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3 bedroom pub for sale


Sold STC £49,950

Property Description

Full description

Tenure: Leasehold



Located in the beautiful and picturesque growing Leicestershire village of Sheepy Magna sitting directly on the North Warks/Leics border close to Twycross zoo, Bosworth Battlefield and the A42/M42.
Comfortable Lounge/Dining area (38 covers) with flagstone floor and exposed wooden ceiling beams.
Cosy Bar area (Circa 26+) with flagstone floor and exposed brick built fireplace with open coal fire.
All trading areas fully air conditioned/heated.
Substantial 3 double bedroom owners' accommodation with attractive open plan Lounge.
Enclosed patio area and heated & lit smoking solution to the rear.
Advised turnover circa 170,000 (incl. VAT) for year ending October 2015 (October 2016 forecast similar) achieved through lifestyle choice.
Trade 90% Wet 10% Food - Immense potential for a new food offer introduction.
Fully tied renewable brewery lease with 'attractive off invoice discounts'.
Business rates payable are advised as currently being zero


This desirable and unopposed inn is located on the main road running through the affluent picturesque Leicestershire village of Sheepy Magna sitting directly on the North Warwickshire border. Sheepy Magna has an excellent highly commended primary school, large grassed playing fields and a beautiful church that is only a stone's throw away from this property. Further housing is currently being built on the edge of the village. Local nearby attractions include the popular Twycross Zoo (5 miles), Drayton Manor Theme Park (7 miles), Bosworth Battlefield (4 miles) and Kingsbury water park is only 6 miles away. Nearby places of interest include the large Staffordshire market town of Tamworth with its famous popular Snowdome (11 miles), the lovely cathedral city of Lichfield (17 miles) and the thriving city of Birmingham is only 23 motorway miles away. The motorway networks are excellent with the A42/ M42, M6, M6 Toll, M5, M69 and M1 all close by.

This traditional village inn is of brick construction and sits under a pitched, tiled apex roof. Entrance porches to the front and rear provide access to all the trading areas. These consist of:
Lounge/Dining area (38 covers) is a lovely comfortable room with a warm and welcoming atmosphere. Loose farmhouse tables and chairs sit on a mostly carpeted floor that is complimented by an adjoining area of flagstone flooring. There is an exposed stone built archway that divides the room and exposed wooden beams look down from the ceiling. To one end is a well-stocked and well-presented bar server of wood construction with 4 rotating cask ales on offer.
Traditional Bar area (circa 26+ plus standing) is a traditional room with loose tables, chairs, stools and a wooden bench pew all sitting on an attractive flagstone floor. To one side is an exposed brick built fireplace and real open coal fire with a large front rug that creates a cosy feature to this room. To the other side is a wooden return bar server offering 3 rotating cask ales. There is also a wall mounted HDTV and a darts throw.

All trading areas are fully air conditioned / Internal and External CCTV.

Ladies and Gents W.C.'s.

There is a fully equipped commercial catering Kitchen with stainless steel appliances and surfaces (appliances not tested) that leads directly off from the dining area. There is also a small Ground Floor Cellar with Cask racking system, python, remote and pumps etc.

The substantive owner's accommodation is situated on the 1st floor and briefly comprises: 3 double bedrooms, a large open plan lounge with real fireplace and exposed wooden roof rafters, a fitted kitchen, Office area & large bathroom.

To the rear of the property is an enclosed slabbed Patio area (circa 30+) with wooden garden furniture and a covered heated and lit smoking solution. To the front of the property are wooden picnic benches (circa 18+) set amongst lovely floral baskets, troughs and planters making this an enjoyable place to sit and watch the world go by. To the side of the property is a standalone brick built garage and further storage areas. The patron's car park is at the rear with space for circa 15 cars.

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 midnight
Sunday 11am to 11.30pm

Current opening hours are:
Mon - Thurs 5pm to 11pm
Fri/Sat 12noon to 2.30pm
Fri/Sat 5pm to midnight
Sunday 12noon to 6pm

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 business is offered for sale as a lease
assignment with approximately 8 years remaining
of the well-respected Marston's Inns and Taverns full repairing and insuring, renewable agreement. We are advised that the inn is fully tied on all products however attracts a good level of off invoice discounts. We are informed that the rent is currently 25,562 per annum to be reviewed in 2018. 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 mains services (no services seen or tested). Business rates payable are advised as currently being zero due to the benefits of small business relief.

The current owners purchased the business in 2014 and have since traded offering quality food and drinks to a loyal, repeat and desirable clientele. They are now reluctantly selling the lease on due to personal family reasons. Sitting at the centre of the local community the business offers a highly popular Sunday lunch, a pie night/fish n chip night and a much appreciated take away facility. Our vendor clients currently run the business themselves assisted by 1 full and circa 4-part time/casual members of staff. The business is well
supported by the village, local farmers, the Sheepy Old Boys football team and a domino team meet here on a regular basis. There is also occasional entertainment on offer. We are advised that accounts declare takings of circa 170,000 inclusive of VAT for year ending October 2015 with similar sales forecast to October 2016. This has been achieved on reduced opening hours (lifestyle choice) and a trade split of 90% Wet and 10% Food sales. New owners could continue to operate the business using the same formula or they may wish to take the business to the next level by exploiting the obvious food growth potential, extending the opening hours and attracting additional trade from the other surrounding affluent villages. This business would suit experienced operators who have previous catering experience or have worked in a similar environment.

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 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)

Map & Street View

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