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SUMMARY
GUIDE PRICE £375,000 AVAILABLE POST AUCTION
Detached 11 bedroom guest house with owners accommodation as part of the property
Potential to be used for other requirements, including residential development, subject to necessary permissions and consents
Being sold as a going concern or with vacant possession


DESCRIPTION
AVAILABLE POST AUCTION
GUIDE PRICE £375,000
AUCTION DATE TUESDAY 15TH APRIL 2025
DOWNLOAD LEGAL DOCUMENTS FROM BARNARD MARCUS AUCTIONS WEBSITE

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 may be available in the legal pack and buyers are to rely on their own enquiries.

Accommodation
Ground floor incorporating the 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
By arrangement with the auctioneers please see important advice for viewers on page 19 of this catalogue

FOR SALE VIA THE MIDLANDS AUCTION CENTRE IN ASSOCIATION WITH BARNARD MARCUS AUCTIONS TUESDAY 15TH APRIL 2025 AT 9.00AM AT THE DE VERE GRAND CONNAUGHT ROOMS, 61 65 GREAT QUEEN STREET, COVENT GARDENS, LONDON WC2B 5DA. YOU CAN ALSO REGISTER FOR ONLINE BIDDING.
CONDITIONS OF SALE
The Conditions of Sale will be deposited at the offices of the auctioneers and vendor s solicitors seven days prior to sale and the purchaser shall be deemed to have knowledge of the same whether inspected or not. Any questions relating to them must be raised prior to the auction. Prospective purchasers are advised to check with the auctioneers before the sale that the property is neither sold nor withdrawn. The purchaser will also be deemed to have read and understood the auction conduct notes printed within the sale catalogue.
Health & Safety Advice for Property Viewers.
Whilst the auctioneers make every effort to ensure the safety and security of viewers at lots, we have not carried out a detailed Health & Safety inspection of the lots in our auction and cannot therefore guarantee the safety and security of viewers. All persons attend properties entirely at their own risk. Particular care should be taken when accessing cellars, attics, exterior grounds, outbuildings and boundaries. All unaccompanied inspections of vacant sites should be made in daylight hours only and entry into such sites is entirely at the viewers risk.
*Guide and Reserve Prices
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.
NOTE
The auctioneers offer four ways to bid including internet, telephone, proxy, and live room bidding. Prospective purchasers will need to register to bid and pay a holding deposit before the sale commences by registering at Barnard Marcus Auctions website. We do not take credit card or cash deposits. The sale of each lot is subject to a documentation charge of £1,500 including vat payable on the fall of the hammer.
Guidance notes are set out in the catalogue in relation to auction lots, particularly from a purchasing perspective.



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."