* Freehold
* Sizeable Guest House Premises
* 3, 828 Sq ft (355. 62 Sq m)
* Car park to rear
* Represents £93, 333 per numbered property at Guide
* 11 bedrooms
* Close to Alton Towers, Uttoxeter Race Course and Town Centre
* Currently trading with bookings until Auction Contract date
* Suit other uses such as HMO, conversion to flats or houses
For Sale by public auction on Monday 20th November 2023 at 6. 30pm. The Double
Tree by Hilton Hotel, Festival Park, Stoke - on - Trent, ST1 5BQ. Live online
bidding available.
11 bedroom Guest House situated in Uttoxeter close to the town centre, railway
station and race course. Consisting of three interconnecting terrace
properties, this sizeable property has much to offer and would suit conversion
to flats, student accommodation or an HMO (STPP). To the rear is a car park
which can accommodate up to 14 cars. With a guide price of £280, 000 plus it
represents just £93, 333 per numbered property.
**Description**
A three storey property of brick construction under pitched clay tile roofs,
Meadows Way Guest House was once three interconnecting residential properties
which have over time been sympathetically converted to provide 11 rooms, ten
of which are en - suite with the eleventh room having its own private bathroom.
The ground floor has an open and airy breakfast room, reception. Commercial
kitchen, laundry room with rotary press, office, stores, public WC and boiler
room. Externally there is a car park which can accommodate 12 - 14 cars on which
is a detached log cabin having air conditioning and providing two further
bedrooms and a shower room.
The business has been trading for many years and has bookings through to
November (Auction contract date). Due to a change of personal circumstances
the owners wish to sell the property, and if it suits the buyer; will include
the business. All fixtures and fittings including TV's, Beds, Bedding,
Furnishings, Kitchen and CCTV equipment etc. Can be included at no extra cost.
The Kitchen is rated as 5 by the esbc Environmental inspection team and the
entire property has a Full Fire alarm system and Fire Safety equipment and a
full Fire Safety Certificate.
Being close to Alton Towers, Uttoxeter Race course and jcb's state of the art
manufacturing/training centre the guest house is often fully occupied. Whilst
the guest house could continue trading as it is it may suit other uses such as
conversion to houses, flats or an HMO (STPP).
**Location**
The property is located on Bridge Street in Uttoxeter with car park access
from the A518. The property enjoys excellent access to the town centre which
is approximately 200 yards distance and Uttoxeter railway station which
provides direct Train access to both Derby and Stoke where Universities are
making it suitable for Student accommodation. Uttoxeter race course is 0. 75
miles distance.
Uttoxeter is a market town in east Staffordshire, home of jcb. The town is 14
miles (23 km) from Burton upon Trent, 14 miles (23 km) from Stafford, 16 miles
(26 km) from Stoke - on - Trent, and 20 miles (32 km) from Derby via the A50 and
the A38.
**Services**
All mains services are available subject to any reconnection which may be
necessary.
**Planning**
Bjb recommend that potential occupiers make their own enquiries to the local
authority in order to satisfy themselves that their proposed use is authorised
in planning terms.
**Accommodation**
Ground floor
Reception: 16ft8' x 11ft8' / 198 Sq ft (18. 39 Sq m)
Breakfast Room: 25ft8' x 23ft8 / 614 Sq ft (57. 04 Sq m)
Kitchen: 12ft6' x 10ft9' /137 Sq ft (12. 73 sq m)
Laundry: 9ft7' x 9ft8' / 85 Sq ft (7. 90 Sq m)
Boiler Room: 5ft10'x4ft6' / 27 Sq ft (2. 51 Sq m)
Laundry Store and Separate WC: 11ft9' x 8ft9' / 106 Sq ft (9. 85 Sq m)
Office: 8ft10' x 3ft5' / 32 Sq ft (2. 97 Sq m)
Public WC
Store: 19 sq ft (1. 77 Sq m)
Guest Room One: 12ft5' x 11ft7' / 145 Sq ft (13. 47 Sq m)
En - Suite: 9ft0' x 3ft0' / 29 Sq ft (2. 69 Sq m)
Guest Room Two 13ft11' x 11ft7' / 153 Sq ft (14. 21 Sq m)
Inclusive of En - Suite
**First floor**
Guest Room Three 15ft5' x 12ft5' / 221 Sq ft (20. 53 Sq m)
Inclusive of En - Suite
Guest Room Four 9ft3' x 12ft9' / 119 Sq ft (11. 06 Sq m)
En - Suite: 8ft8' x 6ft4' / 56 Sq ft (5. 20 Sq m)
Store: 33 Sq ft (3. 07 Sq m)
Guest Room Six 12ft9' x 9ft3' / 120 Sq ft (11. 15 Sq m)
En - Suite: 8ft7' x 6ft8' / 59 Sq ft (5. 48 Sq m)
Guest Room Seven 11ft6' x 12ft4' / 144 Sq ft (13. 38 Sq m)
En - Suite: 12ft4' x 3ft5' / 44 Sq ft (4. 09 Sq m)
Guest Room Nine 13ft11' x 11ft7' / 153 Sq ft (14. 21 Sq m)
Inclusive of En - Suite
Guest Room Ten 12ft9' x 9ft3' / 119 Sq ft (11. 06 Sq m)
Bathroom: 10ft10' x 9ft3' / 97 Sq ft (9. 01 Sq m)
second floor (Air Conditioned)
Guest Room Five 11ft6' x 16ft2' / 187 Sq ft (17. 37 Sq m)
En - Suite: 6ft7' x 6ft3' / 42 Sq ft (3. 90 Sq m)
Guest Room Eight 11ft6' x 16ft2' / 187 Sq ft (17. 37 Sq m)
En - Suite: 6ft10' x 2ft5' / 18 Sq ft (1. 67 Sq m)
Guest Room Eleven 11ft6' x 16ft2' / 187 Sq ft (17. 37 Sq m)
En - Suite: 6ft4' x 2ft7' / 16 Sq ft (1. 49 Sq m)
**** Subject to Land Registry application ****
detached log cabin (Air Conditioned) - see notes under Tenure*
Living Area (with beds) 19ft1' x 11ft0' /210 Sq ft (19. 51 Sq m)
Bedroom 10ft4' x 7ft9' / 82 Sq ft (7. 62 Sq m)
Bathroom 8ft5' x 7ft8' / 67 Sq ft (6. 22 Sq m)
**Rating**
The voa website advises the rateable value for 2023/24 is £2. 900. The standard
non - domestic business rates multiplier is 51. 2p. The small business multiplier
is 49. 9p up to a rateable value of £50, 999. Small Business may benefit for
upto100% on premises with a rateable value of up to £12, 000 and a tapered
relief for rateable values between £12, 000 and £15, 000.
Bjb recommends interested parties make their own enquiries into the business
rate payable any further business rate relief which may be available.
**Tenure - Freehold**
Freehold with vacant possession.
*** Please note the Log Cabin within the car park to the rear belongs to the
Guesthouse however due to anomalies at hm Land Registry, part of the log cabin
is unregistered and the Seller has no formal legal title to part of the log
cabin. The title for the log cabin cannot be included within the pack at this
stage. The Seller will therefore on completion supply an appropriately sworn
statement of truth in respect of such unregistered part of the Log Cabin so
that the Buyer may then submit an appropriate application for title at hm Land
Registry by way of adverse possession following completion. ***
**Epc**
The property has an energy rating of E (48)
**Proof Of Identity**
To comply with Money Laundering Regulations, on acceptance of an offer for
purchase or letting, the buyer or prospective tenant will be required to
provide identification to Butters John Bee. Where a property is due to go to
auction, all bidders will be required to register prior to auction.
**Common Auction Conditions**
This property is sold subject to our Common Auction Conditions (a copy is
available on request).
**Buyers Administration Fee**
A buyers administration fee of £1, 000 plus VAT is applicable to this lot. The
purchaser will pay the fee whether the property is bought before, at or
following the auction date.
**Legal Pack**
Purchasing a property at auction is a firm commitment that carries the same
legal implications as a signed contract by private treaty. It is important
that you consult with your legal adviser before bidding and also your
accountant regarding the impact of VAT, if applicable, on the sale price. The
legal pack can be viewed online via our website . Legal packs can also be
viewed at the selling office. These documents should be passed to your legal
adviser as they will help you make an informed decision about the lot. If you
need further legal information please contact the vendor's solicitor whose
details will be in the auction catalogue. Remember that you buy subject to all
documentation and terms of contract whether or not you have read them.
**Auction Viewing**
To view this lot, please contact the selling office.
**Internet, Telephone & Proxy Bidding**
Interested in this lot but can't attend the auction? You can bid by internet,
telephone or by proxy by pre - registering with our auction department on or
email . Further details are available in the catalogue.
**Addendum**
Check the latest addendum at for any alterations or changes to the catalogue.
**Guide Price**
An indication of the seller's current minimum acceptable price at auction. The
guide price or range of guide prices is given to assist consumers in deciding
whether or not to pursue a purchase. It is usual, but not always the case,
that a provisional reserve range is agreed between the seller and the
auctioneer at the start of marketing. As the reserve is not fixed at this
stage and can be adjusted by the seller at any time up to the day of the
auction in the light of interest shown during the marketing period, a guide
price is issued. This guide price can be shown in the form of a minimum and
maximum price range within which an acceptable sale price (reserve) would
fall, or as a single price figure within 10% of which the minimum acceptable
price (reserve) would fall. A guide price is different to a reserve price (see
separate definition). Both the guide price and the reserve price can be
subject to change up to and including the day of the auction.
**Reserve Price**
The seller's minimum acceptable price at auction and the figure below which
the auctioneer cannot sell. The reserve price is not disclosed and remains
confidential between the seller and the auctioneer. Both the guide price and
the reserve price can be subject to change up to and including the day of the
auction.
**Vat**
We have been advised Vat is not applicable to this property.

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