8444F

• A delightful, sought-after North Northants village positioned between Kettering and Thrapston, only 2 minutes from the A14, surrounded by other affluent villages and only a stone’s throw away from the walker’s paradise of Twywell Hills and Dales Country Park.
• Open Plan split level L-shaped Trading areas (circa 66+ covers) with exposed wooden pillars and ceiling beams, an Inglenook fireplace, exposed stone walls, wood cladding and areas of flagstone and solid oak flooring.
• 2 Outdoor Al Fresco areas (with opportunity for a third) creating a further 80+ Dining covers in the warmer weather to include; Enclosed grassed garden area to the rear of the property with children’s play equipment & Flagstone patio area to the side both with wooden garden furniture ; Patron’s car park (circa 30+).
• Fully equipped Commercial Catering Kitchen with 5* EHO rating.
• Ground floor beer cellar.
• 2 double bedroom Owners’ accommodation with private access.
• Advised turnover for 12 months to 31st December 2022 was circa £497,000 (Inc VAT) slightly affected by coming out of the pandemic ; Current turnover for 2023 is advised as tracking at circa £10,000 per week (Inc VAT) trading only 5 days a week (Lifestyle choice).
• Trade split 80% Food sales ; 20% Wet sales.
• Business is currently closed.

Location

This attractive and unopposed Grade II listed inn is located on the main road running through the picturesque village of Twywell in North Northants. The village itself has a pub and a church however is surrounded by other affluent villages to include Thrapston and Woodford both with schools and shops and only about 1 mile away. The much loved and well used walker’s paradise of Twywell Hills and Dales Country park with open fields and hilly landscapes is only a stone’s throw away and is immensely popular all year round. Other nearby points of interest include the industrial market town of Kettering (7 miles) and the large market and commuter town of Wellingborough is 10 miles away. The nearby road networks are excellent with the A14, A6, A45, A43, A1 and M1 all within easy reach.

THE PROPERTY

This highly attractive inn sits on a large plot and is of stone construction sitting beneath equally proportioned thatched, slate and flat roofs. A flagstone floored entrance porch to the side provides access to all the delightful trading areas that are presented in excellent order. These consist of:

Open Plan trading area (circa 66+ plus standing) is a good-sized L-shaped area with varying floor levels and a lovely warm and welcoming atmosphere with historic and local artist paintings adorning the walls. Loose tables and assorted dining chairs all sit on areas of flagstone and solid oak flooring beneath exposed wooden beams to the ceiling and pillars throughout. Wood cladded walls are complimented by exposed stone walling and to one end is a stunning exposed stone wall to ceiling fireplace sitting opposite a stone built former Inglenook. There is a bar server of wood construction with 3 cask ale hand pulls and coffee service station to one side.

Ladies and Gents W.C.’s / CCTV.

There is a good sized fully equipped Commercial Catering Kitchen with 5* EHO rating and stainless steel appliances and preparation surfaces (appliances not tested). There is also a wash up, prep area, utility and fridge freezer storage area. Ground floor beer cellar with python system and remote etc.

OWNERS ACCOMMODATION

The owner’s accommodation has private access and is situated on the 1st floor. This briefly comprises: 2 Double bedrooms, Large living room, kitchen-diner, large bathroom and roof terrace.

EXTERNAL

To the rear of the property is an enclosed spacious and grassed al fresco garden area (circa 56 covers) with wooden tables, chairs and benches and children’s play equipment and climbing frame. To the side of the property is a flagstone al fresco patio area (circa 24 covers) with wooden garden furniture and delightful countryside views. There is a small area of land to the front of the property that could be converted with ease into a 3rd al fresco/afternoon tea area creating space for an additional circa 16 covers and lovely views of the village. The patrons car park sits to the side of the property and has space for circa 30+ cars.

TRADING HOURS

Business is currently closed.

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 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:

The asking premium will be £65,000.

The initial annual rent will be £40,000.

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

Rent payable monthly in advance.

Deposit equivalent of 3 month’s rent.

Lease assignable after initial 2-year period.

Free of all brewery and supply ties.

Each party responsible for own legal costs relating to the transaction.

Satisfactory references will be required on behalf of our vendor client.

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 and timescale to be mutually agreed, with Guy Simmonds again acting as the agent for our vendor client.

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 (services not tested). Business rates payable are advised as being £NIL.

THE BUSINESS

in circa 1997 and has since created a popular and thriving business offering extensively high quality, locally sourced food along with equally matching wines and all served with a smile to a loyal, repeat and desirable clientele. The business is currently operated by the owner assisted by 1 full time and circa 7 part time/casual members of staff. Sitting at the heart of the local community it is frequented not only by village locals but also by people from the surrounding villages and the many walkers that visit the area all year round. The inn is often used as a walking/rambling start/finish point so as to place a booking before setting off enabling refreshment to be ready and waiting on their return. We are advised that turnover to 31st December 2022 (the year coming out of pandemic) was £497,000 (inc VAT). In 2023 we are advised turnover is currently tracking at circa £10,000 per week (Inc VAT) opening 5 days a week only through lifestyle choice. This has been achieved on a trade split of 80% Food sales and 20% Wet sales.

New owners could continue to run the business using the same successful formula or they may wish to take the business to the next level. In our opinion this could include taking advantage of extending the reduced opening hours, the introduction of a breakfast or tea room (or similar) style offer and exploring the opportunity of creating a 3rd al fresco area to the front.

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

Business is currently closed.

Viewing appointments must be made by contacting Guy Simmonds on 01332-865112 or by emailing sales@guysimmonds.co.uk

Details prepared January 2023