Upper Bar,
Newport Shropshire,
Shropshire, TF10 7AP
Auction Guide Price £375,000

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*FOR SALE BY THE MODERN METHOD OF AUCTION* Smallwood Lodge tea rooms is a Grade 2 listed property steeped in local history and is said to be one of two buildings to escape the great fire in 1665. Records state this property was built C1600 as a dwelling and extended in the 17th century, re-faced in the 19th century when it was used for other purposes. This property is bursting with character features including exposed timbers, sash and canted bay windows. Smallwood Lodge is currently run as a tea room to the ground floor and a hairdressing salon to the first floor. Recently the adjoining coach house has been converted to provide additional seating for the tea room with a mezzanine above. The mezzanine is currently used as store however could provide additional dining space. Smallwood Lodge benefits from a low maintenance garden to the front and a courtyard garden to the rear. While Smallwood Lodge is currently used as commercial premises the layout could lend itself to a residential property ( subject to planning consent).

This property is for sale by the Modern Method of Auction, meaning the buyer and seller are to Complete within 56 days (the "Reservation Period"). Interested parties personal data will be shared with the Auctioneer (iamsold).

If considering buying with a mortgage, inspect and consider the property carefully with your lender before bidding.

A Buyer Information Pack is provided. The winning bidder will pay £349.00 including VAT for this pack which you must view before bidding.

The buyer signs a Reservation Agreement and makes payment of a non-refundable Reservation Fee of 4.80% of the purchase price including VAT, subject to a minimum of £6,600.00 including VAT. This is paid to reserve the property to the buyer during the Reservation Period and is paid in addition to the purchase price. This is considered within calculations for Stamp Duty Land Tax.

Services may be recommended by the Agent or Auctioneer in which they will receive payment from the service provider if the service is taken. Payment varies but will be no more than £450.00. These services are optional.

Outside.
The property has a low maintenance garden to the front surrounded by a brick wall and ornamental iron railings with a laurel hedge retaining privacy. A paved pathway leads to the main entrance and a door provides access to the coach house from the front garden. Access to the side of the property leads to a rear courtyard currently used as a dining area. This has access to a brick and tile guest cloakroom.
From the rear of the property there is pedestrian access to a rear walled courtyard leading to the main property. The neighbouring property provides a right of vehicular access to the rear coach house entrance for deliveries.

Ground Floor.
The main entrance opens into a reception dining hall. This leads onwards to a further reception area, kitchens and steps rise to a dining area. The dining area has access to the rear courtyard garden. An inner hallway has access to the coach house, rear walled courtyard and stairs to the first floor.
The coach house is mainly used as a dining area with a partition creating a discreet store room. A door provides access to the front garden and double doors to the rear open to allow access for goods deliveries. Stairs rise to a mezzanine with light and power and planning permission for a Velux window.

First Floor.
The first floor consists of three large rooms which are currently used as a hair dressers. The landing has access to a large guest cloakroom.

Tenure: Freehold
EPC Rating: N/A Grade 2 Listed
Services: All mains gas, electric, water and drainage

“We are required by law to conduct anti-money laundering checks on all those selling or buying a property. Whilst we retain responsibility for ensuring checks and any ongoing monitoring are carried out correctly, the initial checks are carried out on our behalf by Lifetime Legal who will contact you once you have agreed to instruct us in your sale or had an offer accepted on a property you wish to buy. The cost of these checks is £40 (incl. VAT), which covers the cost of obtaining relevant data and any manual checks and monitoring which might be required. This fee will need to be paid by you in advance of us publishing your property (in the case of a vendor) or issuing a memorandum of sale (in the case of a buyer), directly to Lifetime Legal, and is non-refundable. We do not receive any of the fee taken by Lifetime Legal for its role in the provision of these checks.”

Important.
We take every care in preparing our sales details. They are carefully checked, however we do not guarantee appliances , alarms, electrical fittings, plumbing, showers etc. Photographs are a guide and do not represent items included in the sale. Room sizes are approximate. Do not use them to buy carpets or furniture. Floor plans are for guidance only and not to scale. We cannot verify the tenure as we do not have access to the legal title. We cannot guarantee boundaries, rights of way or compliance with local authority planning or building regulation control. You must take advice of your legal representative. Reference to adjoining land uses ,i.e farmland, open fields etc does not guarantee the continued use in the future. You must make local enquiries and searches. We currently work with a number of recommended conveyancing partnerships including Simply Conveyancing. We currently receive a referral fee of £200 from Simply Conveyancing for each transaction.