Ref: 8177 leasehold
Highly desirable and unopposed stone built landmark Country Inn being offered either Freehold or 'Free of Tie' Lease located in the affluent Staffordshire village of Cotton
• Sitting on the edge of the glorious Peak District National Park only 1 mile from Alton Towers and surrounded by Staffordshire Moorland – A ramblers, tourists or thrill seekers paradise.
• Bar area (circa 40+ plus standing) with exposed stone walls, exposed wooden beams and 2 log burners.
• Snug (circa 10+) with comfy furniture, flagstone floor and an Inglenook fireplace with log burner built in.
• Restaurant/Multi-Use Room (c50+ covers) with exposed wooden ceiling beams, flagstone floor and a feature Inglenook fireplace & log burner.
• Fully equipped commercial catering kitchen.
• Enclosed Al Fresco garden area (c38+ covers) : 2 x patio areas to front (c24 covers); Patrons car park.
• 2 Bedroom Owner’s accommodation.
• Turnover to 31st December 2017 of circa £284,874 (incl.VAT) achieved on a trade split of 60% Food Sales; 40% Wet sales – Forecast to December 2018 circa £310,000+ (incl.VAT).
A fabulous opportunity to acquire a stunning characterful unopposed Freehold Inn or 'Free of Tie' Lease.
This characterful landmark inn is located in the heart of the picture-postcard Staffordshire village of Cotton only 1 mile from the famous Alton Towers theme park. The village has only an inn and a school however is surrounded by glorious Staffordshire moorland and is only a stone’s throw from the tourist magnet Peak District National Park. The area is not only frequented by thrill seekers attending Alton Towers but is also a walkers and ramblers paradise. It is also surrounded by caravan parks and B&b’s and there are currently an additional 200+ wooden lodges being built in the quarry leisure park nearby. The road networks are very good and the A52, A515 and A50 are all within easy reach.
This delightful 16th century village inn is of stone construction and sits under a pitched tiled roof. An entrance porch to the front provides access to all the trading areas. These consist of:
Bar area (circa 40+ plus standing) has loose tables and upholstered chairs and stools complimented by wooden perimeter bench seating all sitting on an attractive Karndean oak effect floor. Exposed wooden beams to the ceiling look down on exposed stone walls and there is a log burner to each end of the room set in an exposed brick-built fireplace. The room also has a darts throw, a hdtv and a well-presented bar server of wood construction with 3 cask ales on offer. Leads to:
Snug (circa 10+) with comfy tubs and settees all sitting on a flagstone floor in front of an exposed brick-built Inglenook fireplace with built in log burner. This comfortable and relaxing room also has a small wooden bar server/hatch, wall mounted hdtv and a large central coffee table. Leads to:
Restaurant/Multi-Use Room (c50+ covers) is a majestic room with loose wooden tables and chairs which can be laid out as desired and to suit the occasion. The room has a flagstone floor throughout and exposed wooden beams to the ceiling compliment the exposed stone walls. To one end is a feature exposed brick-built Inglenook fireplace with built in log burner adding to the rustic charm and character. The room is predominantly used for dining however is also used for functions, parties and even meetings as and when requested.
There is a fully equipped commercial Catering Kitchen with stainless steel appliances and surfaces (equipment not tested). There is a separate office area, fridge/freezer and dry goods storage areas leading off.
Below ground floor Beer Cellar with python system, remote and pumps etc.
Ladies (with baby change) & Gents wc’s. / CCTV throughout.
The owner’s accommodation is situated on the 1st floor and briefly consists of: 2 double bedrooms, a lounge, bathroom and kitchen. The accommodation has exposed beams throughout and has recently been refurbished to a high standard and presented in excellent condition.
To the front of the property are 2 small crazy paved areas with wooden picnic benches (c24+) forming a great place to sit and take in the scenery. To the rear is a delightful enclosed grassed and slabbed garden with wooden picnic benches (c38+) and established shrubbery and bush borders. The patron’s car park is to the side and has space for circa 15+ cars. Also to the rear is a good sized slabbed area currently under development that provides additional opportunity to grow the business further (i.e. Pizza house, ramblers/dogs resting place or similar).
We are advised that the business trades with the benefit of the Premises Licence (not seen) which permits the sale of alcohol during the hours of:
Mon - Sun 11am to 1.30am
Current opening hours are:
Tues – Thurs 4pm to close
Fri/Sat 12noon to close
Sunday 12noon to 4pm
nb. Important. Prospective purchasers wishing to continue to operate the public house should ensure that they gain the aplh Qualification in readiness for their intended operation of the Public House.
The property and business is being offered for sale freehold (although we have not had sight of the title deeds) or as a new highly favourable 10-year Private Fri Lease Agreement as follows:
1. The asking premium will be £49,995.
2. The initial annual rent will be £30,000.
3. The annual rental is simply rpi linked to inflation every 3 years, hence no rent reviews.
4. Rent payable monthly or quarterly in advance.
5. Lease re-assignable after initial 2-year period.
6. Free of all brewery and supply ties.
7. Each party responsible for own legal costs relating to the transaction.
8. We are advised that our vendor client would be agreeable to insert an ‘Option to Purchase’ clause within the lease agreement, to enable the lessee to subsequently purchase the freehold element at a price to be mutually agreed.
We are advised that at the end of the term, the Lease (not seen by Guy Simmonds) should be renewable with no further premium – subject to the provision of the Landlord & Tenant Act 1954.
We are advised that the property uses Calor gas for cooking and heating with all other available mains services connected (no services tested). Business rates payable are advised as being £5,000 per annum.
The current owners purchased the freehold business in 2015 however it was also under the family’s ownership back in the 1970’s. Since purchasing the property they have totally refurbished and developed the trading areas to create an excellent business offering locally sourced, home cooked food and quality drinks to a loyal, repeat, passing and desirable clientele. The business is currently operated by the owner’s themselves assisted by 3 full time and circa 10 part time/casual (seasonal increase) members of staff. The business sits at the centre of the local community and also plays host to a darts team, an occasional quiz, an annual Gin and Beer festival whilst providing live entertainment in the winter months. We are advised that turnover to 31st December 2017 was c£284,874 (inc VAT) on a trade split of 60% Food & 40% Wet sales. Forecast sales for 2018 are circa £310,000 (inc VAT). New owners could continue to operate the business using the same successful formula or may wish to take the business to the next level. In our opinion this could be achieved by extending the opening hours and/or exploring the opportunity to include the rear patio within the business running alongside ideas from their business plan.
For further info:
This business would suit an enthusiastic owner/operator couple who have previous experience of working in a similar hospitality environment however this is not essential.
Limited accounting information will be made available to interested parties after viewing. This business was viewed by Richard Fletcher who would be delighted to discuss further details.
Viewing appointments must be made by contacting Guy Simmonds.
Details prepared September 2018
Note: Size quoted is usually the Total Useful Floor Area taken from the EPC and is for guidance purposes only and no responsibility is assumed by Guy Simmonds for the accuracy.
If size stated =1m2, this is because no measurements are available at this time.
Viewing: All appointments must be made through Guy Simmonds. Please note that these Sales Particulars are issued on the strict basis that all negotiations, viewings and contacts in connection with this business are conducted through Guy Simmonds who are appointed by the vendor to act under a Sole Selling Rights agreement with total confidentiality. Any breach of these terms may make you liable in law to litigation and damages. Under no circumstances must you approach the owner direct without a formal appointment or disclose to other customers and staff that the Premises are for sale.
Finance for purchasing A licensed property: We are in constant touch with a leading finance broker who specialises in arranging Business Finance for Licensed Properties. Whether you are purchasing a Licensed Property through ourselves, or another agent, we will be pleased to contact on your behalf our specialist who can arrange the necessary Finance Package for you at preferential rates. Please telephone for free and no obligation advice with regards to financing a Business.
Guy Simmonds for themselves and for the vendors or lessors of this property and/or business whose agents they are give notice that:-
(I) These particulars are a general outline for the guidance of intending purchasers (or lessees) and do not constitute an offer or contract, nor any part of an offer or contract.
(II) All descriptions, dimensions, distances, maps/plans, references to condition, trading figures and other items in these particulars are given as a guide and no responsibility is assumed by Guy Simmonds for the accuracy of individual items. Intending purchasers (or lessees) should not rely on them as statements of representations of fact and should satisfy themselves as to the correctness of each item by making independent enquiries.
(III) Intending purchasers (or lessees) should make their own independent enquiries regarding the use of the property, necessary permissions for use and occupations, potential uses and any other matters affecting the property prior to purchase.
(IV) Guy Simmonds do not make or give whether in these particulars, during negotiations or otherwise, any representation or warranty in relation to this property. No responsibility is taken by Guy Simmonds for any error, omission or mis-statement in these particulars. Guy Simmonds do not warrant the accuracy of any accountancy information supplied and purchasers are advised to take independent advice in order to satisfy themselves.
(V) Guy Simmonds are unable to give any warranty as to the working order of any apparatus, equipment, fittings or services associated with the premises and therefore, cannot verify they are in full working order. Purchasers are strongly advised to obtain specialist reports prior to exchange of contracts in order to satisfy themselves.
(VI) All statements and descriptions are made without responsibility or warranty by Guy Simmonds, the vendors or lessees. Neither do Guy Simmonds nor the vendors/lessees hold ourselves responsible for any expenses whatsoever incurred by applicants inspecting Businesses which may be sold or withdrawn, to include travelling, valuation/survey, legal fees etc.
(VII) No person in the employment of Guy Simmonds has any authority to make or give any representation or warranty whatever in relation to this property.
(VIII) It should not be assumed that the contents of any photographs are included in the sale.
(IX) All prices quoted are excluding stock at valuation.