Boston Lodge, Browns Drove, BOSTON, Lincolnshire, PE20 3PX

Detached 11 bedroom guest house with owners accommodation as part of the property,
Planning permission has been granted for change of use from hotel/ bed and breakfast to educational use,
Potential to be used for other requirements,including residential development, subject to necessary.

Description
A substantial 11 bedroom guest house/B&B with private living accommodation, Boston Lodge is conveniently situated just off the main A17 providing access to Kings Lynn/Sleaford/Newark. Currently run as a business, the property can be sold as a going concern or with full vacant possession. The current owner runs the BnB all year round. Having a wealth of accommodation and offering a great deal of flexibility with a range of suites, double and single rooms, the property is ideal for attracting income from professionals working in the local area, families, fishing and golf societies. Planning permission has been granted for change of use from a hotel/bed and breakfast to educational use, subject to conditions. The property also has the potential to be used for other requirements, including residential development, subject to necessary permissions and consents.

Planning Permission:
B/23/0193 - Planning permission has been granted for change of use from hotel/ bed and breakfast to educational use. (Boston Borough Council)

Agent Note:
We understand that Japanese Knotweed has been identified on land adjoining the property and that this land is owned by Highways. We have been informed that a course of treatment has been carried out. Further information is available in the legal pack and buyers are to rely on their own enquiries.

Accommodation:
Ground floor (incorporating owner’s accommodation): porch, entrance hall, 6 bedrooms (4 with en-suites), 2 shower rooms accessed from the hallway and a lobby, two dining rooms, lounge, games room, kitchen, utility room, laundry room.
First floor: five bedrooms, all with their own en-suites.
Second floor: a self-contained flat with an open plan living/kitchen area, bedroom with an en-suite and a store.
Outside: Having extensive gravelled parking area for both guests and residents. Separate access leads along the side of the property for the living accommodation and also provides access to the garage.

EPC: D

Tenure:
Freehold

Viewings:
William H Brown, 14 Wide Bargate, Boston, PE21 6RH. Tel: 01205 351010
By arrangement with the auctioneers









Important Notice:
For each Lot, a contract documentation fee of £1,500 (inclusive of VAT) is payable to Barnard Marcus Auctions by the buyer. The seller may charge additional fees payable upon completion. If applicable, such fees are detailed within the Special Conditions of Sale. Buyers are deemed to bid in full knowledge of this.

The Guide Price quoted must not be relied upon by prospective purchasers as a valuation or assessment of value of the property. It is intended to provide purchasers with an indication of the region at which the reserve may be set at the time of going to press. The guide price may be subject to variation and interested parties are advised to make regular checks for variations and should be aware that the reserve price may be either below or above the quoted guide price.

Prospective purchasers should also be aware that the eventual sale price may be above or below the guide level dependent upon competition, and should therefore not presume the guide to be indicative of the final expected sale price or the price the property is available at.

When setting the guide price, the auctioneers have given consideration to the seller’s instructions in respect of their indicated reserve price at the time of instruction. The reserve price, (the level below which the property will not be sold), remains confidential between the seller and the auctioneer. The guide price therefore, is intended to indicate the region at which the reserve price is intended to be set. The seller will confirm their final reserve price close to the auction date and if appropriate the auctioneers may adjust the guide price to reflect this.
Whilst Barnard Marcus make every effort to ensure the safety and security of viewers at properties, we have not carried out a detailed Health & Safety inspection of properties in our auctions and cannot therefore guarantee the safety and security of viewers.
Prospective purchasers and bidders attend properties entirely at their own risk. Particular care should be taken when accessing cellars, attics, exterior grounds and outbuildings and boundaries. All non-conducted inspections of vacant sites should be made in daylight hours only and entry into such sites is entirely at the viewers risk.


1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Photographs and Measurements: Some images may have been taken by a wide angled lens camera. These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.