Exmoor Forest Inn. Simonsbath, Exmoor National Park, TA24 7SH

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2 Fabulous Hotel & Coaching Inn, situated in the Heart of Exmoor National Park. The is a substantial piece of Real Estate with Extensive Character Trading Areas, 12 En-suite Letting Rooms, Separate Holiday Cottage, Owner s Flat and Outhouses, set in a Beautiful Position and Plot of Circa 1.8 Acres. Viewing is Essential to Appreciate this Unique Property and Business. Top Bar with Circa 22 Covers Main Bar Side Bar (10) Tack (10) Restaurant & Breakfast Room (34) Resident s Lounge Fully Equipped Commercial Kitchen Extensive Back of House Space 12 En Suite Letting Rooms Private Owner s Flat 2 Bed Holiday Cottage 2 Car Parks 2 Beer Gardens/Paddock Outhouse & Barn Static Caravan LOCATION The is situated in the heart of the beautiful Exmoor National Park in the hamlet of Simonsbath, an excellent central base from which to explore Exmoor and the North Devon and Somerset Coastlines. The property is perfectly positioned on the 'Two Moors Way' walking route linking Exmoor with Dartmoor and the area is extremely popular with walkers, cyclist, birdwatchers, horse riders and nature lovers. The Hotel makes a great base to explore the South West peninsular and is only a short drive from the world renowned Linton and Lymouth towns in North Devon and further round the coastline to the popular resorts of Woolacombe, Croyde and Saunton Sands. Simonbath is a half an hour drive to the principle North Devon town of Barnstaple, which is linked via the A631 to the M5 at Tiverton. Barnstaple has a mainline train station, as does the Somerset County Town of Taunton which lies approximately 30 miles to the East. DESCRIPTION The is a substantial and handsome three storey detached property with double gables to the front elevation, overlooking the pretty trade garden and car park. The property sits in a generous plot nestling in the beautiful wooded Barle Valley, flanking a tributary of the River Barle. The property has been extensively refurbished and re-decorated over the period of our client s ownership and is a particularly atmospheric and welcoming building, which exudes character and warmth. All the rooms are individually decorated and presented to a high standard, as are the main bars and trading areas. The separate holiday cottage, which was completely redeveloped in 2015 is beautifully presented throughout and a great addition to the business. The property has plenty of development potential, subject to planning, to the rear of the main building with a substantial barn and separate stone outhouse currently underutilised. Ref No: ,000 Freehold

3 The accommodation comprises: - TWO ENTRANCES PORCHES Leading to:- TOP BAR Character room with focal fireplace and cast iron wood burner, exposed painted ceiling beams and part painted panelling to dado height. Seating for circa 22 at rustic pine tables, with matching spinal back chairs, carpeted down to:- MAIN BAR SERVERY With part panelled circulation space and central timber topped and painted panel bar servery, electronic touch screen cash register, tongue and grove painted bespoke back bar fittings, shelving and optics, two double bottle fridges, ice machine and glass washer. SIDE BAR Character snug room with open stone fireplace and large rustic timber tables seating circa 10 with various item of 'tack' decorating the walls. Through to:- TACK ROOM (FOR PRIVATE USE) With large pine table for 10, upholstered bench to far end and door to outside. RESTAURANT/BREAKFAST ROOM Large double reception room with two timber framed picture windows overlooking the beer garden. Seating for 18 plus 16 at timber tables and spindle back chairs. Carpeted. RESIDENTS LOUNGE Situated to the left hand side of the main entrance with built in bookcase, flat screen TV, stone fireplace (not used), leather upholstered sofas, arm chair and coffee table. LADIES & GENTS CLOAKROOMS DISABLED WC BACK OF HOUSE Extensive back of house area divided into: COMMERCIAL KITCHEN Professionally equipped with main extraction, combi oven, 6 ring range, Salamander grill, double pizza oven, various work benches and refrigeration, 3 sinks, 2 commercial microwaves and bain marie, amongst other equipment. Rear corridor with door to outside and swing door to kitchen. SEPARATE FREEZER ROOM With door to outside. WASH UP AREA With commercial dishwasher, non-slip flooring, coffee prep area with coffee machine. DRY STORE With shelving and separate walk in fridge and non-slip flooring. BEER CELLAR BOILER ROOM With a number of commercial washing machines and dryers.

4 STAFF WC FIRST FLOOR The letting rooms are situated over the first and second floors, all of which are en-suite and individually decorated with TVs, tea and coffee making facilities, complimentary toiletries with hairdryer along with bathrobes and slippers. These beautifully presented rooms are arranged as followed:- 1 DOUBLE EN-SUITE With shower. 2 DOUBLE EN-SUITE With bath, shower and built wardrobe. 3 DOUBLE/TWIN ROOM EN-SUITE With bath, shower and built in wardrobe. 4 DOUBLE EN-SUITE With shower. 5 DOUBLE EN-SUITE With shower. 6 DOUBLE EN-SUITE With shower. SEPARATE BATHROOM with bath and shower over, WC and wash hand basin. LAUNDRY ROOM With commercial iron. SECOND FLOOR 7 DOUBLE/TWIN EN-SUITE With shower, built in wardrobes 8 FAMILY EN-SUITE With Double/Twin and single and en-suite shower. 9 DOUBLE/TWIN EN-SUITE With shower. 10 DOUBLE/TWIN EN-SUITE With bath and shower attachment. 11 DOUBLE EN-SUITE With bath. (Currently privately occupied). 12 DOUBLE ROOM (Spare room for private use). LAUNDRY/HOUSEKEEPING CUPBOARD BACK STAIRCASE FIRST FLOOR PRIVATE FLAT Situated off the rear staircase with landing and built in cupboard. Comprising; LIVING ROOM KITCHEN With domestic units and appliances. FAMILY BATHROOM With bath, walk in double shower, WC and wash hand basin. DOUBLE BEDROOM UTILITY CUPBOARD

5 OUTSIDE HOLIDAY COTTAGE A delightful self-contained, detached holiday cottage presented to a very high standard. Arranged as follows:- ENTRANCE PORCH With built in utility cupboard and plumbing for washing machine. MAIN LIVING ROOM/ KITCHEN/DINER Under vaulted ceiling with domestic kitchen units, separate dining area and living room with double patio doors to outside. 2 X DOUBLE BEDROOMS FAMILY BATHROOM Modern family bathroom with bath, shower, WC and wash hand basin. BEER GARDEN Laid to lawn and surrounded by picket fence with 8 pub benches and separate large rustic pub bench, seating circa 36 plus 12. MAIN CAR PARK To front of property. REAR OF PROPERTY Back driveway leading down to rear of building. OVERFLOW CAR PARK SUBSTANTIAL BARN Currently used for storage (This building would lend itself to conversion for a number of different uses, subject to the necessary planning consents). REAR PADDOCK Leading to side beer garden overlooking the tributary. STONE OUTHOUSE & WOODCHIP RENEWABLE HEAT PLANT 2 BED STATIC CARAVAN WITH SERVICES (36 X 12FT) FENCED AREA Housing 2 x propane gas tanks. GENERAL INFORMATION RATEABLE VALUE 17,500. Please note this is note rates payable. For more information we advise you contact the Local Billing Authority, West Somerset Council, Tel BUSINESS The is a well established and well known hostelry popular with visitors and tourists from all over the world. The property exudes character and warmth and is a welcoming place to stop for lunch, dinner or to stay after a days activities exploring the beautiful surrounds of Exmoor National Park. The property is run by a husband and wife team with a compliment of full time and part time staff. Whist the business trades particularly strongly during the warmer months of the year, the is also a popular winter destination with many customers choosing to take cosy winter breaks in the area.

6 The main thrust of the business is the en suite letting rooms which in turn creates knock on trade in the bar and restaurant below. The prides itself on offering an appetising menu, focusing on local, fresh produce and home cooked dishes. The menu is complimented by a good wine list a wide selection of local real ales and other drinks. As well as the popular letting rooms, the holiday cottage also generates a regular income, again popular throughout the year. The cottage is particularly well presented and repeat customer visits are strong. The cottage is often booked, together with rooms in the hotel to allow for bigger groups and families to have a more convenient base. Whilst the business is very successful, there is still plenty of potential to grow trade under new ownership with the possibility of physically developing the rear of the property. Profit & Loss accounts will be provided to bone fida interested parties after a formal viewing arranged through the Sole Selling Agents, Bettesworths. The availability of the provides a wonderful opportunity for new owners to build further on a business which has been afforded extensive investment over the past ten years, providing a very solid base, both in terms of the property and goodwill. SERVICES We have been informed that the property is connected to water. The property benefits from a recently installed private sewage treatment system. Cooking is from propane gas and the remainder of the buildings energy is supplied via a private wood chip renewable heat plant which was installed in 2012 by our clients under the Renewable Heating Incentive (RHI). This is a self-fulfilling investment which now pays for itself. INVENTORY To include furnishings and equipment as per an inventory to be supplied, but excluding the owners personal effects. STOCK Wet and Dry stock in trade and Bar Glassware will be taken over by the purchaser at valuation on the day of completion. EPC RATING C

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10 29/30 Fleet Street Torquay Devon TQ1 1BB IMPORTANT NOTE: Messrs Bettesworths for themselves and for the vendors or lessors of this property whose agents they are give notice that: (i) the particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract; (ii) no person in the employment of Messrs Bettesworths has any authority to make or give representation or warranty whatever in relation to this property. The fittings, equipment and services have not been tested by the agents.