JD Commercial Property Directory

GEORGIAN MANOR HOUSE AND INN CLOSE TO POPULAR EXMOOR COASTAL VILLAGES

• Substantial premises comprising of Hotel and Inn
• Main A39 tourist road location, with extensive frontage
• 7 en-suite letting bedrooms within Hotel
• Inn with lounge bar and beer garden
• Function suite with vaulted ceiling, oak lined walls, open fire places and wrought iron chandeliers
• Unexploited function trade, considerable scope
• Suitable for dual family business operation
• Set within own grounds with gravelled car parking
• 2 bedroomed owners accommodation
• Same family ownership for past 7 years
• Services : Mains electricity, water and drainage.  Oil fired central heating

LOCATION
The close by villages, of Lynton and Lynmouth have a static population of 1,658, but benefit from the considerable holiday trade in the area.   The regional centre of Barnstaple is approximately 25 miles.  Access to the M5 via Junction 27 at Tiverton is approx. 35 miles distant.

THE SITUATION
The premises are situated on the A39 tourist road just 1 mile east of the village of Barbrook, with Lynton and Lynmouth lying 2.5 miles to the north.

THE PROPERTY AND CONSTRUCTION
Believed to date back to Georgian times the extensive roadside premises comprise predominately of two buildings, being The Manor Hotel, which is of two storey construction with rendered elevations under and pitched slate roof, and the Beggars Roost Inn which has stonework elevations and a pitched slate roof.  The two premises are linked by a central reception / breakfast room area.  The Manor Hotel offers 7 letting bedrooms, all en-suite, with a two bedroomed first floor owner’s apartment, which can be accessed from within the building or via a self contained rear entrance.  Currently the large reception area is utilised as the breakfast room although in the first the mezzanine gallery of the adjoining Beggars Roost Inn has been used in the past, which can be directly accessed from within the hotel.  This gallery overlooks the Beggars Roost function suite (first floor level) which has many period features including beamed vaulted ceiling, open fires, wrought iron chandeliers and oak lined walls.

The ground floor of the Inn offers a cosy lounge bar with exposed stonewalling, beamed ceiling, wood burner and oak lined walls.  There is a bar servery, with electric dumb waiter from the commercial kitchen, as well as table and chair seating for circa 40.  To the front of the Inn is a beer garden, laid to lawn, with further seating by way of 12 picnic style benches.

The remainder of the grounds are made up of gravelled car parking area, gardens and grounds with any mature trees and shrubs.  There are two static caravans to the rear of the grounds which have been utilised for staff accommodation in the past.

THE PROPOSAL
Our clients are inviting offers for the freehold interest.

THE BUSINESS
Having been within the same family ownership for the last 7 years, The Manor Hotel currently operated on a Bed & Breakfast basis, with the Beggers Roost Inn offering food and drink fayre.  Last year our clients operated a 10 month season on both parts of the business and it is thought new owners could increase the trade with all year round opening as well as utilising the function suite for weddings, birthdays, anniversaries etc.  Our clients’ turnover last year was in the region of £165,000, with a net profit of £32,000 and a wage bill of £27,000.  The forthcoming year end, July 2011, is expected to show an increased turnover estimated to be £220,000. Advertising on the internet is undertaken on a number of hotel booking websites, with the Inn being listed within the Good Pub Guide.

THE STOCK
Any current stock to be purchased at valuation upon completion.

THE INVENTORY
The property is sold with a comprehensive inventory of trade fixtures, fittings and equipment.

LICENCE
The property has a Premises Licence which is to be transferred to the new owners.

THE ACCOMMODATION (comprises)

THE MANOR HOTEL - GROUND FLOOR

RECEPTION ENTRANCE AND BREAKFAST ROOM
17`7 x 17`6 (5.35 m x 5.35 m) Double glazed entrance doors, reception desk, radiator heating, carpet, settee seating, table and chair seating for 10, suitable for increased numbers, residence access to Inn at first floor level

UTILITY AREAS
Including walk in chiller, laundry room with commercial washing machine and tumble dryer

Hallway with carpet, radiator heating, linen store with two water tanks

BEDROOM 1 (used as an office by current owners)
15`5 x 11`0 (4.70 m x 3.35 m) Double room, caret, radiator heating, en-suite 5 piece bathroom

BEDROOM 2
11`10 x 11`8 (3.60 m x 3.55 m) Double room, carpet, radiator heating, patio doors to garden, en-suite 3 piece shower room with tiled walls and floor

BEDROOM 3
15`6 x 10`3 (4.70 m x 3.10 m) Twin room, carpet, radiator heating, en-suite 3 piece bathroom with shower attachment over, tiled walls and floor

BEDROOM 4
16`6 x 15`11 (5.00 m x 4.85 m) Family room, carpet, radiator heating, en-suite 3 piece shower room with tiled walls and floor

Separate side hallway entrance with carpet and radiator heating

FIRST FLOOR – with carpeted landing

BEDROOM 5
12`2 x 10`1 (3.70 m x 3.05 m) Double room, carpet, radiator heating, en-suite 3 piece bathroom with shower attachment over

BEDROOM 6
16`10 x 11`4 (5.15 m x 3.45 m) Family room, carpet, radiator heating, fitted wardrobe, en-suite 3 piece shower room

BEDROOM 7
15`11 x 11`10 (4.85 m x 3.60 m) Double, carpet, radiator heating, en-suite 3 piece shower room with tiled walls and floor

OWNERS APARTMENT

Hallway entrance with carpet, radiator heating, eave storage

SHOWER ROOM
With shower, low level w.c. and wash hand basin

LOUNGE
17`1 x 17`1 (5.20 m x 5.20 m) Carpet, radiator heating

BEDROOM 1
10`11 x 10`9 (3.30 m x 3.25 m) Carpet, radiator heating, en-suite 3 piece bathroom

DRESSING ROOM
11`8 x 10`9 (3.55 m x 3.25 m) Carpet, radiator heating

BEDROOM 2
11`0 x 9`9 (3.35 m x 2.95 m) Carpet, radiator heating

THE BEGGARS ROOST - GROUND FLOOR

LOUNGE BAR
56`9 x 15`5 (17.30 m x 4.70 m) Bar servery with mirrored optics rail, electric dumb waiter to kitchen, computer terminal till, 3 x double chillers, assorted beer fonts, stainless steel single drainer sink, glass washer, bottle store off with cellar behind.  Carpet, exposed stonewalling and ceiling beams, feature oak lining, fire place with inset wood burner, 2 x darts boards, pool table, table and chair seating for c. 40, double glazed doors to beer garden.

Lobby with ladies and gents toilets off

FIRST FLOOR

FUNCTION SUITE
59`9 x 17`5 (18.20 m x 5.30 m) Vaulted ceiling, exposed stonework, feature oak lining, fireplace, wrought iron chandeliers, carpet, dance floor, bar servery, mezzanine gallery (former breakfast room) 45`8 x 15`11 (13.90 m x 4.85 m) Carpet, beamed ceiling

COMMERCIAL KITCHEN
Stainless steel clad walls, stainless steel single drainer sink, electric dumb waiter, stainless steel central gantry, 2 x fridges, freezer, 3 x microwaves, double deep fat fryer, 8 burner gas oven

PREPARATION AREA
Ice maker, stainless steel sink unit, dishwasher, electric dumb waiter, 2 x chest freezers, microwave, preparation worktops

OUTSIDE

To the front of the Inn is a beer garden which is predominately laid to lawn with 12 picnic style benches.  The remainder of the land to the front is made of a gravelled car parking and lawned area to the front and side of the hotel with many mature trees, shrubs and plants.  To the rear of the buildings is a service yard for deliveries and staff access, there are also two static caravans which our clients understand have been on site for in excess of 10 years, on which they have considered seeking permanent planning permission.

Commercial Funding

Having been in the trade for many years we have established good connections in the finance sector.  Our association with these Banks and Commercial Brokers mean that we are able to offer you introductions to competitive finance packages, for a new purchase or refinance purposes alike.  Whether it is initial advice on your likely purchase level or if you are at the point of making an offer, you will often be able to achieve preferential rates, possibly saving you thousands of pounds.  Please call for more information.

IMPORTANT NOTICE
JD Commercial for themselves, and for the Vendors of this property whose Agents they are, give notice that:
1.  The Particulars are set out in general outline only for the guidance of intending purchasers and do not constitute part of an offer or contract.  Prospective purchasers should seek their own professional advice.
2.  All descriptions, dimensions and areas, references to condition and necessary permissions for use and occupation and other details are given in good faith and are believed to be correct, but any intending purchaser should not rely on them as statements or representations of fact and must satisfy themselves by inspection or otherwise as to the correctness of each of them.
3.  No person in the employment of JD Commercial has any authority to make or give any representation or warranty whatever in relation to this property or these particulars nor to enter into any contract relating to the property on behalf of JD Commercial, nor into any contract on behalf of the Vendors.
4.  No responsibility can be accepted for any expenses incurred by any intending purchaser in inspecting properties which have been sold, let or withdrawn.

PROPERTY MISDESCRIPTIONS ACT 1993
1.  All measurements are approximate.
2. While we endeavour to make our sales particulars accurate and reliable, if there is any point which is of particular importance to you, please contact JD Commercial and we will be pleased to check the information for you, particularly if contemplating travelling some distance to view the property.
3. We do our utmost to comply with this Act in full.  However we are also trying to represent our clients’ properties in their high possible light, as such we may use summer photographs to promote some properties.

VIEWING
By strict appointment through the selling Agents, JD Commercial, 42 Ridgeway Drive, Bideford, North Devon. EX39 1TW
TEL: (01237) 424053 / 07868 846357 E-MAIL: sales@jd-commercial.co.uk