An excellent opportunity to acquire the freehold of a former bakery & café with spacious living accommodation and situated in a popular Lincolnshire Wolds Conservation Area village. The commercial unit has lately been used as an artisan bakery but is suitable for a variety of uses subject to any necessary local authority consents.

Location
Binbrook is a Lincolnshire Wolds village which is a designated "Area of Outstanding Natural Beauty" & is some 8 miles from Market Rasen and around 10 miles from the market town of Louth as well as being well located for the Lincolnshire Coastline to the east . Amenities within the village include a Doctor's Surgery with Pharmacy, General Store, a Hairdressers, Chinese take-away, Church of England Primary School and Early Learning Centre. The village also hosts various activities such as art club, keep fit, yoga and there is a popular bowls club. The property is situated in the centre of the village just off the Market Square.

Entrance Lobby To Rye Cottage
With composite double glazed front door and fan light over. Glazed pine door opening to:

Living Room 3.81 x 5.54 metres
With a fireplace housing solid fuel stove, uPVC double glazed window, radiator, exposed pine floorboards, elongated radiator. Maximum depth and width measurements.

Dining Room 3.4 x 3.55 metres
With uPVC double glazed window, tiled floor, radiator and period fireplace. Minimum depth measurement.

Staircase Lobby
With under stairs cupboard & tiled floor.

Kitchen 2.66 x 2.75 metres
With fitted kitchen comprising of base & wall cupboards, granite effect worktops, resin & stainless steel sink & drainer board, integrated gas hob, extractor hood over & electric oven, space for dishwasher, tiled floor, access to roof space, uPVC double glazed patio doors. 8'7" x 5'7" (2.66 x 1.47m) &

WC 1 x 1.49 metres
With handbasin, close couple WC and plumbing for washing machine, uPVC double glazed window.

Staircase To First Floor Landing
With access to roof space.

Bedroom 1 3.24 x 3.97 metres
With uPVC double glazed window, radiator and two built-in wardrobes. Maximum width & depth measurements.

Bedroom 2 2.45 x 3.99 metres
With uPVC double glazed window and radiator. Maximum width measurement.

Bedroom 3 2.84 x 3 metres
With radiator, uPVC double glazed window and Logic Ideal gas fired central heating combi boiler.

Bathroom 1.7 x 2.52 metres
With white suite comprising of panel bath having Triton electric shower over, close couple WC, vanity wash basin, part tiled walls, uPVC double glazed window and built-in airing cupboard.

Shop & Kitchen Area 3.59 x 7.3 metres
With part tiled floor, stainless steel commercial sink and prep tables , uPVC double glazed window to rear elevation & timber framed shop window & door to front elevation.

Preparation Room 1.9 x 2.69 metres
With stainless steel commercial double sink and rinse spray tap, tiled floor.

Outside
At the rear of the property is an enclosed courtyard and a storeroom.

Services
The property is understood to have mains water, electricity , gas and drainage. Gas fired central heating.

Mobile
We understand from the Ofcom website there is likely to be good mobile coverage from EE, Three, 02 and Vodafone. (Please be aware that data is not available with Vodafone)

Broadband
We understand from the Ofcom website that standard broadband is available at this property with a standard download speed of 19 Mbps and an upload speed of 1 Mbp, superfast download speed of 80 Mbps and upload speed of 20 Mbps. Openreach network is available.

Energy Performance Certificate
EPC rating C.

Business Rates & Council Tax
According to the Valuation Office Agency's rating list, the property has a rateable value of £4,600 under the 2023 Valuation List. Council Tax Band A.

Tenure
Understood to be freehold. We are informed by the seller that the neighbouring property has a "flying freehold " over part of their property.

VAT
The sellers inform us that VAT is not applicable to the purchase price.

Catering Equipment
Please note, all freestanding catering items are available for separate negotiation. Further information regarding the former business is available on request.

Buyer Identity Checker
Please note that prior to acceptance of any offer, John Taylors are required to verify the identity of the buyer to comply with the requirements of the Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017. Further, when a property is for sale by tender, an ID check must be carried out before a tender can be submitted.

Viewing Arrangements
Viewing strictly by appointment only through our Louth office.Louth office open from Monday to Friday 9 am to 5 pm and Saturday to 9 am to 1 pm.

Please Note
Prospective purchasers are advised to discuss any particular points likely to affect their interest in the property with one of our property consultants who have seen the property in order that you do not make a wasted journey.

Thinking Of Selling?
Getting the best price requires market knowledge and marketing expertise. If you are thinking of selling and want to benefit from over 150 years of successful property marketing, we can arrange for one of our valuers to give you a free market appraisal and advice on the most suitable marketing package for your property.