Herefordshire - Black & White Village Freehouse

The popular Herefordshire village of Canon Pyon stands astride the A4110 road, some 5 miles north of Hereford's city centre. It is set in picturesque rolling countryside and is also convenient for the A49 trunk route which runs north to the Herefordshire market town of Leominster (approximately 6 miles distant).
The village is a sizeable community with a population of 542 and has its own primary school, church and village shop.
The Nags Head is Grade II listed. It dates back to the late seventeenth century and has a wealth of period charm and character. It is well appointed and has been sympathetically modernised during our clients' period of tenure.
It offers spacious trade and private areas, as well as an extremely large garden and car parking facilities. In total, the property stands in a plot of just over half an acre.

It should be noted that the property also stands entirely within the settlement boundaries of the Herefordshire Planning Boundaries, and therefore is potential, subject to planning, to extend the facilities or for further development on the site.

The main trading areas are arranged in three principal sections. The MAIN BAR is a feature room with heavily beamed ceiling, large open stone fireplace with cast iron solid fuel burner installed and beamed lintel over. The room has a 'black & tan' quarry tile floor and assorted seating for 20 or so customers. The counter from the CENTRAL BAR SERVERY has a tongue and groove panelled front and a mirror display back fitting.
The MAIN RESTAURANT is a most charming room with part stone flag and part parquet floor, beamed ceiling and feature fireplace which has an exposed stone surround and chimney breast and a cast iron solid fuel burner. There is a mixture of traditional seating and tables including fixed seating in the bay windows. The room is currently arranged to seat approximately 36 customers. There is access from the main restaurant to the main bar and the additional dining area. Off the inner hallway are LADIES' AND GENTLEMEN'S TOILETS.
Adjacent is a PUBLIC BAR/GAMES ROOM with boarded floor throughout and part exposed antique brick and beamed walls. There is seating for 24 or so customers and a counter from the CENTRAL BAR SERVERY. There is a darts area, a pool table and direct access to the trade garden. The room also has double door access to an additional DINING AREA, again similarly appointed with wood sprung floor, beamed ceiling and ladderback dining chairs and tables currently arranged for 24 customers, although the room could seat up to 32. Roof lanterns make this a light and airy room, and there is also direct access in and out of the main restaurant.
CATERING KITCHEN, of good size, with quarry tile floor, fully tiled walls, a comprehensive selection of stainless steel catering effects and work surfaces and a three section, galvanised extraction canopy. There is a large PREPARATION AREA adjacent, equal in size to many pubs' kitchens. Again, this area has nonslip flooring, fully tiled walls and further stainless steel worktables and equipment. There is a BOTTLE STORE adjacent and an on-level BEER CELLAR.

Owners' Accommodation
Located at first floor is the OWNERS' ACCOMMODATION, comprising: BEDROOM 1, DOUBLE. BEDROOM 2, DOUBLE (currently used as an office). BEDROOM 3, DOUBLE with EN-SUITE SHOWER ROOM with suite of wash hand basin, WC and shower. BATHROOM with suite of wash hand basin, WC and bath with shower over. KITCHEN with modern fitted units. Large domestic LOUNGE. Located at second floor are: BEDROOM 4, DOUBLE with beamed ceiling and some restricted height. BEDROOM 5, DOUBLE, again with beamed, vaulted ceiling and some restricted height.

External
The grounds are a feature of the pub and provide a rear PATIO GARDEN AREA, a considerable amount of which is covered by an arbour. The patio area, when furnished, can seat up to 36 customers. The patio garden area leads to an extremely large garden area which, when fully furnished, could seat a very large number of customers. In total, the plot extends to 0.56 of an acre.
To the rear of the property is an enclosed, tarmacadamed CAR PARK with space for up to 30 vehicles.

As previously referred to, the entire plot stands within the Village Settlement Boundaries offering scope for further expansion and development, subject to planning.
The property was acquired by our clients in 2010 as an investment. Throughout their ownership it has principally been operated by independent tenants. Therefore, no trading figures are available.

Prospective purchasers will need to reach their own conclusions as to the potential trading profitability which can be enjoyed at this outlet.
REEHOLD £375,000 to include goodwill and fixtures & fittings. Stock at valuation in addition. Alternatively:

LEASEHOLD: £17,500 plus VAT to include the trade fixtures and fittings. Stock at valuation in addition.
TERM: Six years.
LANDLORD & TENANT ACT 1954: Outside Part II Landlord & Tenant Act 1954.
ASSIGNABILITY: Fully assignable subject to Landlord's consent.
BOND: A bond equivalent to three months' rent in advance.
RENT: £20,000 plus VAT per annum, paid monthly in advance.
RENT REVIEW: Subject to rent reviews every third year of the term.
REPAIR LIABILITY: Part repairing and insuring lease agreement. This is not a full repairing and insuring lease with the freeholder retaining responsibility for the structure of the building. The lessee will be responsible for internal maintenance, repair and decoration as well as the decorative condition of the exterior of the property.
TIE: Free of all trade ties.
INSURANCE: The Landlord will insure the building, the cost of which will be charged to the Tenant by way of an Insurance Rent.
VAT: VAT will be payable on the Premium and rental payments.
Under the terms of the Premises Licence, the business is permitted to retail alcohol between the hours of 11:00 - 00:30 Monday to Sunday.
Mains electricity, water and drainage. LPG gas tank. Gas fired central heating.

Rateable Value: £3,300 as at 1st April 2023).
Local Authority: Herefordshire Council.
The property has the benefit of 100% Rural Rate Relief upon application to Herefordshire Council
Owners' accommodation Council Tax Band B