Property description

Fantastic lifestyle opportunity. This five bedroom detached house offers a workable home and work lifestyle, with a well established kennels business, licensed for 30 dogs. There is a triple bay garage, stables and tack room, set in approximately four acres. EPC rating E 45. *Guides are provided as an indication of each seller's minimum expectation. They are not necessarily figures which a property will sell for and may change at any time prior to the auction. Each property will be offered subject to a Reserve (a figure below which the Auctioneer cannot sell the property during the auction) which we expect will be set within the Guide Range or no more than 10% above a single figure guide.

Entrance Lobby
UPVC double glazed door, two UPVC casement windows, pine panelled walls, ceramic tiled floor, radiator. Door to:-

Entrance Hall
Pine panelled wall, staircase with wooden balustrade rising to the first floor, open arched display niche to kitchen, ceramic tiled floor.

Sitting Room - 19' 7'' x 10' 8'' (5.97m x 3.25m)
Pine panelled wall, staircase with wooden balustrade rising to the first floor, open arched displays niche to kitchen, ceramic tiled floor.

Kitchen - 15' 5'' x 8' 2'' (4.70m x 2.49m)
Fitted with a range of oak wall and base units with contrasting roll edge worktops, inset 1 1/2 bowl sink with mixer taps, space for a range style cooker, space and plumbing for appliance, space for fridge. UPVC double glazed window recessed spotlighting, ceramic tiled floor, arch to:-

Dining Room - 11' 5'' x 10' 2'' (3.48m x 3.10m)
Ceramic tiled floor, UPVC double glazed bay window overlooking the garden, radiator.

Conservatory - 37' 10'' x 11' 5'' (11.53m x 3.48m)
Large UPVC construction on dwarf walls with a sloping polycarbonate roof, ceramic tiled floor, two radiators, French doors to the garden, personal door to the side, wall lights, two opening roof vents.

Utility Room - 8' 10'' x 8' 7'' (2.69m x 2.62m)
Base units with stainless steel sink, plumbing and space for appliances. UPVC double glazed window with obscure glass. Worcester Greenstar oil fired boiler providing central heating and domestic hot water, sliding glazed door to:-

Study - 10' 8'' x 8' 7'' (3.25m x 2.62m)
Exposed ceiling beams, ceramic tiled floor, radiator, two UPVC double glazed windows with obscure glass, fluorescent lighting. UPVC double glazed door to the front.

Ground Floor Bedroom - 19' 7'' x 8' 5'' (5.97m x 2.57m)
Two UPVC double glazed windows, stripped and sealed floorboards, radiator, access to roof space.

En-suite Wet Room
Fully tiled and fitted with a chrome mixer shower, low level close coupled WC and pedestal wash hand basin.

Galleried Landing
UPVC double glazed window to the front, stripped and sealed floorboards.

Bedroom One - 11' 1'' x 10' 8'' (3.38m x 3.25m)
UPVC double glazed window overlooking the front garden, radiator.

Bedroom Two - 11' 1'' x 10' 2'' (3.38m x 3.10m)
UPVC double glazed window overlooking the front garden, radiator.

Bedroom Four - 10' 2'' x 8' 8'' (3.10m x 2.64m)
UPVC double glazed window overlooking the rear, radiator.

Bedroom Three - 10' 8'' x 8' 10'' (3.25m x 2.69m)
UPVC double glazed window overlooking the rear, radiator.

Bathroom
Fully tiled and fitted with a white suite comprising panelled bath with Mira electric shower and shower curtain. Pedestal wash hand basin and low level close coupled WC. Radiator, access to roof space, UPVC double glazed window with obscure glass.

Outside
The property is approached from the road by a gravel drive which leads to parking adjacent to the detached triple garage. A pedestrian path leads to the property. The front garden is laid to lawn. At the rear is another area of formal garden enclosed by tall wooden fencing, again laid to lawn. The oil storage tank is located at the rear. Beyond the garage is an area previously used for growing vegetables and beyond this is a further open area containing a stable block with two loose boxes and tack room. There is an electrical supply to the stable block. In all the house garden, kennels and open area extends to approximately one acre. A further area of grazing measuring approximately three acres is located at the rear.

Owners Comments On Kennels
The previous owners established the boarding kennels business twenty-five plus years ago as an off-shoot of their poodle breeding enterprise. there was also a small cattery with six units. We bought Knoll View in 2004. The kennels were in poor state of repair and the cattery was well below an acceptable standard. We demolished the cattery and improved the kennels to comply with current licensing conditions. In 2014 we built a separate new block of six kennels with many features to help with ease of use and improve canine comfort. There are now fifteen kennels licensed for a maximum of thirty dogs. All kennels have suitable lighting and heating and are generally larger than the minimum sizes specified in the LA Licensing conditions. There is a separate isolation unit. Within one of the kennel blocks there is a pet kitchen with hot and cold water, sink, fridge, shelving and cupboards. There are also two indoor kennels and a further storage room. The whole kennels area benefits from a new mains power supply and has been rewired and tested to current standards. The business enjoys an outstanding local reputation. We rely upon personal recommendation by customers and have no need to advertise, although we do have a simple web-site and sponsor a local dog and pony show.

Turnover and Potential
The turnover of the business has increased every year for the last five years and the steady increase in customers means we are always full over the summer months. Our charges are very competitive and due to increase from 01.01.2016. Last increase was 01.01.2014 with no loss of bookings. This year with the new kennels available for the whole year, we are already seeing an increase in turnover and anticipate an even greater improvement. Previous years accounts are available up to tax year 2013/2014 and basic figures for 2014/2015. The whole business can be managed by one person even when full. Our unique selling points are: very flexible opening hours, we have grassed exercise area to which all dogs have access at least four times every day, individual attention to customers dogs, the ability to meet particular needs for different customers.

Property Features :

• For Sale by Public Auction on Tuesday 26th April 2016 at The Imperial Brasserie, South Parade, West
• Fantastic lifestyle opportunity
• Four bedroom detached house
• Well established kennel business
• Stables and tack room