This auction is being sold with a reserve and is subject to seller approval. The seller reserves the right to accept or reject any and all bids. The final bid is not deemed accepted until confirmed by the seller.

Terms: A non-refundable earnest money deposit of $2,000 is due within 24 hours of the auction�s conclusion. The balance of the purchase price shall be paid in full at closing, which shall occur within 30 days of the executed auction contract. Thank you

*NOTE PRIOR TO BIDDING YOU MUST SEND PROOF OF FUNDS OR BANK LETTER OF CREDIT**
auctions@benladage.com

Financial arrangements must be made prior to bidding at the auction and a bank letter of credit or proof of funds will required to bid.
Buyer will be required to sign into a written contract at close of auction.
Property is being sold "as is", in its present condition with no warranties either expressed or implied.'
Property is sold at the Owners approval and reserves the right to accept or reject any or all bids.
*A 5% Buyer Premium will apply to the high bid
Please have all financial arrangements & inspections made prior to bidding.
Real Estate Taxes pro-rated up to time of closing.
2.5% Realtors Co-Op on Property
Auctioneer & Seller ask for lead base paint, Mold, Radon inspection wavier.
Buyers Agent Note: We will work with a buyers agent on this Real Estate. Contact Ben
Ladage Auctions 217-652-0924 or email auctions@benladage.com with any questions.

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Ben Ladage Auctions Inc.
Terms & Conditions
We do everything possible to make our auctions fair and transparent.
1. Before bidding on-site, online or by proxy at Ben Ladage Auction Inc. auctions, you must read and accept the Terms and Conditions of Bidding. Read these terms carefully. When you sign your Bidder Registration Agreement, bid live at auction or click the "accept" button online, you enter into a binding legal agreement with Ben Ladage Auctions.
3. All bids submitted to Ben Ladage Auctions are final and irrevocable, whether they are submitted in person, online or by proxy. If you are the highest bidder and the auctioneer announces the lot as sold to you, you are the new owner of that item. All sales are final.
4. Ben Ladage Auction sells each and every item "as is, where is." We make no representations or warranties with respect to the items in our auctions. We recommend that you visit the auction site to inspect any items you'd like to buy before bidding on auction day. You may also send someone to the site to conduct the inspection on your behalf.
5. Ben Ladage Auctions expressly forbids owners and their agents from bidding on any item they have consigned to an auction. This applies to on-site, online and proxy bidding.
7. Registration to bid is free. Ben Ladage Auctions reserves the right to refuse the issuing of a bidding cards auction service, and overall business if we see fit.
8. An administrative fee (or listed as BP) on all online purchases
A. This administrative fee applies to on-site, online and proxy purchases.
12. Ben Ladage Auctions Inc. are not responsible for any human or computer errors.
13. All announcements made on sale day shall supersede any prior advertisements. Items sold as is where is with no guarantee unless otherwise stated prior.
14. Any items being sold with a description in regard to condition, age, rarity, origin, etc. are descriptions of opinion only. The bidder accepts full responsibility in determining the value and/or authenticity of the merchandise being sold. All items sold "AS-IS", "WHERE-IS" with no warranties implied. Shipping will be have to be arranged by buyer
Items are sold "as is" with no warranty and that items may not be returned. The auctioneer is not responsible for any errors or omissions in the description of the merchandise. The auctioneer is not responsible for any internet services fails. The auctioneer is not responsible for any missed bids from live, internet, absentee, phone, or simulcast bids
17. When you register with Ben Ladage Auctions you allow us to use your provided email address, mailing address, and phone number for marketing information. We will not sell your information. Opt-Out is availabe on all marketing.

REAL ESTATE: 311 W. Lincoln Street, Virden IL 62690 3-bedroom, 1-bath Wausau home with attached garage, detached 2-car garage, and spacious 100' x 154' lot. REAL ESTATE AUCTION ONLINE BIDDING! 311 W. Lincoln Street, Virden IL 62690 The following real estate located at 1219 Covered Bridge Rd., Glenarm, IL will be sold ONLINE ONLY. Welcome to 311 W. Lincoln Street in Virden! This 3-bedroom, 1-bath Wausau home offers convenient single-level living with a spacious living room, dining area, kitchen with pantry, and main-floor laundry. Additional features include an enclosed front porch, attached garage with storage, and a detached 2-car garage. Situated on a generous 100' x 154' lot with mature trees and a spacious yard. Plenty of potential inside and out! Sq. ft. deemed accurate but not warranted. Lockbox on front door. Property sold AS IS. ONLINE AUCTION - price listed is starting bid. Bid/terms at BENLADAGE.COM. 5% buyer's premium added to final price online. Broker participation welcome. Sale subject to owner approval; owner may accept/reject any bid. Appliances & remaining furniture stay. $2,000 earnest money payable to Prairie Land Title. Questions: Ben 217-697-7511. Use ShowingTime to schedule showings. The property is sold as-is, and the purchase is not contingent upon financing, inspections, appraisal, or the sale of another property Broker participation welcome. Property sells subject to owner's approval. Seller reserves the right to accept or reject any or all bids. All remaining appliances and furniture are included with the home. ONLINE AUCTION - PRICE LISTED IS STARTING BID PRICE Bid at BENLADAGE.COM and view complete auction terms. MLS: CA1047505 ONLINE AUCTION DATE: Tuesday, November 24, 2026 - 6:00 PM CST Bidding will be held online at BENLADAGE.COM Property to be sold subject to Seller's approval. 2 OPEN HOUSE DATES: Sun. Nov. 8th, Noon-2 PM & Mon. Nov 16th, 4-6 PM. Property can also be viewed by private showing by contacting 217-652-0924 or 217-697-7511, or through your real estate agent. POTENTIAL! Come and look!! Property is being sold "AS IS," in its present condition, with no warranties either expressed or implied. Parcel ID: # 08-001-425-00 Terms: A non-refundable earnest money deposit of $2,000 is due within 24 hours of the auction's conclusion. The balance of the purchase price shall be paid in full at closing, which shall occur within approximately 30 days of the executed auction contract. 2026 Taxes: $259.72 TERMS: Financial arrangements must be made prior to bidding at the auction. A bank letter of credit or proof of funds will be required to bid. Buyer will be required to enter into a written real estate purchase contract following the close of the auction and Seller's acceptance of the high bid. Property is being sold "AS IS," in its present condition, with no warranties either expressed or implied. Property is sold subject to Owner's approval. Seller reserves the right to accept or reject any and all bids. *A 5% Buyer's Premium will be added to the high bid. A standard closing period of approximately 30 days will allow time for the title company, lender, and other necessary parties to finalize the transaction. Please have all financial arrangements, inspections, and due diligence completed prior to bidding. Real estate taxes will be prorated through the date of closing. Title work and closing to take place at Prairie Land Title, Springfield. 2.5% Realtor Co-Op on Property. Auctioneer & Seller will request waivers for lead-based paint, mold, and radon inspections as applicable. **PLEASE NOTE:** Security cameras are present on the property. No entry onto the property unless accompanied by a Real Estate Agent. Please read Terms & Conditions prior to bidding. Contact Ben Ladage Auctions with any questions. This auction is being sold with a reserve and is subject to Seller approval. The Seller reserves the right to accept or reject any and all bids. The final bid is not deemed accepted until confirmed by the Seller. Want to bid but don't know how? No problem! Contact Ben Ladage Auctions at 217-652-0924 for bidding assistance. We can show you how to bid online or assist with phone bidding. Already working with a Realtor? Great! We welcome broker participation and are happy to work with both you and your agent throughout the auction and closing process. We're committed to making the transaction smooth for all parties involved. The auction will use a soft close. The auction will begin closing at the stated time; however, if a bid is placed within the final 3 minutes, bidding will remain open for an additional 3 minutes. This process will continue until no bids are received during the final 3-minute period. Roger LaRue Redeford Estate Seller: Executor Laurel Law Ben Ladage, Broker Office Phone: 217-652-0924 Managing Broker: The Real Estate Group Go to www.benladage.com for pictures! Property can also be viewed by private showing by contacting 217-652-0924 or 217-697-7511. Property sold AS IS and not subject to inspection contingency. Property to be sold subject to Seller's approval. A 5% Buyer's Premium will apply to the high bid. Contact Ben Ladage Auctions at 217-652-0924 or auctions@benladage.com with any questions. ________________________________________ How Does the Real Estate Auction Work? Participating in a real estate auction is similar to a traditional real estate transaction, but with a few key differences. Here's how the process works: Auction Ending Date and Final Price Determination The auction will conclude on November 24th at 6:00 PM, at which point the highest bid will be presented to the seller for approval. The auction serves as the negotiating period. Once the seller accepts the highest offer, the sale proceeds like a conventional real estate transaction. The seller reserves the right to accept or decline the final bid, even after the auction ends. Buyer's Premium A 5% buyer's premium will be added to the final bid price to determine the total purchase price. For example, a winning bid of $100,000 plus the 5% buyer's premium ($5,000) results in a total purchase price of $105,000. Contract Signing Once the final price is accepted, we will execute a standard real estate purchase contract. The property will be sold "as-is," and an "as-is" addendum will be included in the contract, meaning the buyer accepts the property in its current condition without requiring repairs or modifications by the seller. The sale is not contingent upon inspections, financing, appraisal, or the sale of another property. Financing Options Buyers may finance the purchase through a mortgage lender or complete the transaction using cash. If financing is involved, buyers should ensure they are pre-approved by their lender prior to the auction. The purchase is not contingent upon financing approval, and buyers are responsible for completing the transaction regardless of their ability to obtain financing. Closing Period A standard closing period of approximately 30 days or sooner will allow time for the title company, lender, and other necessary parties to finalize the transaction. Additional Considerations Inspection Period: Buyers are encouraged to inspect the property prior to the auction date. The property is sold "as-is, "so all inspections and due diligence must be completed before bidding. Earnest Money Deposit: A $2,000 earnest money deposit is required within 24 hours of the auction's conclusion and seller acceptance. Auction Terms and Conditions: Bidders should carefully review the terms and conditions of the auction before participating to ensure a full understanding of the process and their responsibilities. Questions or Concerns If you have any questions about the property, auction process, or transaction details, feel free to reach out to Ben Ladage, a licensed real estate broker and auctioneer. Already working with a Realtor? Great! We welcome broker participation and are happy to work with both you and your agent throughout the auction and closing process. We're committed to making the transaction smooth for all parties involved. By participating in this auction, buyers have the unique opportunity to set the final price of the property through competitive bidding, ensuring a fair and transparent process for all parties involved.