114 Salisbury Road, Wavertree, Liverpool, L15 2HU

Basic Legal-Pack Facts

Property and title

• Property: 114 Salisbury Road, Wavertree, Liverpool, L15 2HU.
• Auction: Sutton Kersh, Lot 62.
• Guide price: £110,000. The guide price is not necessarily the price at which the property will sell.
• Tenure: Freehold.
• Title number: MS356173.
• Title class: Absolute.
• Possession: The contract states that the property is sold with vacant possession, subject to the provisions concerning any remaining contents or unknown occupiers.

Seller and contract position

The registered proprietor is deceased, and the sale is being conducted by the administrator of the estate under a Grant of Letters of Administration dated 10 November 2025. The property is being sold with limited title guarantee.

No registered mortgage or financial charge appears in the supplied official title register. However, buyers should ask their conveyancer to confirm that the title can be transferred correctly and that all necessary estate documentation is satisfactory.

Completion and risk

• Completion period: 20 working days after exchange of contracts.
• Insurance: The buyer is responsible for the property from exchange, and the seller is not required to insure it after that point.
• Condition after exchange: Damage or deterioration between exchange and completion does not automatically give the buyer the right to reduce the price, delay completion or withdraw.
• Remaining contents: Furniture, fittings, rubbish or personal effects may remain at the property. Their presence cannot be used to delay completion.

Rights and access

The title includes part of a passageway that is subject to rights of way. Salisbury Road is shown as an adopted highway, but the rear access is recorded as not adopted. Buyers should ask their solicitor to explain the exact access rights, maintenance responsibilities and practical implications.

Planning and building-regulation information

The local search refers to a 2024 application for a Certificate of Proposed Lawful Development relating to a single-storey rear extension, under reference 24LP/0835. The supplied pack does not appear to contain a clear decision notice, approved drawings or enough information to confirm the status of the proposed work.

No separate building-regulation approvals or completion certificates are identified in the supplied search results. This should be investigated if alterations or structural works have previously been carried out.

The property is also affected by an Article 4 direction restricting the change of use from a dwellinghouse within Use Class C3 to a small house in multiple occupation within Use Class C4. Planning permission may therefore be required before using the property as an HMO.

Drainage and utilities

The drainage search indicates that the property is connected to mains water and that foul and surface water drain to the public sewer. No mapped public sewer or water main is shown within the property boundary, although a sewer is shown within approximately 30.48 metres.

Some drainage answers are supported by insurance rather than direct confirmation, and private drains within the boundary have not been physically inspected.

Additional purchase costs

• Seller’s legal costs: £1,450 plus VAT.
• Bank-transfer charge: £50 plus VAT for each transfer.
• Auctioneer’s administration fee: 1.35% plus VAT of the purchase price, subject to a minimum of £1,800 plus VAT.
• Other costs: Title documents, conveyancing disbursements and other charges may also be payable.

At the £110,000 guide price, the known minimum additional charges identified above would be approximately £3,960, assuming one bank transfer. This excludes Stamp Duty Land Tax, the buyer’s solicitor, surveys, searches, finance costs, Land Registry fees, refurbishment costs and any other applicable expenditure.

Important Headline Risks

Substantial refurbishment appears necessary

The property appears to require a comprehensive refurbishment rather than light cosmetic updating. Potential works include the kitchen, bathroom, decoration, flooring, heating, electrical installations, damaged internal finishes, external maintenance and clearance of remaining contents.

The final scope and cost cannot be confirmed without a professional building survey, specialist inspections and itemised contractor quotations.

Concrete floors require further investigation

The physical inspection identified concrete or screeded flooring across much of the ground floor. Concrete flooring does not prove that the property has structural problems, and it may form part of the original construction or a previous refurbishment.

However, in combination with visible moisture or mould staining and the property’s overall condition, it raises questions about damp, ventilation, floor construction and whether earlier remedial work has taken place. A surveyor should investigate the floor construction and carry out appropriate moisture testing before the auction.

Basement condition remains uncertain

The auction particulars state that the basement was not inspected. Its condition, accessibility, ventilation, waterproofing and structural state therefore remain uncertain. A buyer should not assume that the basement is dry, usable or suitable for conversion.

Planning status of the rear-extension proposal

The legal pack refers to a proposed single-storey rear extension, but the supplied documents do not clearly establish whether a certificate was granted, whether work began or whether any existing work matches approved plans. This should be confirmed directly with Liverpool City Council and the seller’s solicitor.

HMO planning restrictions

An HMO or student-letting strategy should not be assumed to be automatically available. The Article 4 direction means that planning permission may be required for a change from ordinary residential occupation to a small HMO. Licensing, fire-safety and amenity requirements may also apply.

Auction completion and funding risk

Exchange normally takes place when the hammer falls, after which the purchase becomes legally binding. The 20-working-day completion period leaves limited time to finalise finance and satisfy lender requirements.

The property’s condition, the absence of an EPC from the supplied pack and the uninspected basement may affect mortgageability or the timing of a lender’s decision. Funding should therefore be agreed on the basis of this particular property rather than assumed from a general agreement in principle.

Vacant possession and remaining contents

Although the contract provides for vacant possession, it also states that remaining furniture, fittings, effects or rubbish cannot be used to delay completion. The buyer may therefore inherit clearance and disposal costs.

The special conditions also limit the buyer’s ability to delay or refuse completion if unknown occupiers or trespassers are found. Actual occupation should be checked immediately before bidding and again before completion.

Information missing from the supplied pack

The supplied documents do not appear to include an environmental search, mining report, dedicated flood report, EPC, structural survey, damp report, electrical report, gas-safety information or detailed documentation confirming the outcome of the rear-extension application.

These omissions do not necessarily mean that a problem exists, but they leave matters that a prudent buyer should investigate before bidding.

General Strategy Possibilities

The following are general possibilities rather than recommendations. The suitability of each strategy will depend on the purchase price, refurbishment cost, planning position, finance terms, achievable rent and completed market value.

Refurbish and resell

A refurbishment-and-resale strategy may be possible because the property appears capable of being improved through comprehensive renovation. The viability of this approach will depend on acquiring it sufficiently below its realistic value after refurbishment.

Investors should allow for purchase costs, finance, professional fees, contingency, selling costs and the possibility that hidden defects are discovered after completion.

Buy, refurbish, refinance and rent

A BRRR strategy may be possible if the property can be refurbished to a mortgageable standard, revalued at a sufficient level and let at a rent that supports the required borrowing.

This strategy carries valuation and refinancing risk. Investors should not assume that all refurbishment expenditure will be reflected pound-for-pound in the lender’s valuation.

Conventional buy-to-let

Following refurbishment, the property may be suitable as a conventional single-family rental. This is likely to involve fewer planning complications than an HMO strategy, although all normal rental, safety, licensing and energy-efficiency requirements would still need to be satisfied.

Refurbishment for owner-occupation or resale to a homeowner

Another possibility is to refurbish the property as a family home and resell it into the owner-occupier market. The layout, bedroom accommodation, local demand and quality of finish would influence its eventual marketability.

HMO or student accommodation

The property’s location may lead some investors to consider student or HMO use. However, this should be treated as a conditional strategy because the Article 4 direction may require planning permission.

Investors should obtain written planning advice and confirm licensing, space standards, fire-safety requirements, room sizes and local demand before including HMO income in their calculations.

Extension, conversion or redevelopment

Extension or conversion may offer longer-term potential, particularly given the previous lawful-development application. However, this is a speculative possibility until the planning history, title restrictions, design feasibility, structural condition and building-regulation requirements have been reviewed.

The property should be assessed initially on the basis of its existing lawful residential use, without relying on additional accommodation or a more intensive use being approved.

Important: This free summary highlights selected information from the supplied auction legal pack and physical inspection. It is not legal advice, a building survey, a valuation or a recommendation to purchase. Prospective buyers should instruct their own solicitor, surveyor, lender and other appropriate professionals before bidding.