8309L

• Landmark inn sitting on the Warwickshire ridge with stunning views across Leicestershire and Birmingham nestled between the M42 and A5.
• Bar area (c42+ plus standing) with exposed beams, brick built open coal fireplace, quarry tiled floor and stunning views of the village green and duck pond.
• Restaurant (c48 covers) with exposed ceiling beams, areas of exposed brickwork and an attractive fireplace with feature built in aga.
• Dining/Function/Meeting room (c52 seated/80+ standing) with exposed ceiling beams, solid oak floor, entertainment stage and stunning countryside views.
• Grassed al fresco garden areas and a simply stunning village green and duck pond (circa 150+) ; Smoking solution ; Patron’s car park.
• Fully equipped commercial catering kitchen.
• 3 double bedroom owners’ accommodation with private access.
• Advised turnover circa £901,200 (incl. VAT) for year ending 30th April 2019.
• Trade 60% Food sales : 40% Wet sales.
• Respectable renewable brewery lease with a highly attractive rent.
• Applicants should have requisite trade experience to satisfy the landlords.

Location

This desirable and unopposed inn is located in the affluent highly sought-after North Warwickshire village of Baxterley. The inn sits opposite the site of the old Baddesley colliery which is now home to Jaguar Land Rovers national distribution centre. The village itself has only an inn and a church however is surrounded by other attractive and affluent villages making it a popular area for walkers and ramblers all year round. Nearby points of interest include the popular Twycross zoo, Drayton Manor theme park, Mallory park and Kingsbury water park. Hinckley, Nuneaton and Tamworth are also close by. The local motorway networks are excellent with the M42/A42, M6/M6 Toll and A5 all within easy reach.

THE PROPERTY

This highly attractive 18th century inn is of brick construction and sits under a pitched, tiled and slate apex roof. A quarry tiled entrance porch to the front provides access to the trading areas. These consist of: Bar area (circa 42+ plus standing) has loose tables and stools complimented by upholstered perimeter bench seating all sitting on a quarry tiled floor. Exposed wooden beams to the ceiling look down on an exposed brick-built fireplace with open coal fire and a bar server of wood construction with 3 cask ales on offer. The room also has a darts throw, wall mounted HDTV and delightful views across the village green and duck pond. Leads to:

Restaurant (c48+ covers) is a delightful multi-level room with a warm and welcoming atmosphere. Loose tables, chairs and wooden bench pews all sit on a fully carpeted floor beneath exposed wooden beams to the ceiling. There is an attractive bar server of brick construction with 2 cask ales on offer and coffee service station to one side. The room also has an attractive exposed brick-built fireplace with a feature built in Aga to one end that adds to the character and rustic charm. To the side are double doors that lead out onto a spacious grassed al fresco garden area.

Ladies, Gents and disabled W.C.’s.

Multi use Dining/Function/Meeting Room (c52 seated / c80+ standing) is a self-contained room with private access available through a quarry tiled entrance porch to the front of the property. Loose tables and chairs all sit on a solid oak floor able to be laid out as required and to suit the occasion. To one end of the room is an elevated carpeted stage area with an exposed brick-built fireplace whilst to the other is a small bar server of wood construction. A high wooden open ceiling and exposed beams and joists add to the character and ambience and there is also a stainless-steel carvery unit and bain-marie that hosts the highly popular Sunday lunch carvery. The room also has self-contained Ladies & Gents WC’s and rolling countryside views across Leicestershire, Birmingham and beyond.

There is a fully equipped commercial catering Kitchen with stainless-steel appliances and surfaces (appliances not tested), dry goods store, wash up and fridge freezer storage area. There is also a Ground floor keg cellar and below ground floor cask cellar with python, remote and pumps etc.

OWNERS ACCOMMODATION

The owner’s accommodation has private access and is situated on the 1st floor. This briefly comprises of: 3 double bedrooms, lounge/office, kitchen and bathroom.

EXTERNAL

To the front and side of the property is a delightful grassed al fresco family garden area, village green and duck pond (c150+) with wooden picnic benches and colourful baskets and planters. This area is owned by the Merevale Estate however has permitted use on a separate peppercorn rental lease. This is a highly attractive magnet especially in the summer months and a desirable place to sit eat and drink with stunning scenery all around. A surrounding orchard area really adds to the charm and there is also a discreet enclosed compound that provides the ducks with night-time safety. Also to the front is a heated and lit block paved smoking solution whilst the lined patron’s car park provides space for circa 50+ 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:

Mon - Sat 10am to midnight

Sunday 11am to 11.30pm

Current opening hours are:

Mon – Sat 12noon to 11pm

Sunday 12noon to 10.30pm

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 lease assignment with approximately 13 years remaining of the highly respected Charles Wells full repairing and insuring, renewable agreement. We are advised that the inn is free of tie on all products except for draught beers, lager and cider. We are informed that the highly attractive rent is currently circa £50,000 per annum (only 6.6% of net turnover) to be reviewed in 2021. We are also 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 LPG for cooking and heating with other mains services connected (no services seen or tested). Business rates payable are advised as currently being circa £16,440 per annum. Applicants should have requisite trade experience to satisfy the landlords.

THE BUSINESS

March 2017 and have continued to operate a thriving and popular business offering locally sourced home cooked food and drinks to a passing, loyal, repeat and desirable clientele. The business is currently operated by our vendor client’s manager assisted by c6 full and circa 10 (increases in summer) part-time/casual members of staff. This landmark business is popular all year round and is a regular entry in the Good beer guide. It is no surprise given its beautiful setting that it plays host not only to many wedding functions but also to an assortment of parties, christenings and meetings. It also doubles up as a local polling station when required, provides long alley skittles and is a popular haunt for the local folk club that perform here on a regular basis. We are advised that accounts declare takings of circa £901,200 inclusive of VAT for year ending 30th April 2019. This was achieved on a trade split of 60% Food sales & 40% Wet sales. We are informed that the business re-opened to trade again on 1st August 2020 after the period of Covid-19 closure.

Accounting information will be made available to interested parties after viewing.

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

Details prepared September 2019.