Blacksmiths Country Inn

Hartoft End, Rosedale Abbey, Pickering, North Yorkshire YO18 8EN

Picturesque Traditional Country Inn, within North Yorkshire National Park

Free of Tie lease 19 en-suite letting bedrooms

Lounge (38), restaurant (65) & bar (35) Attached 3 bedroom house

Extensive parking & grounds

TO LET - Nil Premium SOLE SELLING RIGHTS REF: N-722024

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Suite 8b Joseph's Well, Westgate, Leeds, LS3 1AB T 0113 234 0304 E leeds@fleurets.com fleurets.com - Our Reference: N-722024

LOCATION The property is located at Hartoft End on the road from Rosedale Abbey to Pickering and in close proximity to the A170 Thirsk to Scarborough road. Set close to the delightful village of Rosedale Abbey and within the North Yorkshire Moors National Park, this area attracts visitors from across the country to sample the scenery, walking and touring, along with visitors’ to Pickering, Kirbymoorside and surrounding areas. DESCRIPTION This property is a former 16th century inn, which was originally a farmhouse and was subsequently re built using stone moorings of the local Rosedale Abbey. The property comprises of a detached stone built two storey building with additional single storey buildings to the rear, all of which are under pitch slate roofs. The property is surrounded by extensive gardens and parking facilities. THE BUSINESS The Blacksmiths Country Inn is a landmark property within the North Yorkshire Moors National Park. This area is a particular hotspot for tourists throughout the year from walkers to cyclists and families. It offers excellent access to an array of local attractions and towns such as York, Scarborough, Whitby and Pickering. Huge potential exists to establish this is the leading venue in the area for eating, combination and drinks with the added bonus of potential function/wedding trade should a new operator choose to explore this avenue. ACCOMMODATION Letting Rooms There are 19 EN SUITE ROOMS split between the ground and first floor. Each one of which is decorated to a high standard offering, colour TVs, hairdryer, radio alarm clock, direct dial phones and tea and coffee making facilities. The rooms comprise of 2 singles and 17 doubles, 4 of which can be easily utilised as twins. The 4 superior rooms are separate to the other accommodation and offer large space with each having French Windows leading on to PRIVATE GARDENS.

Other Accommodation The FRONT ENTRANCE leads to the FRONT BAR (32) with fixed and loose seating, wooden benches and an open fire. The servery extends through to the larger PUBLIC BAR to the rear, which also serves food (30). Additional rooms connected to these public areas are the RESIDENTS LOUNGES, which are used for meeting, reading and relaxation. There is a separate 60 COVER RESTAURANT fitted to a high standard with a separate hotel reception entrance and OFFICE. There is also a fully fitted COMMERCIAL KITCHEN, STORAGE, LADIES and GENTS CUSTOMER TOILETS and access to the upland BEER CELLAR. Owners Accommodation Comprises of LOUNGE, with patio doors to grounds, DINING ROOM, BATHROOM, KITCHEN and 3 DOUBLE BEDROOMS. External Large and attractive GARDENS within the 4 acres which surround the property and offering wonderful views of the North Yorkshire Moors. To the side of the property is PARKING for approximately 40 cars, along with extensive LAWNED GARDENS and flowerbeds. There is seating to the front of the premises.

TENURE Leasehold - The premises are available by way of a free of tie lease of 20 years on full repairing and insuring terms. The guide rent is £45,000 per annum with rent reviews on a five yearly basis and annual RPI increases. LICENCE A premises licence prevails, the main licensable activities being:- Sale by retail of alcohol for consumption on and off the premises: Mon - Sat 10.00am to 11.00pm Sun Noon to 10.30pm BUSINESS RATES & COUNCIL TAX The property is in an area administered by Rydale District Council. The VOA website shows the property has a 2010 Rateable Value of £64,250. The 2017 Rateable Value has been assessed at £38,500. The domestic accommodation is within Band D for council tax purposes.

Suite 8b Joseph's Well, Westgate, Leeds, LS3 1AB T 0113 234 0304 E leeds@fleurets.com fleurets.com - Our Reference: N-722024

SERVICES We are informed that the premises benefit from mains, water and electricity. There is LPG fired central heating and a sceptic tank for drainage. MINIMUM CAPITAL REQUIRED The following is a guide on estimated ingoings needed to secure the premises working off a guide rent of £45,000.

Bond £11,250 First Quarters Rent £11,250 Fixtures & Fittings £25,000 Wellington Legal Fees £1,500 Duty £3,000 Total £52,000

This is only an estimate and is subject to change pending final lease terms agreed. (In addition sufficient funds will need to be available for any additional refurbishment works and as working capital.) VAT All prices quoted and offers made shall be deemed to be exclusive of VAT and VAT will be added where applicable. In most cases VAT is reclaimable. Prospective purchasers should consult their accountant for professional advice in this respect. VIEWING Strictly by appointment only through Fleurets Leeds office.

FINANCE & INSURANCE If you would like to take advantage of the knowledge and experience of a selection of firms who specialise in providing finance and insurance for licensed properties contact your local Fleurets office. A phone call may help to provide you with terms and/or cover, which best fits your requirements EPC The property has an EPC rating of D. FURTHER INFORMATION For further information please contact: Andrew Spencer at our Leeds office on 0113 234 0304 or email andrew.spencer@fleurets.com DISCLAIMER Fleurets Limited for themselves and for the vendors or lessors of this property whose agents they are give notice that: (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; (ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them; (iii) no person in the employment of Fleurets Limited has any authority to make or give any representation or warranty whatever in relation to this property.

LOCATION MAP Map Data ©2017 Google SITE PLAN Ordnance Survey © Crown Copyright (2017) All rights reserved. Licence number 1000047722

Suite 8b Joseph's Well, Westgate, Leeds, LS3 1AB T 0113 234 0304 E leeds@fleurets.com fleurets.com - Our Reference: N-722024