Location

Kilbol Country House Hotel is situated in the Polmassick Valley, bordering the River Luney to the South. This attractive desirable valley is close to the Lost Gardens of Heligan and the fishing port of Mevagissey. The Cathedral City of Truro is a short distance away with all the amenities of a small City, as is the town of St Austell. Other attractions include the Eden Project and numerous beaches and coves, on the South Cornish Coast.

The Property/business

We are advised part of the original building dates back to the 16th Century, once forming part of the Mount Edgecumbe Estate. In 1996 a new wing of the property was added providing further good quality letting rooms and a 2 storey 2 bedroomed self-contained holiday cottage.

We are advised the business has been in our client tenure since 1992 and historic trading information showed sales in the region of £165,000. More latterly our clients have chosen to trade below the VAT threshold as a lifestyle choice and we are advised the Accounts for the most recent year (March 2014) showed sales of £89,608, with a gross profit of 93% and an adjusted net profit of c. £38,000. Further information regarding the business can be obtained via our clients website, www.kilbol-hotel.co.uk

The Accommodation Comprises

(all areas and dimensions are approximate)

Entrance Lobby

Leading into:-

Reception

6.94m x 5.32m, with built-in reception desk and office area behind, ladies and gents WC’s, window to rear elevation leading to:-

Guest Lounge

5.12m x 3.65m, open fire with slate hearth, window to side elevation through to:-

Guest Dining Room

10.97m x 3.49m, set up for circa 20 covers, 4 large picture windows overlooking the inner garden and further door direct to garden.

Kitchen

5.10m x 4.53m, an attractive country style kitchen with 2 oven aga in blue, with commercial extraction system over and commercial non-slip flooring. 4 ring electric hob, plate warmer, hot plate and eye level grill. Range of base and wall units.

Bar/lounge

6.44m x 4.06m, 2 windows to rear elevation. Attractive room with feature fireplace with wood burner. Built-in bar. Door to:-

Conservatory

5.04m x 3.78m, tables and chairs for the guest use, overlooking the garden. Double doors to garden. Door to ground floor letting accommodation:-

Bedroom 4

Double, door to garden, en-suite shower.

First Floor

Immersion / Airing cupboard and 3 double door linen locker.

Bedroom 3

Zip and link. En-suite bath/shower, window to front.

Bedroom 2

Double, en-suite bath, window to front.

Bedroom 1

Zip and link, en-suite shower, window to front.

Landing

Store Room

Window to front with built-in racking.

Ground Floor Letting Bedrooms

Bedroom 5 (superior)

Double, door and window overlooking the garden, bath and shower.

Bedroom 6 (superior)

(Currently used as owners accommodation)
Door and window to front elevation, en-suite bath and shower.

Store room and separate boiler room.

Stairs ascending to the first floor where there are 2 superior rooms

Bedroom 7 (superior)

Zip and link, with door to balcony overlooking the garden, bath and shower.

Bedroom 8 (superior)

Zip and link, door to balcony overlooking the garden, with en-suite shower.

Letting Cottage

With separate access from the front of the property, with wide inner hallway.

Bedroom

Zip and link, door and window overlooking the garden.

Bathroom

Bath with shower, low level WC, vanity unit, window to front elevation.

Bedroom

Zip and link, door to garden, en-suite shower.

Stairs ascending to the

First Floor

Open plan lounge, kitchen and dining area.
5.37m x 5.51m, very attractive room with vaulted ceiling and defined kitchen, dining and seating area with feature wood burner in one corner on the slate hearth, 4 Velux windows. Door to large private balcony overlooking the gardens and countryside beyond. Stairs to garden.

Outside

We are advised Kilbol sits within circa 1 acre (to be confirmed) comprising sweeping driveway leading to a large car parking area, which in turn gives access to the:-

Laundry Room

With 3 washing machines and 1 dryer. Water filtration unit.

Bin Area

Door to outside area with space for bins etc, gate giving access to the road.

Carport/storeroom

5.90m x 3.39m and 5.90m x 2.64m respectively, a large lawned area and vegetable patch

Greenhouse

12 ft x 10ft approx. Leading to the formal country cottage gardens. Further area to the side of the property.

Tenure

Freehold

General Information

In October 2013 Planning Permission was granted for a Change of Use of Hotel to Single Dwelling under Planning Application PA13/07826, copy available upon request.

Local Authority

Cornwall Council
General Enquiries 0300-1234-100
Planning 0300-1234-151
www.cornwall.gov.uk

Energy Performance Certificate

The Energy Performance Rating for this property is within Band D.

Inventory

An Inventory of all loose chattels and equipment, free of any lease/lien, to be included within the sale will be supplied by Miller Commercial prior to exchange of Contracts.

Premises Licence

We are advised Kilbol currently holds a Premises Licence in respect of the sale of intoxicating liquor on the premises.

Business Rates

We refer you to the valuation office website www.voa.gov.uk or call 0300-1234-171

Services

Prospective owners should make their own enquiries of the appropriate statutory undertakers:
Western Power: 0845 601 2989
Private Water Supply
Private Sewerage

Stock

To be taken at valuation

Value Added Tax

All the above prices/rentals are quoted exclusive of VAT, where applicable.

AGENTS NOTE: Miller Commercial for themselves and for the Vendor/s or lessor/s of this property give notice: [a] These particulars are for an intending purchaser or tenant and although they are believed to be correct their accuracy is not guaranteed and any error or misdescriptions shall not annul the sale or be grounds on which compensation may be claimed and neither do they constitute any part of a Contract: [b] No responsibility is taken for expenses incurred should the property be sold, let or withdrawn before inspection: [c] None of the services or appliances, plumbing, heating or electrical installations have been tested by the selling agent.

Miller Commercial is the trading name of Miller Commercial LLP registered in England and Wales under Registration No.OC373087. The Registered Office of Miller Commercial LLP is Mansion House, Princes Street, Truro TR1 2RF. We use the term Partner to refer to a member of Miller Commercial LLP. VAT Registration No.643 4519 39.