THE TRADESMANS ARMS

Scorriton , TQ11 0JB

FREEHOLD: £425,000 REF: 4669

High quality village inn with 4 en-suite letting bedrooms, separate 2 bedroom owners accommodation, presented to an extremely high standard throughout having been completely refurbished. A SUBSTANTIAL VENDOR LOAN IS AVAILABLE

The Tradesmans Arms is situated in the centre of the favoured small village of Scorriton within the eastern edge of Dartmoor National Park with stunning views overlooking the Little Combe Valley. Close by is the town of B uckfastleigh with its much loved Abbey and Scorriton has a strong community which is centred around the popular Tradesmans Arms Inn. The village has a charming feel to it and being situated on the popular Two Moors Way footpath, there are many excellent moorland and countryside walks close by. The A38 Devon Expre ssway which is under 3 miles away is easily accessible and gives easy access to Plymouth and Exeter where it links with the M5 motorway. The nearby towns of Totnes and have mainline railway stations with direct service to London Paddington.

The Tradesmans Arms is a high quality attractive Dartmoor vil lage inn with origins dating back over 200 years. This attractive country village inn is presented to a very high standard throughout having been the subject of complete upgrade and improvement with almost no stone left unturned by our clients during their 4 years of ownership and the property has been completely rewire d, re-plumbed and benefits from having a new central heating system, a new roof and a new catering kitchen with a high standard of catering equipment. This deceptively spacious detached Devon freehouse briefly comprises:- Main Bar (22 plus standing area); Snug Dining Area (16), Conservatory Dining Area (20), C ommercial Catering Kitchen with ancillary facilities fitted to a high standard, 4 En-Suite Letting Bedrooms (including a suite to sleep 6), 2 Bedroom Owners Apartment with Sitting Room and Shower Room. Externally, the property benefits from a Private Customer Car Park, an Enclosed Beer Garden with stunning countryside views and seating for 54 customers, various useful outbuildings, and a Private Owners Courtyard Garden Area.

ACCOMMODATION (All dimensions are approximate). Well presented throughout, our clients have owned and run the business for over 6 years and during that time they have extensively INTERNAL DETAILS – Entrance doors to the front and from the car improved and maintained the property to an extremely high standard park lead into the main public areas consisting of 3 open plan whilst sympathetically enhancing the character of the building. The high interconnected areas arranged as:- Main Bar Area . An attractive trade standards inherent throughout the business ensure excellent levels of area with carpeted flooring, wall mounted menu boards, wood burning regular repeat business and word of mouth recommendations. The inn stove, some exposed timbers and some exposed stonework, wall is well regarded by its clientele for its well kept ales and for its high lights, darts oche area, range of free standing wooden tables, chairs, quality freshly prepared food, using the finest local produce available. banquette seating, window seating and bar stools, comfortably for 22 The Tradesmans Arms has been awarded a 5 Star Food Hygiene Rating customers plus standing room. Bar Servery a polished wood fronted and is featured in the CAMRA Good Beer Guide and has good reviews and topped central bar servery with Altro flooring, EPOS cash register, and ratings on TripAdviser. With a good reputation and excellent levels range of optics and back bar fittings, triple glass fronted bottle fridge, of year round regular repeat trade, the business attracts customers glasswasher, stainless steel sink unit. Open plan into Snug Dining from a wide catchment area, however almost no advertising or Area . Again a continuation of style and theme with carpeted flooring, marketing or promotion is undertaken by our clients, although the exposed wall and ceiling timbers, wall mounted menu boards, wall business does have its own website www.thetradesmansarms.co.uk lights, range of free standing wooden tables and chairs comfortably which is in turn linked to a number of accommodation based websites. seating 16 customers. Conservatory Dining Area a continuation of style and theme with solid wood flooring, picture windows to two sides Trading Information – Accounts for the year ending 30 April 2014 giving extensive views of the surrounding countryside and Little show sales of £180,000 excluding VAT. The split of trade is Combe Valley, range of free standing wooden tables and chairs approximately 42% food, 42% wet and 16 % accommodation sales. Full comfortably seating 20 customers. Gents WCs. Ladies & Disabled detailed accounting information can be made available to interested WCs . Commercial Kitchen with Altro flooring and fully clad walls, parties following a formal viewing appointment. fitted with a comprehensive range of quality commercial catering equipment to include:- 6-burner gas range cooker, extractor system Opening Hours – The business holds a Premises Licence No PL0471 with stainless steel canopy over, twin deep fat fryer, deep bowl which allows the opening hours of 11:00am to 12:30am Monday to stainless steel sink unit, range of stainless steel worksurfaces with Sunday. The business currently trades from 12:00pm to 2:30pm and shelving below, stainless steel hand basin, chest freezer, 3 microwave from 6:00pm until midnight Monday to Saturday and from midday to ovens, combination microwave oven, upright fridge, stainless steel midnight on Sundays. storage cabinet, wall mounted stainless steel shelving, door to rear. Wash Up Area with Altro flooring and fully clad walls, 2 upright Current Staffing – Only one of our clients is involved in the day to day freezers, double deep bowl stainless steel sink unit, commercial running of the business and he is assisted by 1 full-time and up to 9 dishwasher. Preparation Area with range of stainless steel part-time/casual members of staff. worksurfaces with shelving below, wall shelving, Altro flooring, upright fridge. Laundry Room with washing machine, ice machine and boiler Potential – The Tradesmans Arms is a well regarded business which area. Dry Goods Store/Freezer Store with 2 chest freezers, 3 upright has shown consistent growth during our clients 6 years of ownership fridges, upright freezer. Separate Bottle Store . but which still has further potential. Undoubtedly there are opportunities to increase the current trading hours, particularly by LETTING ACCOMMODATION – The attractive and spacious letting opening all day during the summer months to build upon the solid bedrooms have been completed renovated to a very high standard to levels of trade already established by our clients. The sale of The include extra large showers in the en-suites, brand new furniture, Tradesmans Arms represents an excellent opportunity to purchase a carpets and central heating. Each of the letting bedrooms offers well presented and completely refurbished village inn in a sought after remote control colour television, beverage trays, alarm clock radios, moorland setting with flexible accommodation and an impressive level hairdryers and complimentary toiletries. Individually designed and of trade. An internal inspection is highly recommended in order to fully furnished, the letting bedrooms briefly comprise:- Bedroom 1 a family appreciate all that this excellent business has to offer. room to sleep 3 on the first floor with aspect to rear affording lovely open countryside outlook, antique pine furniture and an En-Suite RATING Shower Room . Bedroom 2 a double room on the first floor with aspect to rear affording lovely open countryside outlook and an En- For up to date Business Rates and Council Tax information relating to Suite Shower Room . Bedroom 3 a twin room with aspect to front and this property, we refer you to The Valuation Office website an En-Suite Shower Room . Bedroom 4 a suite on the second floor to www.voa.gov.uk. sleep 6, comprising double room with antique pine furniture, aspect to rear affording lovely open countryside outlook, Separate Sitting Room SERVICES (advised by client) with 2 double Futon sofa beds, table and chairs and an En-Suite Bathroom with separate shower cubicle. All mains services, with the exception of mains gas, are connected to the subject property. LPG is used for cooking and oil is used for OWNERS ACCOMMODATION – Situated on the first floor is the well heating. appointed owners accommodation comprising Sitting Room with aspect to side and open countryside views. Bedroom 1 a double room PRICE & TENURE (VAT may be chargeable in addition if appropriate) with aspect to front. Bedroom 2 a double room with aspect to front. Shower Room . £425,000 for the valuable freehold interest as a going concern business and full trade inventory. Wet and dry stocks to be additional at NB The letting and owners accommodation could easily be valuation. Vacant possession upon completion. reconfigured in order to provide additional owners accommodation for larger families or possibly 2 couples, if so required. FINANCE

EXTERNAL DETAILS – To the side of the property is a gravel enclosed A substantial vendor loan is available – call for further details. Private Customer Car Park with space for approximately 15 vehicles. An early discussion about finance can often save time and Adjacent to this is an Enclosed Gravel Beer Garden with extensive far disappointment. If you would like independent specialist advice on reaching countryside views over Little Combe Valley and the funding this property or any other purchase, contact us for details of surrounding countryside offering picnic style bench seating for our approved brokers. approximately 52 customers. Enclosed Rear Service Area . Also the rear is a further enclosed gravel Courtyard Area and owners Private VIEWINGS Garden Area with pedestrian access to the front with attractive far reaching country views and a wooden storage shed. Strictly by appointment with the vendors Sole Selling Agents.Tel:(01392)201262.Email:[email protected] Please note: The fittings, equipment and services listed have You are recommended to contact us before visiting the property even for an informal viewing. We can then confirm whether or not it is still not been tested by the agents, although we are informed that available. all items are in working order. Applicants are requested to make appointments to view and conduct negotiations through the Agents. No responsibility can be accepted for any expense incurred by fruitless journeys. Stonesmith for themselves and for the vendors or lessors of this property whose agents they are give notice THE BUSINESS (Accounts will be provided to genuine purchasers, that: once viewed) i) the particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute, nor constitute part of, an offer or contract Trading Style – The Tradesmans Arms is a traditional village inn ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation, located on the edge of Dartmoor. The inn serves the local village as and other details are given without responsibility and any intending purchasers or tenants should not rely on well as surrounding villages and towns in the area and attracts tourist them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. trade not only during the summer months but throughout the year. The Tradesmans Arms is seen as the focal point of the village iii) no person in the employment of Stonesmith has any authority to make or give any representation or warranty whatever in relation to this property. The word “property” throughout shall include business and community and is home to a darts team, a regular quiz night and live trade contents if appropriate music nights.