THE BLACK HUT LAKE

							               TREE TOPS FISHERY, LLANFYNYDD, WREXHAM,
                        NORTH WALES, LL11 5HR


Tree Tops Fishery is a successful mixed use leisure business currently operating as a
day ticket trout fishery with holiday accommodation.

INTRODUCTION
The property extends to approximately 11 acres, includes a large detached bungalow
with self contained holiday annexe, 8 trout fishing lakes, 2 log cabins and planning
permission for 3 additional log cabins.

LOCATION
Tree Tops Fishery is situated in the Llanfynydd Valley, a beautiful rural valley location
set in the borderlands of North Wales and yet within easy reach of Chester and the large
population centres of Manchester and Liverpool. The property is approximately 1 mile
from Llanfynydd village and 16 miles from junction 12 of M53. The village of Llanfynydd
has a high quality junior school, inn, post office and church.

DIRECTIONS
From M56 and M53 take A55. Exit A483 for Wrexham. Near Rossett take B5102
signposted Llay (by pass Llay) for 4 miles. At T junction by Hollybush Inn, Cefn y Bedd,
turn right, proceed under railway bridge and immediately turn left onto B5102. Follow
the B4102 for nearly 2 miles, turn right onto B5101 through Ffrith village and into
Llanfynyyd. Pass the Cross Keys Inn on your right and after approximately 200 yards
turn left. Proceed up a very steep hill and when the road levels the fishery is signposted
to the right. Follow the drive for approximately 500m to the fishery.

THE PROPERTY
The bungalow was built in 1994 of brick construction under a tiled roof and comprises
the main house and a self contained annexe. The property has the benefit of superb
views over the fishing lakes and the valley beyond. The property has been finished to a
high standard and has the benefit of approximately 2,400 sq ft which could be lived in as
1 or 2 units.

The accommodation comprises:

BUNGALOW

Entrance Hall
Dining/Kitchen
Bathroom
Separate wc
Master Bedroom
Dining Room
Conservatory
Sitting Room
Bedroom 2
Utility Room

ANNEXE

Kitchen/Diner/Lounge
Bedroom 1
Bedroom 2
Shower/wc

OUTSIDE
To the front of the property is a large area of car parking together with a
workshop/implement shed.

HOLIDAY LODGES
2 detached log cabins situated off the access drive with views over the wooded valley
below and yet within a short distance of the fishing lakes. The accommodation
comprises:

Ground Floor

Entrance/Veranda
Kitchen/Living Room/Diner
Bedroom 3
Sun Deck
Separate wc
Separate Shower

First Floor

Bedroom 1
Bedroom 2

THE FISHERY
There are 8 fishing pools which have the benefit of a continuous water supply from the
hill above. The pools have been designed so that the top pool fills the pools below.

The total area of water extends to approximately 4 acres (1.6ha). All the pools are
currently used for trout fishing however, the fishery has the potential to be developed for
trout and coarse fishing if required, as well as the growing on of fish.

Currently the pools are stocked with rainbow trout and brown trout.

The fishery has the benefit of a reception/shop building located adjacent to the car park
overlooking the top pool which currently supplies a small amount of fishing tackle and
snacks to visiting fishermen.

THE BUSINESS
Prospective purchasers should note the business has been run to suit the current
owner’s requirements. The majority of the income is derived from the holiday
accommodation and there is the potential to develop both the fishery further and the
holiday income with the construction of additional log cabins.

Accommodation charges currently range from £1,100 - £2,400 per unit per month with
90% occupancy currently being achieved.

Account information available upon viewing

FISHING TICKETS
4 hours – 2 fish              £16.00
4 hours - 3 fish              £20.50
8 hours - 4 fish              £24.00

SERVICES
Mains water supply, 3 phase electricity, private Bio drainage system and off peak
electrical heating to the main dwelling.

RATES
Bungalow/Annexe –             Council Tax Band -             E
                              Amount payable 2011/12         £1,401.51

PLANNING
Planning permission was granted for an owner’s dwelling on the 5th October 1993.
Condition 3 states “dwelling shall be occupied only by person or persons employed in
the management and administration of the commercial fly fishery carried on at the site,
and by the dependents of such persons”.

An Abstraction License is in place for the purposes of filling and maintaining the lakes.

AGENTS’ NOTES
Tenure & Possession
The property is offered for sale freehold as a whole with vacant possession on
completion.

FIXTURES, FITTINGS & STOCK
The sale includes fixtures and fittings and fish stocks within the lakes. Fenn Wright are
not liable in any way for the quality or quantity of the fish stocks, nor any death or
disease that may affect such stocks. Purchasers must satisfy themselves as to the
quality and quantity of the fish stocks prior to purchase.

RIGHTS OF WAY & EASEMENTS
The property is sold subject to and with the benefit of all existing Rights of Way, whether
public or private, light, support, drainage, water and electricity supplied in other rights
obligations, easements, quasi-easements and restrictive covenants or all existing
proposed wayleaves for masts, staves, cables, drains, water and gas and other pipes,
whether referred to in these particulars or not.

Note: There is a footpath crossing the property.

MIS-DESCRIPTIONS
In view of the implications of the Property Mis-Descriptions Act, we must point out that
none of the services, heating equipment, fittings or appliances have been tested and no
assurances can therefore be given regarding their condition/suitability.

MEASUREMENTS
Any areas, measurements or distances referred to as approximate are given as a guide
and are not precise. If such details are fundamental to a purchase, purchasers must rely
on their own enquiries.

VIEWING
Viewing is strictly through appointment with Fenn Wright.

IMPORTANT NOTICE
Fenn Wright for themselves and the Vendor of this property whose Agents they are, give
notice that:
The particulars are intended to give a fair and substantially correct overall description for
the guidance of intending purchasers and do not constitute part of an offer or contract.
Prospective purchaser/s and lessees should seek their own professional advice.
All descriptions, dimensions, areas, reference to condition and if necessary permissions
for use and occupation and their details are given in good faith and believed to be
correct. Any intending purchaser/s should not rely on them as statements or
representations of fact but must satisfy themselves by inspection or otherwise as to the
correctness of each of them.
No person in the employment of Fenn Wright has any authority to make or give any
representation or warranty, whether in relation to this property or these particulars, nor to
enter into any contract relating to the property on behalf of the Vendors.
No responsibility can be accepted for any expenses incurred by any intending
purchaser/s in inspecting properties that have been sold, let or withdrawn.

LOCAL AUTHORITY
Flintshire County Council
County Hall
Mold
Flintshire
CH7 6MF

Telephone: 01352 752121

Photographs taken:            2008 & March 2011
Particulars prepared:         March 2011


GUIDE PRICE
£750,000

*Safety Note to Fishery Buyers*

Please ensure care is taken when viewing and walking near to lakes and areas of water.
Do not walk close to the edge of waterways, and ensure children are supervised at ALL
times.

Lakes, Ponds & Rivers can be very dangerous so THINK SAFETY FIRST!