8345F

• Lovely location within the village of Woodfalls, situated on the northern edge of the New Forest.
• Spacious trading areas including Lounge Bar (circa 40), Conservatory Restaurant (circa 35), Function Room/Conference Room (circa 80) & Breakfast Room (circa 20).
• 10 En-Suite Letting Bedrooms.
• Car Park & Commercial Catering Kitchen.
• Front Patio Terrace Area (circa 40).
• 3 Bedroom Owners Accommodation & 1 Bedroom Managers Flat.
• We are advised turnover for y/e 09/19 is £396,000 (inc vat) with a trade split of 15% food, 70% wet & 15% letting with considerable further scope.
• Freehold or Lucrative ‘Free of Tie’ Lease with an Option to Purchase if required.

Location

This extensive and beautifully positioned Freehold/’Free of Tie’ Leasehold Inn & Hotel is located within the village of Woodfalls, which is positioned on the northern edge of the New Forest National Park on the Wiltshire/Hampshire border.

The pleasant village forms part of the parish of Redlynch along with the villages of Morgan’s Vale, Lover and Bohemia.

The New Forest National Park attracts thousands of visitors annually with its stunning villages, wildlife and variety of tourist attractions. The popular seaside resorts of Bournemouth, Poole and Weymouth are all within a short drive away.

THE PROPERTY

This substantial Freehold/’Free of Tie’ Village Inn with Letting Bedrooms is built of brick construction, under a tiled roof, occupying a main road position through the village of Woodfalls.

The Lounge Bar (circa 40) is a traditional room that benefits from carpeted flooring, log burning fireplace, beamed ceilings and bar servery area.

The Conservatory Restaurant (circa 35) is a light and airy room that offers carpeted flooring, wooden furnishings and access to the bar and function room along with the Patio Terrace.

The Function/Conference Room (circa 80) is an ideal room for parties, meetings, conferences and weddings benefitting from a bar servery, carpeted flooring and doors to the Patio Terrace.

The Breakfast Room (circa 20).

Ladies and Gents W.C.’s + disabled facilities.

There is an equipped Commercial Catering Kitchen with stainless steel appliances and work surfaces (appliances not tested) along with a separate wash up area.

There is a Ground Floor Cellar with python and cooler systems.

OWNERS ACCOMMODATION

The Owners Accommodation is located to the side of the property with its own separate entrance and consists of Two Double Bedrooms, Single Bedroom, Lounge, Fitted Kitchen and Bathroom.

There is also a One Bedroom Flat.

LETTING ACCOMMODATION

Located on the 1st & 2nd Floors are Five Double Bedrooms, Three Twin Rooms & Two Family Rooms all being offered in good condition and with en-suite facilities.

EXTERNAL

To the front of the property is a Patio Terrace Area for 40 customers.

Also, to the rear is a Car Park for 15 cars.

TRADING HOURS

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:

7 days per week 11am - Midnight

Current opening hours are:

Mon – Thursday 5pm – Midnight

Fri – Sat Midday – Midnight

Sunday Midday – 11pm

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.

GENERAL REMARKS

The business is offered for sale as a 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 £45,000.

2. The initial rent will be £40,000.

3. The annual rent is simply RPI linked to inflation every 3 years, hence no market rent reviews.

4. Rent payable monthly in advance.

5. Deposit equivalent of 3 month’s rent.

6. Lease assignable after initial 2 year period.

7. Free of all brewery and supply ties.

8. Each party responsible for own legal fees relating to the transaction.

9. 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 inn benefits from all mains services and is heated by gas central heating. (no services seen or tested). Business rates are advised as currently being circa £20,000 payable.

THE BUSINESS

The current owners purchased the property in 2011 and are offering the property to market due to ill health.

This substantial property located in an excellent position offers considerable scope to increase trade, our vendors have traded the business close to £600k but due to ill health our clients are opening less hours, hence the drop in trade.

We are advised turnover for y/e 09/19 is £396,000 (inc vat) with a trade split of 70% wet, 15% dry & 15% letting.

Viewing appointments must be made by contacting Guy Simmonds at sales@guysimmonds.co.uk.

Details Prepared: Jan 2020