DUE DILIGENCE REPORT

Mrs R Godfrey-Moon
05/09/2023
110 Gregories Road
Beaconsfield
Buckinghamshire
HP9 1HN

BACKGROUND

110 Gregories Road has been available for approximately two months, initially launched at a guide price of £2.5m. You have agreed a purchase price of £2.2m with completion set for the end of April 2023.

RELEVANT HISTORIC SALES

The following sales have provided us with comparable evidence relating to 110 Gregories Road. The property itself is a 3,410 sq ft home, including a garage, and is set within approximately 0.5 acres.

Whitelands, Beaconsfield. Under offer £2m

An Art Deco Grade II Listed house of circa 3,155 sq ft including a double garage, set in approximately 0.5 acres. The house was in reasonable condition throughout however, it is in need of updating.

27 Westfield Road, Beaconsfield. Sold £2m July 2022.

A 1930’s 2,271 sq ft house, set within approximately 0.5 acres. The house had been refurbished to a standard level but was not well configured.

3 Gurney Close, Beaconsfield. Sold £2.26m April 2022.

A mock Tudor 3,475 sq ft house, set within approximately 0.5 acres. The house was dated and would benefit from being reconfigured on the ground floor.

26 Westfield Road, Beaconsfield. Sold £2.6m December 2021.

A mock Tudor 3,563 sq ft house, set in circa 0.55 acres. The property was dated and needed modernisation throughout.

PLANNING


Buckinghamshire Council

Address:

Beaconsfield Library,
Reynolds Road, Beaconsfield,
Buckinghamshire,
HP9 2NJ

Tel: 0300 131 6000
Website: www.buckinghamshire.gov.uk

Contact details for Beaconsfield Town Council: (Alexa Collins (Clerk)

Address:

Town Hall,
Penn Road,
Beaconsfield,
HP9 2PP

Tel: 01494 675173
Website: www.beaconsfieldtowncouncil.gov.uk/contact/

LOCAL AREA PLANNING REPORT

We have commissioned an independent planning report to investigate policy designations in the area, planning history of the property and surrounding properties, plans for major developments (social housing projects etc.) in the area, listing and public rights of way, which is attached at Appendix 1.

We recommend that you read the Rural Solutions appraisal in full, and we can put you in touch directly with the author should you wish. We will, of course, discuss the report in more detail when we speak.

Please be advised that the Rural Solutions Report is obtained from online resources on a desktop basis. Occasionally some older planning information may not have been uploaded to the online Council Planning Portals and therefore not included. To obtain the entire planning history of the property, a visit to the council would be required.

Beaconsfield Town Council

We spoke to Alexa Collins, Clerk of the Beaconsfield Town Council, to investigate any community issues. She mentioned that Gregories Road is a little busier than some of the other quieter surrounding roads in this part of Beaconsfield. There is a footpath further down Gregories Road, but this will have no impact to the property. Aside from that, she was very positive about the area and said there is nothing she can think of that would cause any concerns.

MAP

We have studied the area surrounding 110 Gregories Road using the following maps; OS Maps, Google Maps, Bing Maps and Magic Maps. From these we have identified the following;

Springfield Landfill Site

We have visited Springfield Landfill Site and walked the majority of the footpath. The site is open Monday-Friday 07:30 to 17:00 and closed on Saturdays, Sundays and bank holidays. There is also a Hanson site which manufactures premixed concrete and a CPI EuroMix site which creates mortar for the construction industry. Please see the images below taken from the footpath on Tuesday 25th October 2022.

Beaconsfield Train Station

110 Gregories Road is approximately 0.8 miles from the railway line. Depending on the time of day the number of trains varies. At peak hours there are 4-5 trains (each way) per hour however, outside of those times there are generally 2-3 trains an hour each way.

Springfield Landfill Site

We have visited Springfield Landfill Site and walked the majority of the footpath. The site is open Monday-Friday 07:30 to 17:00 and closed on Saturdays, Sundays and bank holidays. There is also a Hanson site which manufactures premixed concrete and a CPI EuroMix site which creates mortar for the construction industry. Please see the images below taken from the footpath on Tuesday 25th October 2022.

Springfield Landfill Site
Springfield Landfill Site

Beaconsfield Train Station

110 Gregories Road is approximately 0.8 miles from the railway line. Depending on the time of day the number of trains varies. At peak hours there are 4-5 trains (each way) per hour however, outside of those times there are generally 2-3 trains an hour each way.

NEIGHBOURS

Neighbour image- 1.0
Neighbour image- 1.1

Please see below a list of the direct neighbours. The below table has been created with the information we obtained via HM Land Registry. We are under the assumption that these records are current and up to date.

PUBLIC RIGHTS OF ACCESS

Public Rights of Way

We have inspected the Public Rights of Way map and below is an extract from it. There are no public rights of way across the land owned by 110 Gregories Road.

 

Public Rights of Way - 1

Right to Roam

The Countryside and Rights of Way Act 2000 gave the general public access to areas of open country and registered common land. We have inspected this plan and illustrated below, shown in yellow, are the nearby areas of Access Land.

They should not affect 110 Gregories Road but you should be aware of the four areas of common land less than a mile to the northeast and southeast of the property.

Right to Roam - 1

FLIGHT PATHS & AIRFIELDS

We have reviewed the Topographical Air Chart and have listed below the airfields within the locality. See Appendix 2.

Denham Aerodrome

Denham Aerodrome is located approximately 5.897 miles to the southeast of 110 Gregories Road. It has one paved runway and two grass runways, as well as hangarage. Denham has a number of charter and flight instruction operators based at the aerodrome and these include Denham School of Flying (part of the Cabair Group), The Pilot Centre flying school, HeliAir, PremiAir and the London Air Ambulance unit as well as other corporate and private firms. Due to a large number of the flights being chartered, it is difficult to ascertain a regular routing, however the VFR entry and exit points are at Maple Cross and St Giles Church with entry lanes and circuit heights at an average of 750 ft.

Wycombe Air Park (Booker)

Wycombe Air Park (also known as Booker Airfield) is located approximately 6.204 miles to the west of 110 Gregories Road. We have previously visited the operations room and we were briefed by a trainee pilot. The airfield facilitates light aircraft, gliders and private helicopters; it is also home to the Airways Flying Club, used by British Airways for training (although no airline aircraft are used in training). The most used/popular circuit is 24, then 06, then 35

Denham Aerodrome

Wycombe Air Park (Booker)

Gregories Road, Beaconsfield HP9 1HN, UK

TRANSPORT INFRASTRUCTURE

CAA Survey

We can commission the Civil Aviation Authority (CAA) to produce a report which will look at aviation activity in the vicinity of 110 Gregories Road, if you wish for us to do so. This report can be commissioned at a later date.

You must satisfy yourself as to how much aircraft noise might affect your enjoyment of the property.

ADDITIONAL SURVEYS & INSPECTIONS

Broadband and Mobile Network Investigation

As part of our report, we have looked into the potential broadband coverage/speeds along with the mobile network coverage within the area of 110 Gregories Road.

From our research, via the Ofcom mobile and broadband checker, we can see that Standard and Superfast broadband are available. The standard upload speed is approximately 1 Mbps with a download speed of approximately 17 Mbps.
The superfast upload speed is approximately 20 Mbps with a download speed of approximately 80 Mbps. Ultrafast broadband is currently unavailable.

 

Broadband and Mobile Network Investigation
Broadband and Mobile Network Investigation
Broadband and Mobile Network Investigation
URL: https://middletonadvisors.com/

Mobile Coverage

We have checked the mobile network signal/coverage and we can see that indoors 4G is available in the area on the following networks; O2 and Vodafone. 4G coverage is available outdoors on; EE, Three, O2 and Vodafone.

This is a desktop report and speeds/coverage may vary. For further information please see the Ofcom website below.
https://checker.ofcom.org.uk/en-gb/broadband-coverage

Mobile Coverage

Structural Survey

This took place on Thursday 27th October 2022 and the report will be sent to you on a separate cover.

Electromagnetic Survey

You will see from the enclosed planning report, they look at applications for potential masts. As a result of mobile telephone use, there is an increasing awareness of issues surrounding radiation. Should you have concerns over this, we can arrange a survey to be carried out by a specialist firm.

Security Survey

Where security needs to be enhanced, we can arrange for a company to visit 110 Gregories Road and investigate on your behalf.

.

Asbestos Survey

If at any stage asbestos is found at the property, we can introduce specialists to investigate further.

INSURANCE

Your solicitor will confirm whether you should be insuring from exchange of contracts or completion. If the vendor is insuring until completion, you should ensure that the sum insured is adequate.

REPORT BASIS

This report has been prepared by Middleton Advisors in connection with the proposed acquisition of FULL ADDRESS, FULL ADDRESS, FULL ADDRESS, FULL ADDRESS.  It is not to be read as extending by implication to any other matter.  The Report is addressed to Mr & Mrs X CLIENT NAME for their sole benefit and to whom we owe a duty of care.  It may not be shown, made available or copied in whole or in part to any other person, firm or company without the prior written consent of Middleton Advisors.  Middleton Advisors will not owe a duty of care to any third party (whether or not such written consent has been provided).  This Report should not be used for lending purposes or relied on by any third party.  Persons to whom this report is disclosed should obtain their own professional advice in respect of the matters revealed by it.

We have provided in the attached letter a summary in relation to certain key matters in order to highlight those matters which we consider may be material to the buyer.  However, such summary should be considered in the context of the whole of this Report which is intended to cover other areas that may be significant.

Other investigations have been commissioned by the buyer in areas that we have not reviewed, and all statements on physical or practical matters should be read together with any building survey obtained.  We will send a copy of our report to your solicitors.  While there may be areas of duplication; our report is not intended to substitute in any way for your solicitor’s report on the Property and title.  Your solicitor is to send to us a copy of their report or letter(s) of advice or any other advice you receive in connection with the purchase of the Property.  This is particularly important if the reports contain information that could affect the value being ascribed to the Property or other matters contained in our Report.

We are not responsible for any of the reports commissioned from other advisors nor for any information contained in any reports prepared by any other person, company or statutory body which may be extracted, included or referred to in this Report.  This Report does not comment upon such reports and we recommend that you read all other reports to identify any issues for further consideration. The contents of the Report reflect the position known to Middleton Advisors as at Xth May 2021.  We are not aware of any inaccuracies in the information set out in the Report, but in the limited time available we have not been able to check all information from more than one source.  In addition, certain of the information has been provided to us in interviews and is not backed-up by documentation and accordingly may not be as reliable.  Should persons to whom the Report is disclosed disagree with anything stated in the Report or would like a matter covered in greater detail they are requested to draw it to our attention as soon as possible.

If any of the above paragraphs is held to be invalid or unenforceable by any judicial or other competent authority all other paragraphs will remain in full force and effect and will not in any way be impaired.  Middleton Advisors and the buyer irrevocably agree that this Report is governed by English law and that the courts of England and Wales shall have the exclusive jurisdiction to settle any dispute which may arise out of or in connection with this Report.

APPENDICES

Appendix 1

Rural Report goes here

Appendix 2

Topo Map goes here