LAKE DISTRICT GUEST HOUSE AND RESTAURANT

• 7 well appointed guest bedrooms
• Licensed 34 cover restaurant open to non-residents
• Guests lounge and bar with outside seating terrace
• Self-contained 2-bedroom owners quarters
• Prime position in the centre of Lake District tourist town
• Enormous potential to develop a range of income streams

Overview
The current owners acquired the property in 2005 originally running it as a 7 bedroom guest house but more recently offering a contemporary service and longer term lettings to suit a changing market and opening the dining room to non-residents as a licensed restaurant trading as the Sizzling Stone. The property is well situated on the edge of the shopping streets and close to other catering businesses. It is run by the proprieters with part time staff and the restaurant is open 5 nights a week 5pm to 9pm. The property offers enormous potential to run a business in a variety of ways and the owner will discuss the trade with potential buyers when viewing as recent trading figures do not fully reflect the potential. The current owners are looking to retire.

Location
Keswick is a busy tourist town situated in the Lake District National Park about 18 miles west of Penrith and junction 40 of the M6 Motorway via the A66. It lies adjacent to Derwent Water, surrounded by stunning Lakeland fells and provides a range of shops, hotels, restaurants, pubs and other tourist related businesses and facilities. The resident population is around 5,600 but the tourist season in the town now lasts for most of the year providing a substantial non-resident population. Ravensworth House fronts Station Street close to shops and amenities in the town centre.

Description
The property is a substantial Victorian stone terrace building which has been renovated to a high standard to provide a restaurant, 7 guest bedrooms (6 with en suite facilities), bar, guests lounge and self contained 2-bedroom owners accommodation.

Accommodation
Ground Floor
Entrance Lobby leading to;
Entrance Hall with understairs cupboard and stairs to first floor and Basement Store Rooms also suitable for other uses;
Dining Room/ Restaurant with tables, benches and chairs for 34 covers, light décor and vinyl wood effect floor cover;
Catering Kitchen with tiled floor, hygienic pv wall covering, double sink unit, extractor and includes 6 ring gas range, microwaves, fridge, freezer and other catering equipment;

Private Owners Accommodation
Domestic Kitchen with tiled floor, wall and base units, worktops, sink unit, plumbing for washer and dryer;
Private Lounge with stairs to First Floor Private Bedroom and Bathroom and Second Floor Private Double Bedroom;

First Floor
Guests Lounge with Kitchen area having units, worktops, sink, hotplates and oven;
Guest Bedroom 1, twin with en suite shower room;
Separate WC;
Bar with bar servery, door onto outside seating terrace and WC off;

Second Floor
Guest Bedroom 2, single with wash hand basin;
Guest Bedroom 3, double with en suite shower room;
Guest Bedroom 4, double with en suite shower room;
Separate Shower Room for GB 2;
Guest Bedroom 5, double with en suite shower room

Third Floor
Guest Bedroom 6, double with en suite bathroom with spa bath;
Guest Bedroom 7, double with en suite bathroom with spa bath

Outside
Small garden/ terrace area to the front, rear yard with one parking space and the seating terrace from first floor bar which has afternoon sun and flower containers.

Services
We are advised that mains water, electricity, gas and drainage are connected to the property. It has gas fired central heating. No warranty is given regarding the working order of any appliances or services referred to in these particulars.

Tenure
We are advised the property is freehold.

Rates
Description in list: Guest house, restaurant and premises
Rateable Value: £8,100
Council Tax: Band B
The property qualifies for 100% small business rates relief.

Fixtures & Fittings
Included in the sale is an inventory of trade fixtures, fittings, equipment and furnishings. Any items not included in these particulars or the inventory are excluded. Stock will be valued separately and taken on completion.