28 Deans South, Livingston, Deans, EH54 8DP

For sale by Auction on 20 August 2026. The subjects comprise a maisonette style flat within a four storey block in an area of similar.

The internal accommodation comprises the following: Ground Floor •{tab}Entrance Hallway •{tab}Lounge •{tab}Kitchen •{tab}Store Cupboards First Floor •{tab}Two Bedrooms •{tab}Bathroom •{tab}Store Cupboards Council Tax Band A Location Livingston is a popular West Lothian town strategically located 15 miles west of Edinburgh and 30 miles east of Glasgow, it is one of Scotland’s New Towns and has a resident population of around 57,000.

The property is located in an area of established residential area to the west of the town centre.

Buyers Fee The buyers fee is 1.2% inc VAT (1% plus VAT) subject to a minimum of £1,860 inc VAT (£1,550 plus VAT Note Please be advised that the auctioneers have not personally inspected the property.

Prospective buyers are advised to make a viewing enquiry and any other necessary independent enquiries before placing their bid, as this will be binding.

Tenure: See Legal Pack EPC Rating: C Terms: Viewings: To book a viewing, please contact Shepherd Commercial Property Auctions to arrange.

Auction Method: This auction is for property located in Scotland; therefore, any sale will be governed by applicable Scottish law.

This property is being sold by Shepherd Commercial Property Auctions, facilitated by BTG Eddisons Property Auctions as auctioneer.

You are required to undertake identity checks before you can be authorised to bid. You must also provide your payment details.

If you do not provide this information, your registration will not be processed.

When you place your bid, you are deemed to have agreed to the Shepherd Buyers Terms (Scotland) which are available to view on Shepherd Commercial Auctions website.

Auction Type - Unconditional Sale If you are the highest bidder, you must exchange legally binding contracts for the sale when the auction for the property comes to an end.

You must then pay the applicable fees and deposit. You must complete the sale within 20 business days unless the Special Conditions of Sale contained within the legal pack state otherwise.

Auction Fees The following non-refundable fees apply: Buyers Fee- payable on exchange of contracts. This is listed within the property details.

The Buyers Fee does not contribute to the purchase price. There may be additional fees listed in the Special Conditions of Sale, which will be available to view within the legal pack.

You must read the Special Conditions carefully before bidding. Any additional fees are included at the sellers discretion and will be in addition to any standard fees payable.

The auctioneer has limited control over the content of the Special Conditions of Sale.

Deposit On exchange of contracts, you must pay a non-refundable deposit equal to 10% of the actual purchase price of the property, subject to a minimum of £5,000.

The deposit contributes towards the purchase price. Legal Pack Before bidding, you must view the legal pack for the property. This is the collection of legal documents that apply to the sale.

The documents will include but are not limited to: Special Conditions of Sale, title documents from the Land Registry and Energy Performance Certificate.

The legal pack can be viewed via Shepherd Commercial Auctions website by searching for the property.

Once on the property details page, find the Lot Information section, where there is a sub-heading "Legal pack".

Follow this link, and you will then be directed to create an account with Auction Passport to view the documents.

The legal pack can change at any time up until the auction starts so you must check for the most recent version of the legal pack. An addendum may be issued outlining any late changes.

At the point of placing your bid, you are deemed to have read the legal pack in its entirety, including any changes.

Failure to check for changes to the legal pack will not be a valid reason for withdrawing from the sale.

It is strongly recommended that you instruct a qualified professional to review the legal pack and raise any necessary enquiries before bidding.

Articles of Roup The Articles of Roup are the general terms of sale for properties sold at auction in Scotland that will govern this transaction.

They are available to view on Shepherd Commercial Auctions website. Special Conditions of Sale The property is sold subject to any Special Conditions of Sale.

These are contractual conditions that are included by the seller of the property - they are not part of the standard Shepherd Buyers Terms (Scotland).

The Special Conditions of Sale are legally binding. You are taken to have read and accepted these at the point of bidding, even if you have not done so.

The Special Conditions of Sale are available to read in the legal pack.

Registration Process: To register to bid on the property, visit the Shepherd Commercial Auctions website and submit your remote bid.

The lot number can be found against the Lot Details of the property. Prospective bidders must register no later than 12pm the day before the auction date.

If you register after the cut-off, it cannot be guaranteed that your registration will be processed. Guide Price & Reserve Price Each property sold is subject to a Reserve Price.

The Reserve Price will be within + or - 10% of the Guide Price. The Guide Price, is issued solely as a guide so that a buyer can consider whether or not to pursue their interest.

A full definition can be found within the Buyers Terms.