal/Company Cheque. All purchasers will be required to provide proof of both their identity and current address and all parties intending to purchase any property must bring with them the following items: Full U.K. Passport or Photo Driving Licence (for identification), a recent Utility Bill, Council Tax Bill or Bank Statement (as proof of residential address). These should be presented to the vendor’s Solicitor when signing the contract.
Agent's Note
The guide price offers an indication of the price below which the vendor is not willing to sell. It is not necessarily the exact final sale price, and is subject to change prior to and up until the day of the auction. Any change in the guide price will reflect a change in the reserve (a figure below which the auctioneer will not be able to sell). The reserve can be expected to be set within the guide range or not more than 10% above a single figure guide. (RICS Common Auction Conditions 7th Edition).


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Important Remarks

Please note that all the above information has been provided by the vendor in good faith, but will need verification by the purchaser’s solicitor. Any areas, measurements or distances referred to are given as a guide only and are not precise. Floor plans are not drawn to scale and are provided as an indicative guide to help illustrate the general layout of the property only. The mention of any appliances and/or services in this description does not imply that they are in full and efficient working order and prospective purchasers should make their own investigations before finalising any agreement to purchase. It should not be assumed that any contents, furnishings or other items shown in photographs (which may have been taken with a wide angle lens) are included in the sale. Any reference to alterations to, or use of, any part of the property is not a statement that the necessary planning, building regulations, listed buildings or other consents have been obtained. We endeavour to make our details accurate and reliable, but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not give any warranty in relation to the property and we have no authority to do so on their behalf.

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Regulated by the Royal Institution of Chartered Surveyors (RICS) Misrepresentation Act 1967. John Earle. Conditions under which particulars are issued. Messrs John Earle or the vendor/lessor. 1. These particulars do not constitute, nor constitute any part of, an offer or contract. 2. All statements contained within these particulars as to this property are made without responsibility on the part of Messrs John Earle or the vendor/lessor. 3. None of the statements contained in these particulars as to this property are to be relied on as statements or representations of fact. 4. Any intending purchaser must satisfy themselves by inspection or otherwise as to the correctness of each of the statements contained in these particulars. 5. The vendor does not make or give, and neither Messrs John Earle nor any person in their employment has authority to make or give, any representation or warranty whatever in relation to the property. John Earle is a trading style of John Earle & Son LLP. Registered office address: Carleton House, 266-268 Stratford Road, Shirley, B90 3AD. Registered number: OC326726.