THE BEAUCHAMP ARMS

Dymock is an attractive village about 17 miles north west of Gloucester and about 6 miles north of the popular market town of Newent. Lying close to the Herefordshire border the village is conveniently situated on the crossroads of the B4125 and the B4216 and Junction 3 of the M50 is only about 4 miles away. Dymock is a thriving village boasting two garages, a post office/village store, a church and a village hall and The Beauchamp Arms sits prominently at the centre of it.

The pub is a handsome brick-built detached building with painted elevations and a pitched tile roof. There is off-road parking to the front for approximately 8 cars and separate proprietor’s parking to the side. A particular feature of the pub is the attractive and well-maintained beer garden to the rear, which enjoys direct access to the adjacent churchyard. The pub has been run by the same couple for the last … years and, having now decided to retire, the pub is available for the first time in as many years. Unusually, the pub is owned by the village but it has always taken a very hands-off approach leaving the tenants to run the pub as they saw fit.

The front door leads to a characterful MAIN BAR that has a carpeted floor, beamed décor and an open fireplace and is furnished in traditional style. It seats approximately 24 and connects directly with the RESTAURANT, which is similarly furnished and decorated and seats a further 15. To the other side of the main bar is a GAMES BAR that has a drinking area for about 10 seated, a pool table, a dart board and a television set. All bar areas are serviced by a single bar servery that has the usual equipment including a glass washer, bottle cooler and a commercial coffee machine.

The LADIES AND GENTS TOILET ACCOMMODATION is situated off the games bar and consists of ladies, gents and disabled facilities, all of which were refurbished a few years ago.

The CATERING KITCHEN is accessed from the servery and is stainless steel clad and fitted out with a range of commercial catering equipment. Adjacent to it is a FREEZER ROOM that has washable vinyl clad walls and a range of refrigeration equipment.

The DRAUGHT BEER CELLAR is located in the basement and is accessed from the bar servery.

OUTSIDE

The beer garden of The Beauchamp Arms is something of a surprise, being situated to the rear of the pub and not immediately visible. It is a good-sized garden that is mainly laid to lawn but has borders, beds and shrubs and is connected via a small gate with the adjacent churchyard. As currently furnished it can accommodate about 28 customers. To the front of the pub there are 8 customer parking spaces and to the side there are a further 2 tandem spaces that are used by the proprietor. Also to the front is a large garage that is currently used for general storage purposes.

PRIVATE ACCOMMODATION

The private accommodation is arranged over the first floor and consists of a lounge, an office, a kitchenette/utility room, a bathroom, a W/C and three double bedrooms. It has been well looked after by the current lessees and is comfortable and reasonably spacious.

THE BUSINESS

The pub is at the heart of the village and is well supported by the locals. The outgoing tenants have kindly agreed to disclose their accounts and these can be made available to interested parties after a formal viewing.

SERVICES

Mains electricity, water and drainage. LPG

LICENCE

There is a premises licence that permits trading from 10.00 - 00.30 Sunday to Thursday and 10.00 - 01.00 Friday and Saturday

OUTGOINGS

Rateable Value £11,000. Council Tax band B. The pub is entitled to rural rate relief.

PROPOSED LEASE TERMS

TERM
    Twelve Years

RENT
    £20,000 with three-yearly reviews. Rent is to be paid monthly in advance.
 
REPAIRS & INSURANCE
    The Landlord will retain responsibility for structural repairs leaving the tenant responsible for non-structural repairs and all decorations.          The Landlord will arrange for buildings insurance with the premium being reimbursed by the Tenant as an insurance rent.

TIE
    The pub is being let free of all trading ties.

ASSIGNMENT
    The lease will be fully assignable with Landlord’s consent, which shall not be withheld unreasonably

SECURITY OF TENURE
    The Lease will be protected by Part II of The Landlord and Tenant Act 1954
 
DEPOSIT
    A £5,000 security deposit will be required.

STOCK IN TRADE                                                                                                                                                                                                    Stock, glassware and loose catering effects are to be purchased in addition at valuation.

INVENTORY                                                                                                                                                                                                              The inventory of fixtures and fittings is to be bought at a fixed valuation of £15,000 (exc VAT).