Lymington Arms, Lama Cross, Winkleigh, Devon, EX18

The Lymington Arms is a substantial and deceptively spacious character detached country inn with origins believed to date back to around 1800. In the last 5 years the main roof and the mains gas boiler have been replaced and a new extraction system with gas interlock has been installed in the commercial kitchen. This traditional country inn has been extended over the years to provide extensive trade areas and spacious family sized owners accommodation, with potential for letting rooms. The Lymy retains much of the original charm and character and briefly comprises:- Bar and Dining Area (35+), Separate Restaurant/Function Room with Bar (40), well equipped Commercial Catering Kitchen with ancillary facilities and spacious 4 Double Bedroom (1 En-Suite) Owners Accommodation with 2 Shower Rooms and an open plan Lounge/Kitchen/Dining Room. The flexible and spacious owner's accommodation could be reconfigured to provide letting accommodation if so required. Externally, the property stands in grounds which extends to over 0.5 of an acre and benefits from a large Customer Car Park for 30 plus vehicles, lawned and terraced Trade Garden Areas (32+). To the rear is a Private Owners Garden and Patio Area with a stunning rural outlook.

SITUATION
The Lymington Arms is located at Lama Cross on the outskirts of the rural country village of Wembworthy, which lies in one of the prettiest areas of the rolling Devonshire countryside and woodland, set above the River Taw Valley. The pub is situated approximately 2 miles from both the large village of Winkleigh and Eggesford Station which provides a train service to Exeter and Barnstaple. It is approximately 6 miles from the small Devon town of Chulmleigh and the market town of South Molton lies approx. 14 miles to the north. Crediton is approx. 11 miles southeast and Okehampton is approx. 12 miles south, both offering a comprehensive range of facilities with the latter giving direct access to Dartmoor National Park and the A30 dual carriageway, and easy access to Cornwall. The university and cathedral city of Exeter, with its access to the M5 motorway, intercity rail links and international airport, is 20 miles to the south.

INTERNAL DETAILS
Entrance doors to both front and side leading from the car park into:- Main Bar & Dining Area open plan character trade areas, beamed ceilings, part exposed stone walls, part wood panelled walls, carpeted flooring, stone fireplace, with inset gas stove, brick fireplace (disused), range of free standing wooden tables, chairs, bar stools and benches comfortably seating 35+ customers plus adequate standing room. Stone fronted and polished timber topped Bar Servery with non-slip flooring and fitted with a range of back bar fittings, display shelving and optics, EPOS till system with printer link to the kitchen, double glass fronted bottle fridge, glasswasher and stainless steel sink unit. Still Room with ice machine, fridge/freezer, tiled floor and walls and wall shelving. Restaurant/Function Room with Reception Area and Waitress Station, again a character room being extremely versatile and offering exposed ceiling beams, part exposed stone walls, feature stone fireplace, carpeted flooring, range of freestanding wooden tables and chairs comfortably seating 40 customers. Dispense Bar & Wine Servery Area. Commercial Catering Kitchen with tiled floors, part tiled and part stainless steel clad walls, fitted with an extensive range of commercial catering equipment to include:- 6-burner gas range, chargrill, commercial extraction with recently installed stainless steel canopy and gas interlock system, range of stainless steel workbenches with shelving below, hot plate serving gantry, 2 electric combination ovens, 3 microwave ovens, floor standing deep fat fryer, 2 door under counter commercial fridge unit with saladette over, upright fridge, 2 upright freezers, chest freezer, double bowl stainless steel sink unit. Wash Up Area with single deep bowl stainless steel sink unit, commercial pass-through dishwasher with tray slide. Store Area with under counter fridge and racked shelving. Walk In Refrigerated Cold Room with shelving. Ladies & Gents WCs. Beer Cellar temperature controlled on the ground floor with shelving and dray access to the front.

OWNER'S ACCOMMODATION
The property offers spacious and flexible owner's accommodation with potential to provide letting bedrooms, depending on personal requirements. The self-contained owner's accommodation can be accessed independently and briefly comprises:- open plan Lounge/Dining Room/Kitchen on the ground floor with patio doors opening onto the rear private garden area and extensive country views. Further door to rear, Kitchen Area fitted with a range of modern base and wall mounted cupboards and complementary worksurfaces with built in stainless steel sink unit, electric hob and electric oven. The first floor comprises:- Bedroom 1 a goodsized double room with aspect to side. Bedroom 2 a goodsized double room with dual aspect to side and front. Bedroom 3 a goodsized double room with aspect to the front and an En-Suite Bathroom with shower over the bath. Bedroom 4 a double room with aspect to side. Shower Room with WC. Further Shower Room with WC.

EXTERNAL DETAILS
The property stands on a plot which extends to over 0.5 Of An Acre. To the front of the property is a Trade Terrace Area providing al fresco seating for 32+ plus customers and a feature pergola. To the side is a Customer Car Park Area with off-road parking for 30 plus vehicles and a further Lawned Area. To the rear of the property is a Private Owner's Garden & Patio Area that backs onto open fields with stunning rural views. To the other side of the property is an Enclosed Patio Terrace used mainly as a store area but with potential for an additional outside trade terrace. There is an Outbuilding of solid construction housing Freezer Store with 4 freezers and a Separate Storeroom.

THE BUSINESS
The Lymington Arms is a destination country Inn providing locally sourced and freshly produced food and quality ales and wines, within a deceptively spacious character building. This food led freehouse enjoys trade from the surrounding villages and towns which is boosted by year round visitors to the area. There is also a monthly car club meeting and the pub is listed with Brit Stops as a stopover for motorhome owners. The Lymington Arms has its own website as well as an active Facebook account. The pub also benefits from numerous positive reviews on Google and Tripadvisor. We therefore believe that this is an excellent opportunity to purchase an established business which still offers potential to develop many aspects of the trade further. The business benefits from a 5 Star Food Hygiene rating and has been in the current ownership for the past 6 years during which The Lymy has benefitted from a program of improvements including a new roof, new gas boiler, exterior decoration and new signage, replacement windows and doors, and new commercial kitchen extraction canopy with a gas interlock system. The business is now offered for sale due to retirement.

TRADING INFORMATION
We are advised that approximately 55% of the trade is generated by food sales and approximately 45% of the trade is generated by wet sales. Trading information can be made available to interested parties following a formal viewing appointment.

OPENING HOURS
The current opening hours are 6pm - 10:00pm on Tuesday; 12pm - 2:30pm and 6:00pm - 10:00pm Wednesday to Saturday; and 11:30am - 3:00pm on Sunday. The business is closed on Sunday evening, all day on Monday, and Tuesday daytime.

CURRENT STAFFING
The business is run by our clients, with no staff employed.

POTENTIAL
Our clients inform us that all aspects of the trade could be increased, there is potential to reconfigure the owner's accommodation to offer letting accommodation for which demand exists. There is also the potential to convert the Restaurant/Function Room to letting bedrooms or a letting unit, subject to the necessary consents. Plans were drawn up for this previously, subject to approval.

EPC RATING
C - 57.

RATING
Currently valuation as registered on the 2023 rating list is £8,200 and we are advised that there are currently no business rates payable due to small business rates relief.

SERVICES
Our client advises that mains gas, electricity and water are connected to the property, including 3 phase electrics. There is a private drainage system.