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3 bedroom pub for sale


Sold STC £249,950

Property Description

Full description

Tenure: Freehold



• Prime Lincolnshire village location close to Long Sutton with Holbeach, Spalding, Wisbech and Kings Lynn all within easy reach.
• Lounge/Dining area (circa 60+ covers) with exposed brickwork and exposed wooden wall beams.
• Multi-use Games or Function area (circa 40+ plus standing) with doors leading out to a fabulous Al Fresco patio and garden area.
• Highly attractive patio and grassed garden area with separate smoking solution : Car park.
• Spacious fully-equipped commercial catering kitchen.
• Impressive and spacious 3-bedroom owner's accommodation with private access and garden area.
• This business is currently closed (personal choice).
• Desirable brand new 'Totally Free of Tie' Private lease or Freehold.
• This property would be suitable for alternative use (STPP).


This delightful unopposed inn sits on a large plot on the main road running through the affluent sought after Lincolnshire village of Lutton. The village itself has a highly popular primary school, a village hall and a beautiful 16th century grade I listed church. The nearby village of Long Sutton has local shops, facilities and amenities and is only a stones' throw away. The market towns of Holbeach (6 miles), Wisbech (11 miles), Spalding (14 miles) and Kings Lynn (16 miles) are also nearby. The famous town of Boston is only 20 miles away and the bustling cathedral city of Peterborough is within 27 miles. Lutton can be easily reached from the A17 that runs between Sleaford and Kings Lynn and being set amongst a series of other 'A' roads provides access to all other parts of the beautiful county of Lincolnshire.

Occupying a prominent corner position in the village this delightful inn is an attractive and very well presented property. A substantial detached 2-storey, brick built structure sits under a pitched, slate and pan tiled roof. We are advised that the property has recently had a new boiler and central heating system installed. Entrances to the front and rear (with accessible facilities) provide access to all the extensive trading areas. These consist of:
Lounge/Dining (circa 60+ covers plus standing) is a spacious open plan area with a warm and welcoming atmosphere. The room is fully carpeted with loose tables and chairs being complimented by upholstered perimeter bench seating. Exposed wooden wall beams add to the ambience along with an exposed brick built wall with fireplace. There is a bar server of wood construction with 2 cask ale hand pulls and a ceramic tile trim. The room also has 2 wall mounted HDTV's. This leads through to:
Multi-Use Games / Function area (circa 40+ plus standing). This is a is a good sized bright and airy room with loose tables, chairs and stools, complimented by minimal upholstered perimeter bench seating and a fully carpeted floor. The room has a pool table, darts throw and a wall mounted HDTV. This multi-use room is very popular and fully adaptable. It is able to not only host games teams but is also able to accommodate functions, meetings and parties many of which derive from the village church that sits directly across the road. Double doors open out onto the attractive slabbed Al Fresco patio and grassed garden area,
Ladies (with accessible facilities) & Gents W.C's
Catering facilities include a spacious well-equipped commercial catering Kitchen with stainless steel appliances and preparation surfaces
(appliances not tested). There is also a dry goods storage area.
Ground Floor Cellar with python, remote and additional storage.

The desirable and spacious owner's accommodation is situated on the ground and first floors. This briefly comprises of: 3 double bedrooms, a spacious lounge, a large fully fitted kitchen, bathroom & office/additional bathroom. The accommodation has private access and a private yard to the rear of the property with further storage areas available.

To the side of the property is a lovely slabbed and grassed Al Fresco garden area with wooden picnic benches (circa 32+ covers) and surrounding planters and shrubbery borders. To the rear of the property is the patron's car park providing circa 15 parking spaces. Also to the rear is an attractive smoking solution and garage.

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 11am to 11pm
Sun 12noon to 10.30pm
Current opening hours are:
This 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.

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 £39,950.
2. The initial annual rent will be £24,000
3. The annual rental is simply RPI linked to inflation every 3 years, hence no rent reviews.
4. Rent payable 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.
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 all mains services are connected (no services tested). Business rates payable are advised as being circa £NIL per annum.
Our vendor clients purchased this Freehold business in 2015 and established a solid food led trading foundation to a loyal, repeat and desirable clientele. The business had an excellent reputation as a quality food led venue offering high quality food, drinks & functions in superb comfortable surroundings. Our vendor clients have reluctantly decided to sell/lease this desirable property due to expecting an additional family member at any time soon. The business closed in May 2016 through personal choice. It traded at the centre of the local community and not only played host to the many functions and events that arose from the village church but it also offered events for the local and surrounding villages. These included a popular monthly quiz, live entertainment and karaoke as well as hosting local darts and dominoes teams. For many years this inn has been the focal point for two highly popular local village (and surrounding village) events. These include an annual cricket match played against the nearby village of Long Sutton and the unusual annual bugling in of the 'Lutton Sausage charity event'! The property is set up and furnished and is ready to trade with new operators. It offers new and enthusiastic operator's considerable potential to put their own stamp on it with a focus on the food side of the business. We are advised that previous turnover annualised to circa £250,000 (incl. VAT) on a trade split of 70% Food and 30% Wet sales. In our opinion this level at least could be reached by trading the business using the same formula. This property could also suit alternative use (STPP) for which our vendor client would request an uplift clause.
There is no accounting information for this business. The property was viewed by Richard Fletcher who would be delighted to discuss further details and can be contacted on 07527 718400.

Viewing appointments must be made by contacting Guy Simmonds.

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.

Energy Performance Certificates (EPCs)

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