DIRECTIONS From the nearby hamlet of St Anne's Chapel, follow the road to the tidal road, for about half a mile and take the first available left. Proceed down this hill into the valley (this being the back road towards Aveton Gifford) and the land will be found at the bottom of the hill, just after the bridge, on the right hand side. 

SITUATION The land is situated between the villages of Bigbury and Aveton Gifford, in the South Hams area of South Devon. The town of Kingsbridge is about 5 miles away and Modbury town being a similar distance. Grid reference: SX 677473 

DESCRIPTION The land at Dukes Mill comprises a very small area of amenity land that is accessed from the public highway on the north boundary and is bordered by a stream on the west boundary. The land has in the past been used by the current owner as an educational site for cub and scout groups, but offers the potential for other uses (subject to obtaining the necessary planning consent). The full extent of the land is as approximately outlined in red on the site plan. SERVICES There are no services connected to the land, but there is a stream water supply that borders the west boundary. Agents Note: Whilst every care has been taken to prepare these sales particulars, they are for guidance purposes only. All measurements are approximate are for general guidance purposes only and whilst every care has been taken to ensure their accuracy, they should not be relied upon and potential buyers are advised to recheck the measurements 

PUBLIC RIGHTS OF WAY There are no public rights of way across the land but there is a public right of way near the east boundary. 

SPORTING AND MINERAL RIGHTS The sporting and mineral rights are all in hand and included in the sale of the land, as far as are known. 

GUIDE PRICE £5,000 

METHOD OF SALE The property is being offered for sale by Public Auction (unless sold prior) subject to Luscombe Maye's General Conditions of Sale (available on request from the agent) and the Special Conditions of Sale appertaining to the property (see below). 

GENERAL CONDITIONS OF SALE Luscombe Maye for themselves and the Vendors of the property, whose agents they are, give notice that: 1. These particulars do not constitute an offer or a contract nor any part of an offer or contract. 2. All statements contained in these particulars as to this property are without responsibility on the part of Luscombe Maye or the Vendor. 3. None of the statements contained in these particulars as to this property are to be relied on as statement or representation of fact. 4. Any intending purchaser must satisfy himself/herself 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 Luscombe Maye nor any person in their employment has any authority to make or give any representation or warranty whatsoever in relation to this property. 

7. ANY INTENDING PURCHASER IS STRONGLY ADVISED TO REQUEST FROM THE AUCTIONEERS IN GOOD TIME PRIOR TO THE AUCTION A COPY OF THE GENERAL CONDITIONS OF SALE. 

SPECIAL CONDITIONS OF SALE A copy of the special conditions of sale relating to the property may be obtained from the Vendor's Solicitors Messrs Wollen Michelmore, 10 The Quay, Dartmouth, Devon TQ6 9PT. Attention: Nigel Wilkie. Tel: 01803 832 191. E-mail: nigel.wilkie@wmlegal.co.uk. The property is offered for sale subject to the special conditions of sale all of which will be set out in the legal pack. 

VIEWING Strictly by appointment with the Sole Agents, Luscombe Maye. Telephone 01548 857474 for details.