Cowling Commercial Property Directory

For Sale By Private Treaty Subject to Contract

A PROMINENT VICTORIAN GUEST HOUSE OCCUPYING A GOOD SIZED PLOT WITH RENOVATED AND REFURBISHED ANNEXE

 Renovated and refurbished 2 bed self contained annexe
 4 Star Rated
 8 bedrooms within the main house
 Separate bar with adjoining lounge
 Separate sitting room / TV lounge
 Original lofty dining room with marble fireplace
 Terraced gardens to side & rear
 Tarmacadam parking to the front elevation
 Kitchens in 3 principle sections plus laundry alongside
 Having been in the same ownership for approximately 21 years (now retiring)
 Full central heating & double glazing
 Services : All mains connected
 Rateable Value : £2,050  Rates Payable : £469 (with small business relief)   Council Tax Band B

LOCATION

Ilfracombe is a popular resort situated on the North Devon Coast, with an estimated population in the region of 10,500.  The sub regional centre of Barnstaple lies approximately 13 miles to the south.

THE SITUATION

The subject property enjoys a prominent trading location within the St. Brannocks Road area which is the main arterial road leading into the town from the south.   St. Brannocks is recognised as being the main core for the guest house and bed and breakfast establishments.   The subject property has been long established from this location, having been in the same ownership for the past 21 years.

THE PROPERTY AND CONSTRUCTION

The house is of traditional stone construction built within the Victorian era under a slate roof with the main house being arranged on three principle floors providing galley kitchen in three sections, owners lounge / office, guests bar with lounge area alongside.   Separate TV room / sitting room and a main lofty dining room to the front bay.    The two upper floors provide a good mix of letting accommodation, which has been modernised and well-tended with modern en-suites and full tiling to parts.

An important part of the sale, is the fact that there is a 2 bed annexe building believed to have been a later addition and believed to have been originally constructed as self contained owners accommodation.   This building has undergone renovation and refurbishment works to provide the owners with a separate two bedroomed premises with private lounge and kitchen/diner, giving the owner’s self-containment from the business.    The annexe is of block and render construction under a flat roof.    The property enjoys parking to the side with rear garden which is principally terraced with some established fruit trees.  

THE PROPOSAL

Our clients are inviting offers for the freehold interest.

THE BUSINESS

Our retiring client provides her guests with a straightforward bed and breakfast service with optional evening meal, 80% being just B&B.   The business has not been exploited but run to meet her own immediate financial needs.   We anticipate the annual take to be in the region of £45,000, subject to accounts. 

THE STOCK

Any current stock to be purchased at valuation upon completion.

THE INVENTORY

The property is sold with an inventory of trade fixtures, fittings and equipment.

LICENCE

The property enjoys a Premises Licence.

THE ACCOMMODATION (comprises)

MAIN HOUSE

GROUND FLOOR

Entrance Hallway

DINING ROOM
17’7 x 15’10 (5.35m x 4.80m) A lofty period room with marble fire surround, ceiling coving, bay window

SITTING ROOM and TV LOUNGE
15’0 x 9’6 (4.55m x 2.90m)

Access to the BAR and BAR LOUNGE
23’3 x 13’10 (7.10m x 4.20m) Gas fire, feature stone fire surround, fitted bar servery with optic shelving

COMMERCIAL KITCHEN
Arranged in three principle sections with modern eye and base units in all three areas.   Separate recess for dishwasher.  This area then links to Still Room / Preparation Kitchen which links with Freezer Area with further eye and base units, in turn joins to the main commercial kitchen with separate trade entrance to outside.  7 burner gas fired oven, single drainer stainless steel sink, 2 x understairs storage areas, ground floor w.c. and access to house laundry

PRIVATE AREAS

OWNERS SITTING ROOM / OFFICE
Behind the bar area for ease of management with gas fire inset, office space

FIRST FLOOR

BEDROOM 1 currently used as the owners bedroom
Double, vanity hand basin, built in wardrobes

BEDROOM 2
Single, hand basin, en-suite shower and w.c.

Landing with 2 x adjoining w.c.s, 1 with hand basin

Separate BATHROOM
Fitted Whirlpool bath system

BEDROOM 3
Double, en-suite three piece shower room

BEDROOM 4
Single, en-suite three piece bathroom, shower via mixer taps

BEDROOM 5
Double, bay window, ceiling coving, en-suite three piece shower room, fully tiled

Landing with access to the linen store

SECOND FLOOR

AGENTS NOTE

All bedrooms enjoy the following equipment; hospitality trays, hairdryers, clock radio alarms and TVs.

BEDROOM 6
Twin, en-suite three piece shower room, fully tiled

BEDROOM 7
Double, dual aspect, three piece en-suite bathroom, shower over bath, fully tiled

BEDROOM 8
Single, child's bedroom, hand basin

NB. Bedrooms 7 & 8 are let as a family suite

Landing
Boiler and hot water heater tank cupboard

AGENTS NOTE

All bedrooms have radiator heating and full double glazing.

OWNER’S / LETTING ANNEXE

The annexe has been renovated and refurbished recently with works including new wriring, plumbing, central heating, new kitchen and bathroom, plastering and carpets.  This part provides:-

Hallway entrance with laminate floor and radiator heating

LOUNGE
14’7 X 13’3 (4.45m x 4.05m) Carpet, radiator heating

KITCHEN/DINER
17’7 x 12’3 (5.35m x 3.75m) Eye and bas units with worktops, stainless steel single drainer sink, extractor hood, radiator heating, tiled walls, laminate floor, plumbing for washing machine / dishwasher

BEDROOM 1
8’1 x 8’1 (2.45m x 2.45m) Carpet, radiator heating

FOUR PIECE BATHROOM
Tiled walls and floor, heated towel rail

BEDROOM 2
12’0 x 9’9 (3.65m x 2.95m) Carpet, radiator heating

OUTSIDE

Terraced gardens to the rear with fruit trees, side garden with large established lilac tree and borders.   Owners private garage with up and over doors used for storage.   Front and side parking apron with tarmacadam surface coat.

Commercial Funding

With approaching 30 years experience in the commercial funding sector, Mike Quinn heads up our ‘Sister Company’ Cowling Commercial Finance Limited.  No matter where you purchase a business, or which agent you purchase through, Mike would be happy to discuss any required finance.  For further information, please contact Mike Quinn on 01271 375555.  Email m.quinn@cowling-commercial.co.uk.    

IMPORTANT NOTICE
Cowling 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 Cowling 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 Cowling 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 Cowling 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, Cowling Commercial, Commercial House, 11 The Strand, Barnstaple, North Devon. EX31 1EU
TEL: (01271) 375555 FAX: (01271) 377674

SURVEY AND VALUATION
Cowling Commercial have an experienced fully qualified Chartered Surveyor who will provide Survey/Valuation and planning and development advice on any business being purchased.  Contact Charlotte Luckett MRICS if you require professional services.