43, CRAIGMYLE STREET , DUNFERMLINE, KY12 0BT43 CRAIGMYLE STREET, DUNFERMLINE, KY12 0BT 04 February...

You can use this document to:Energy Performance Certificate (EPC)Dwellings

Scotland43 CRAIGMYLE STREET, DUNFERMLINE, KY12 0BT

Dwelling type: Top-floor flatDate of assessment: 03 February 2016Date of certificate: 04 February 2016Total floor area: 56 m2Primary Energy Indicator: 300 kWh/m2/year

Reference number: 0470-1004-3202-9186-4904Type of assessment: RdSAP, existing dwellingApproved Organisation: ElmhurstMain heating and fuel: Boiler and radiators, mains

gas

You can use this document to:Compare current ratings of properties to see which are more energy efficient and environmentally friendly•Find out how to save energy and money and also reduce CO2 emissions by improving your home•

Estimated energy costs for your home for 3 years* £2,133

Over 3 years you could save* £498

See yourrecommendations

report for moreinformation

* based upon the cost of energy for heating, hot water, lighting and ventilation, calculated using standard assumptions

Very energy efficient - lower running costs Current Potential

A(92 plus)B(81-91)

73C(69-80)66D(55-68)

E(39-54F(21-38)

G(1-20)Not energy efficient - higher running costs

Energy Efficiency Rating

This graph shows the current efficiency of your home,taking into account both energy efficiency and fuelcosts. The higher this rating, the lower your fuel billsare likely to be.

Your current rating is band D (66). The average ratingfor EPCs in Scotland is band D (61).

The potential rating shows the effect of undertaking allof the improvement measures listed within yourrecommendations report.

Very environmentally friendly - lower CO2 emissionsCurrent Potential

A(92 plus)B(81-91)

74C(69-80)64D(55-68)

E(39-54F(21-38)

G(1-20)Not environmentally friendly - higher CO2 emissions

Environmental Impact (CO2) Rating

This graph shows the effect of your home on theenvironment in terms of carbon dioxide (CO2)emissions. The higher the rating, the less impact it hason the environment.

Your current rating is band D (64). The average ratingfor EPCs in Scotland is band D (59).

The potential rating shows the effect of undertaking allof the improvement measures listed within yourrecommendations report.

Top actions you can take to save money and make your home more efficient

Recommended measures Indicative cost Typical savingsover 3 yearsAvailable with

Green Deal

1 Increase loft insulation to 270 mm £100 - £350 £192.00

2 Add additional 80 mm jacket to hot water cylinder £15 - £30 £69.00

3 Condensing boiler £2,200 - £3,000 £234.00

A full list of recommended improvement measures for your home, together with more information on potential cost andsavings and advice to help you carry out improvements can be found in your recommendations report.

THIS PAGE IS THE ENERGY PERFORMANCECERTIFICATE WHICH MUST BE AFFIXED TO THEDWELLING AND NOT BE REMOVED UNLESS IT IS

REPLACED WITH AN UPDATED CERTIFICATE

The Green Deal may allow you to make yourhome warmer and cheaper to run at no up-frontcapital cost. See your recommendations report

for more details.

of 5Elmhurst Energy Systems RdSAP Calculator v2.06r12 (SAP 9.92)

Recommendations Report43 CRAIGMYLE STREET, DUNFERMLINE, KY12 0BT04 February 2016 RRN: 0470-1004-3202-9186-4904

Summary of the energy performance related features of this homeThis table sets out the results of the survey which lists the current energy-related features of this home. Each elementis assessed by the national calculation methodology; 1 star = very poor (least efficient), 2 stars = poor, 3 stars =average, 4 stars = good and 5 stars = very good (most efficient). The assessment does not take into consideration thecondition of an element and how well it is working. ‘Assumed’ means that the insulation could not be inspected and anassumption has been made in the methodology, based on age and type of construction.

Element Description Energy Efficiency Environmental

Walls Cavity wall, filled cavity

Roof Pitched, 75 mm loft insulation

Floor (another dwelling below)

Windows Fully double glazed

Main heating Boiler and radiators, mains gas

Main heating controls Programmer, room thermostat and TRVs

Secondary heating Room heaters, mains gas

Hot water From main system

Lighting Low energy lighting in 80% of fixed outlets

The energy efficiency rating of your homeYour Energy Efficiency Rating is calculated using the standard UK methodology, RdSAP. This calculates energy usedfor heating, hot water, lighting and ventilation and then applies fuel costs to that energy use to give an overall ratingfor your home. The rating is given on a scale of 1 to 100. Other than the cost of fuel for electrical appliances and forcooking, a building with a rating of 100 would cost almost nothing to run.

As we all use our homes in different ways, the energy rating is calculated using standard occupancy assumptionswhich may be different from the way you use it. The rating also uses national weather information to allow comparisonbetween buildings in different parts of Scotland. However, to make information more relevant to your home, localweather data is used to calculate your energy use, CO2 emissions, running costs and the savings possible from makingimprovements.

The impact of your home on the environmentOne of the biggest contributors to global warming is carbon dioxide. The energy we use for heating, lighting and powerin our homes produces over a quarter of the UK’s carbon dioxide emissions. Different fuels produce different amountsof carbon dioxide for every kilowatt hour (kWh) of energy used. The Environmental Impact Rating of your home iscalculated by applying these 'carbon factors' for the fuels you use to your overall energy use.

The calculated emissions for your home are 53 kg CO2/m²/yr.

The average Scottish household produces about 6 tonnes of carbon dioxide every year. Based on this assessment,heating and lighting this home currently produces approximately 3.0 tonnes of carbon dioxide every year. Adoptingrecommendations in this report can reduce emissions and protect the environment. If you were to install all of theserecommendations this could reduce emissions by 0.9 tonnes per year. You could reduce emissions even more byswitching to renewable energy sources.

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•

Alternative measuresThere are alternative improvement measures which you could also consider for your home. It would be advisable toseek further advice and illustration of the benefits and costs of such measures.

Micro CHP


Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £1,428 over 3 years £1,161 over 3 years

Hot water £561 over 3 years £330 over 3 years

Lighting £144 over 3 years £144 over 3 years

Totals £2,133 £1,635

You couldsave £498

over 3 years

Potential future savings

These figures show how much the average household would spend in this property for heating, lighting and hot water.This excludes energy use for running appliances such as TVs, computers and cookers, and the benefits of anyelectricity generated by this home (for example, from photovoltaic panels). The potential savings in energy costs showthe effect of undertaking all of the recommended measures listed below.

Recommendations for improvementThe measures below will improve the energy and environmental performance of this dwelling. The performanceratings after improvements listed below are cumulative; that is, they assume the improvements have been installed inthe order that they appear in the table. Further information about the recommended measures and other simpleactions to take today to save money is available from the Home Energy Scotland hotline which can be contacted on0808 808 2282. Before carrying out work, make sure that the appropriate permissions are obtained, where necessary.This may include permission from a landlord (if you are a tenant) or the need to get a Building Warrant for certaintypes of work.

Recommended measures Indicative cost Typical savingper yearRating after improvement

Energy EnvironmentGreenDeal

C 69 D 67

C 70 C 69

C 73 C 74

1 Increase loft insulation to 270 mm £100 - £350 £64

2 Add additional 80 mm jacket to hotwater cylinder £15 - £30 £23

3 Replace boiler with new condensingboiler £2,200 - £3,000 £78

Measures which have a green deal tick are likely to be eligible for Green Deal finance plans based on indicativecosts. Subsidy also may be available for some measures, such as solid wall insulation. Additional support may also beavailable for certain households in receipt of means tested benefits. Measures which have an orange tick mayneed additional finance. To find out how you could use Green Deal finance to improve your property, visitwww.greenerscotland.org or contact the Home Energy Scotland hotline on 0808 808 2282.

Choosing the right improvement package

For free and impartial advice on choosing suitable measures for your property, contact the Home EnergyScotland hotline on 0808 808 2282 or go to www.greenerscotland.org.

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Low and zero carbon (LZC) energy sources are sources of energy that release either very little or no carbon dioxideinto the atmosphere when they are used. Installing these sources may help reduce energy bills as well as cuttingcarbon.LZC energy sources present: There are none provided for this home


About the recommended measures to improve your home’s performance ratingThis section offers additional information and advice on the recommended improvement measures for your home

1 Loft insulationLoft insulation laid in the loft space or between roof rafters to a depth of at least 270 mm will significantly reduceheat loss through the roof; this will improve levels of comfort, reduce energy use and lower fuel bills. Insulationshould not be placed below any cold water storage tank, any such tank should also be insulated on its sides andtop, and there should be boarding on battens over the insulation to provide safe access between the loft hatchand the cold water tank. The insulation can be installed by professional contractors but also by a capable DIYenthusiast. Loose granules may be used instead of insulation quilt; this form of loft insulation can be blown intoplace and can be useful where access is difficult. The loft space must have adequate ventilation to preventdampness; seek advice about this if unsure. Further information about loft insulation and details of localcontractors can be obtained from the National Insulation Association (www.nationalinsulationassociation.org.uk).

2 Hot water cylinder insulationIncreasing the thickness of existing insulation by adding an 80 mm cylinder jacket around the hot water cylinderwill help maintain the water at the required temperature; this will reduce the amount of energy used and lowerfuel bills. The jacket should be fitted over the top of the existing foam insulation and over any thermostatclamped to the cylinder. Hot water pipes from the hot water cylinder should also be insulated, using pre-formedpipe insulation of up to 50 mm thickness, or to suit the space available, for as far as they can be accessed toreduce losses in summer. All these materials can be purchased from DIY stores and installed by a competentDIY enthusiast.

3 Condensing boilerA condensing boiler is capable of much higher efficiencies than other types of boiler, meaning it will burn lessfuel to heat this property. This improvement is most appropriate when the existing central heating boiler needsrepair or replacement, however there may be exceptional circumstances making this impractical. Condensingboilers need a drain for the condensate which limits their location; remember this when considering remodellingthe room containing the existing boiler even if the latter is to be retained for the time being (for example a kitchenmakeover). Building regulations generally apply to this work and a building warrant may be required, so it is bestto obtain advice from your local authority building standards department and from a qualified heating engineer.

Low and zero carbon energy sources

Your home's heat demand

You could receive Renewable Heat Incentive (RHI) payments and help reduce carbon emissions by replacing yourexisting heating system with one that generates renewable heat and, where appropriate, having your loft insulated andcavity walls filled. The estimated energy required for space and water heating will form the basis of the payments. Formore information go to www.energysavingtrust.org.uk/scotland/rhi.

Heat demand Existing dwelling Impact of loftinsulationImpact of cavitywall insulation

Impact of solid wallinsulation

Space heating (kWh per year) 5,896 (1,061) N/A N/A

Water heating (kWh per year) 2,956

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About this documentThis Recommendations Report and the accompanying Energy Performance Certificate are valid for a maximum of tenyears. These documents cease to be valid where superseded by a more recent assessment of the same buildingcarried out by a member of an Approved Organisation.

The Energy Performance Certificate and this Recommendations Report for this building were produced following anenergy assessment undertaken by an assessor accredited by Elmhurst (www.elmhurstenergy.co.uk), an ApprovedOrganisation Appointed by Scottish Ministers. The certificate has been produced under the Energy Performance ofBuildings (Scotland) Regulations 2008 from data lodged to the Scottish EPC register. You can verify the validity of thisdocument by visiting www.scottishepcregister.org.uk and entering the report reference number (RRN) printed at thetop of this page.

Assessor's name: Mr. Paul DuncanAssessor membership number: EES/009166Company name/trading name: Hardies Property & Construction ConsultantsAddress: The Signature Building 8 Pitreavie Court

FifeDunfermlineKY11 8UU

Phone number: 01383 731841Email address: [email protected] party disclosure: No related party

If you have any concerns regarding the content of this report or the service provided by your assessor you should inthe first instance raise these matters with your assessor and with the Approved Organisation to which they belong. AllApproved Organisations are required to publish their complaints and disciplinary procedures and details can be foundonline at the web address given above.

Use of this energy performance information

This Certificate and Recommendations Report will be available to view online by any party with access to the reportreference number (RRN) and to organisations delivering energy efficiency and carbon reduction initiatives on behalf ofthe Scottish and UK Governments. If you are the current owner or occupier of this building and do not wish this data tobe used by these organisations to contact you in relation to such initiatives, please opt out by visitingwww.scottishepcregister.org.uk and your data will be restricted accordingly. Further information on this and on EnergyPerformance Certificates in general can be found at www.scotland.gov.uk/epc.

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Opportunity to benefit from a Green Deal on this propertyUnder a Green Deal, the cost of the improvements is repaid over time via a credit agreement. Repayments are madethrough a charge added to the electricity bill for the property.

To see which improvements are recommended for this property, please turn to page 3. You can choose whichimprovements you want to install and ask for a quote from an authorised Green Deal provider. They will organiseinstallation by an authorised Green Deal installer. If you move home, the responsibility for paying the Green Dealcharge under the credit agreement passes to the new electricity bill payer.

For householders in receipt of income-related benefits, additional help may be available.

To find out more, visit www.greenerscotland.org or call 0808 808 2282.

Authorisedhome energyassessment

Finance atno upfront

cost

Choose fromauthorisedinstallers

May be paidfrom savingsin energy bills

Repaymentsstay with theelectricity bill

payer

survey report on:

43 CRAIGMYLE STREET,DUNFERMLINE, KY12 0BT3rd February 2016 HP438503

43 CRAIGMYLE STREETDUNFERMLINEKY12 0BT

Jeff Lunn

43 Craigmyle StreetDunfermlineKY12 0BT

Hardies Property & Construction Consultants

3rd February 2016

Single Survey

Property address

Customer

Customer address

Prepared by

Date of inspection

1

Terms & Conditions (With MVR) - 1\10\2008

Page 1 of 6


PART 1 - GENERAL1.1 THE SURVEYORS

The Seller has engaged the Surveyors to provide the Single Survey Report and a generic MortgageValuation Report for Lending Purposes. The Seller has also engaged the Surveyors to provide anEnergy Report in the format prescribed by the accredited Energy Company.

The Surveyors are authorised to provide a transcript or retype of the generic Mortgage ValuationReport on to Lender specific pro-forma. Transcript reports are commonly requested by Brokers andLenders. The transcript report will be in the format required by the Lender but will contain the sameinformation, inspection date and valuation figure as the generic Mortgage Valuation Report and theSingle Survey. The Surveyors will decline any transcript request which requires the provision ofinformation additional to the information in the Report and the generic Mortgage Valuation Report untilthe Seller has conditionally accepted an offer to purchase made in writing.

Once the Seller has conditionally accepted an offer to purchase made in writing, the Purchaser'slender or conveyancer may request that the Surveyors provide general comment on standardappropriate supplementary documentation. In the event of a significant amount of documentationbeing provided to the Surveyors, an additional fee may be incurred by the Purchaser. Any additionalfee will be agreed in writing.

If information is provided to the Surveyors during the conveyancing process which materially affectsthe valuation stated in the Report and generic Mortgage Valuation Report, the Surveyors reserve theright to reconsider the valuation. Where the Surveyors require to amend the valuation in consequenceof such information, they will issue an amended Report and generic Mortgage Valuation Report to theSeller. It is the responsibility of the Seller to ensure that the amended Report and generic MortgageValuation Report are transmitted to every prospective Purchaser.

The individual Surveyor will be a member of the Royal Institution of Chartered Surveyors who iscompetent to survey, value and report upon Residential Property .

If the Surveyors have had a previous business relationship within the past two years with the Seller orSellers Agent or relative to the property, they will be obliged to indicate this by ticking the adjacent box.

The Surveyors have a written complaints handling procedure. This is available from the offices of theSurveyors at the address stated.

THE REPORTThe Surveyors will not provide an amended Report on the Property, except to correct factualinaccuracies.

The Report will identify the nature and source of information relied upon in its preparation.

The Surveyor shall provide a Market Value of the Property, unless the condition of the Property is suchthat it would be inappropriate to do so. A final decision on whether a loan will be granted rests with theLender who may impose retentions in line with their lending criteria. The date of condition and valueof the property will be the date of inspection.

To date, Purchasers have normally obtained their own report from their chosen Surveyor. By contrast,a Single Survey is instructed by the Seller and made available to all potential Purchasers in theexpectation that the successful Purchaser will have relied upon it. The Royal Institution of CharteredSurveyors rules require disclosure of any potential conflict of interest when acting for the Seller andthe Purchaser in the same transaction. The Single Survey may give rise to a conflict of interest and ifthis is of concern to any party they are advised to seek their own independent advice.

1 Which shall be in accordance with the current RICS Valuation Standards (The Red Book) and RICS Rules of Conduct.

Terms and Conditions

1.2

2


Page 2 of 6


1.3

The Report and any expressions or assessments in it are not intended as advice to the Seller orPurchaser or any other person in relation to an asking price or any other sales or marketing decisions.The Report is based solely on the Property and is not to be relied upon in any manner whatsoeverwhen considering the valuation or condition of any other property.

If certain minor matters are mentioned in the Report it should not be assumed that the Property is freeof other minor defects.

Neither the whole nor any part of the Report may be published in any way, reproduced or distributedby any party other than the Seller, prospective purchasers and the Purchaser and their respectiveprofessional advisers without the prior written consent of the Surveyors.

LIABILITYThe Report is prepared with the skill and care reasonably to be expected of a competent residentialsurveyor who is a member of the Royal Institution of Chartered Surveyors.

The Report is addressed to the Seller and was prepared in the expectation that it (or a complete copy)along with these Terms and Conditions (or a complete copy) would (or, as the case might be, wouldhave been) be disclosed and delivered to:-

The Surveyors acknowledge that their duty of skill and care in relation to the Report is owed to theSeller and to the Purchaser. The Surveyors accept no responsibility or liability whatsoever in relationto the Report to persons other than the Seller and the Purchaser. The Seller and Purchaser should beaware that if a Lender seeks to rely on this Report they do so at their own risk. In particular, theSurveyors accept no responsibility or liability whatsoever to any Lender in relation to the Report. Anysuch Lender relies upon the Report entirely at their own risk.

GENERIC MORTGAGE VALUATION REPORTThe Surveyors undertake to the Seller that they will prepare a generic Mortgage Valuation Report,which will be issued along with the Single Survey. It is the responsibility of the Seller to ensure thatthe generic Mortgage Valuation Report is provided to every potential Purchaser.

TRANSCRIPT MORTGAGE VALUATION FOR LENDING PURPOSESThe Surveyors undertake that on being asked to do so by a prospective purchaser, or his/herprofessional advisor or Lender, they will prepare a Transcript Mortgage Valuation Report for LendingPurposes on terms and conditions to be agreed between the Surveyors and Lender and solely for theuse of the Lender and upon which the Lender may rely. The decision as to whether finance will beprovided is entirely a matter for the Lender. The Transcript Mortgage Valuation Report will be frominformation contained in the Report and the generic Mortgage Valuation Report.

2 Which shall be in accordance with the current RICS Valuation Standards (The Red Book) and RICS Rules of Conduct


1.4

1.5

the Seller;

any person(s) noting an interest in purchasing the Property from the Seller;

any person(s) who make(s) (or on whose behalf is made) an offer to purchase the Property,whether or not that offer is accepted by the Seller;

the Purchaser; and

the professional advisers of any of these.


Page 3 of 6


1.6 INTELLECTUAL PROPERTYAll intellectual property rights whatsoever (including copyright) in and to the Report, excluding theheadings and rubrics, are the exclusive property of the Surveyors and shall remain their exclusiveproperty unless they assign the same to any other party in writing.

PAYMENTThe Surveyors are entitled to refrain from delivering the Report to anyone until the fee and othercharges for it notified to the Seller have been paid. Additional fees will be charged for subsequentinspections and Reports.

CANCELLATIONThe Seller will be entitled to cancel the inspection by notifying the Surveyor's office at any time beforethe day of the inspection.

The Surveyor will be entitled not to proceed with the inspection (and will so report promptly to theSeller) if after arriving at the property, the Surveyor concludes that it is of a type of construction ofwhich the surveyor has insufficient specialist knowledge to be able to provide the inspectionsatisfactorily. The Surveyor will also be entitled not to proceed if after arriving at the property, thesurveyor concludes that the property is exempt under Part 3 of The Housing (Scotland) Act 2006 asdetailed in the (Prescribed Documents) Regulations 2008. If there is a potential threat to their healthor personal safety, the inspection may be postponed or cancelled, at the Surveyor's discretion.

In the case of cancellation or the inspection not proceeding, the Surveyor will refund any fees paid bythe Seller for the inspection and Report, except for expenses reasonably incurred and any fee due inlight of the final paragraph of this section.

In the case of cancellation by the Seller, for whatever reason, after the inspection has taken place butbefore a written report is issued, the Surveyor will be entitled to raise an Invoice equivalent to 80% ofthe agreed fee.

PRECEDENCEIf there is any incompatibility between these Terms and Conditions and the Report, these Terms andConditions take precedence.

DEFINITIONS


1.7

1.8

1.9

1.10

the "Lender" is the party who has provided or intends or proposes to provide financial assistanceto the Purchaser towards the purchase of the Property and in whose favour a standard securitywill be granted over the Property;

the "Transcript Mortgage Valuation Report for Lending Purposes" means a separate report,prepared by the Surveyor, prepared from information in the Report and the generic MortgageValuation Report, but in a style and format required by the Lender. The Transcript MortgageValuation Report for Lending Purposes will be prepared with the skill and care reasonably to beexpected from a surveyor who is a member of the Royal Institution of Chartered Surveyors andwho is competent to survey, value and report on the Property;

the "Generic Mortgage Valuation Report" means a separate report, prepared by the Surveyorfrom information in the Report but in the Surveyor's own format;


Page 4 of 6


PART 2 - DESCRIPTION OF THE REPORTTHE SERVICEThe Single Survey is a Report by an independent Surveyor, prepared in an objective way regardingthe condition and value of the Property on the day of the inspection, and who is a member of the RoyalInstitution of Chartered Surveyors. It includes an Energy Report as required by Statute and this is inthe format of the accredited Energy Company. In addition, the Surveyor has agreed to supply ageneric Mortgage Valuation Report.

THE INSPECTIONThe Inspection is a general surface examination of those parts of the Property which are accessible: inother words, visible and readily available for examination from ground and floor levels, without risk ofcausing damage to the Property or injury to the Surveyor.

All references to visual inspection refer to an inspection from within the property at floor level and fromground level within the site and adjoining public areas, without the need to move any obstructions.Any references to left or right are taken facing the front of the property.

The Inspection is carried out with the Seller's permission, without causing damage to the building orcontents. Furniture, stored items and insulation are not moved.

Unless identified in the report the Surveyor will assume that no harmful or hazardous materials havebeen used in the construction. The presence or possible consequences of any site contamination willnot be researched.


2.1

2.2

the "Market Value" is the estimated amount for which a property should exchange on the date ofvaluation between a willing buyer and a willing seller in an arm's-length transaction after propermarketing wherein the parties had each acted knowledgeably, prudently and without compulsion;

the "Property" is the property which forms the subject of the Report;

the "Purchaser" is the person (or persons) who enters into a contract to buy the Property from theSeller;

a "prospective Purchaser" is anyone considering buying the Property;

the "Report" is the report, of the kind described in Part 2 of these Terms and Conditions and in theform set out in part 1 of Schedule 1 of the Housing (Scotland) Act 2006 (Prescribed Documents)Regulations 2008;

the "Seller" is/are the proprietor(s) of the Property;

the "Surveyor" is the author of the Report on the Property; and

the "Surveyors" are the firm or company of which the Surveyor is an employee, director, memberor partner (unless the Surveyor is not an employee, director, member or partner, when the"Surveyors" means the Surveyor) whose details are set out at the head of the Report.

the "Energy Report" is the advice given by the accredited Energy Company, based on informationcollected by the Surveyor during the Inspection, and also includes an Energy PerformanceCertificate, in a Government approved format.


Page 5 of 6


The Surveyor will not carry out an asbestos inspection, and will not be acting as an asbestos inspectorin completing a Single Survey of properties that may fall within the Control of Asbestos in theWorkplace Regulations. In the case of flats it will be assumed that there is a duty holder, as defined inthe Regulations and that a Register of Asbestos and effective Management Plan is in place, whichdoes not require any expenditure, or pose a significant risk to health. No enquiry of the duty holder willbe made.

THE REPORTThe Report will be prepared by the Surveyor who carried out the property inspection and will describevarious aspects of the property as defined by the headings of the Single Survey report with thecomments being general and unbiased. The report on the location, style and condition of the property,will be concise and will be restricted to matters that could have a material effect upon value and willomit items that, in the Surveyor's opinion, are not significant. If certain minor matters are mentioned, itshould not be interpreted that the property is free of any other minor defects.

Throughout the report, the following repair categories will be used to give an overall opinion of thestate of repair and condition of the property.

WARNING:If left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into moreserious Category 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverseeffect on marketability, value and the sale price ultimately achieved for the property. This isparticularly true during slow market conditions when the effect can be considerable.

Parts of the property, which cannot be seen or accessed, will not be reported upon and this will bestated. If the Surveyor suspects that a defect may exist within an unexposed area and which couldhave a material effect upon the value, he may recommend further investigation by specialistcontractors.

SERVICESSurveyors are not equipped or qualified to test the services and therefore no comment can beinterpreted as implying that the design, installation and function of the services are inaccordance/compliance with regulations, safety and efficiency expectations. However, comment ismade where there is cause to suspect significant defects or shortcomings with the installations. Notests are made of any services or appliances.

ACCESSIBILITYA section is included to help identify the basic information interested parties need to know to decidewhether to view a property.


2.3

2.4

2.5

1.

2.

3.

Category 3: Urgent repairs or replacement are needed now. Failure to deal with them may causeproblems to other parts of the property or cause a safety hazard. Estimates for repairs orreplacement are needed now.

Category 2: Repairs or replacement requiring future attention, but estimates are still advised.

Category 1: No immediate action or repair is needed.


Page 6 of 6


ENERGY REPORTA section is included that makes provision for an Energy Report, relative to the property. TheSurveyor will collect physical data from the property and provide such data in a format required by anaccredited Energy Company. The Surveyor cannot of course accept liability for any advice given bythe Energy Company.

VALUATION AND CONVEYANCER ISSUESThe last section of the Report contains matters considered relevant to the Conveyancer (Solicitor). Italso contains the Surveyor's opinion both of the market value of the property and of the re-instatementcost, as defined below.

"Market Value" is the estimated amount for which a property should exchange on the date of valuationbetween a willing buyer and a willing seller in an arm's-length transaction after proper marketingwherein the parties had each acted knowledgeably, prudently and without compulsion. In arriving atthe opinion of the Market Value, the Surveyor also makes various standard assumptions covering, forexample, vacant possession; tenure and other legal considerations; contamination and hazardousmaterials; the condition of un-inspected parts; the right to use mains services; and the exclusion ofcurtains, carpets etc. from the valuation. In the case of flats, the following further assumptions aremade that:

Any additional assumption, or any found not to apply, is reported.

"Re-instatement cost" is an estimate for insurance purposes of the current cost of rebuilding theProperty in its present form unless otherwise stated. This includes the cost of rebuilding the garageand permanent outbuildings, site clearance and professional fees, but excludes VAT (except on thefees).

Sellers or prospective Purchasers may consider it prudent to instruct a reinspection and revaluationafter a period of 12 weeks (or sooner if appropriate) to reflect changing circumstances in the marketand/or in the physical condition of the Property.


2.6

2.7

There are rights of access and exit over all communal roadways, corridors, stairways etc. and touse communal grounds, parking areas, and other facilities;

There are no particularly troublesome or unusual legal restrictions;

There is no current dispute between the occupiers of the flats or any outstanding claims or losses;and the costs of repairs to the building are shared among the co-proprietors on an equitablebasis.

This section tells you about the type, accommodation, neighbourhood, age and construction of the property. It alsotells you about the extent of the inspection and highlights anything that the surveyor could not inspect.

All references to visual inspection refer to an inspection from within the property without moving any obstructionsand externally from ground level within the site and adjoining public areas. Any references to left or right in adescription of the exterior of the property refer to the view of someone standing facing that part of the property fromthe outside.

The inspection is carried out without causing damage to the building or its contents and without endangering theoccupiers or the surveyor. Heavy furniture, stored items and insulation are not moved. Unless identified in the reportthe surveyor will assume that no harmful or hazardous materials or techniques have been used in the construction.The presence or possible consequences of any site contamination will not be researched.

Services such as TV/cable connection, internet connection, swimming pools and other leisure facilities etc. will notbe inspected or reported on.

1. Information and scope of inspection

Page 1 of 15


Description

Accommodation

Gross internal floor area (m²)

Neighbourhood and location

Age

Weather

Chimney stacks

Roofing including roof space

Single Survey

A purpose built, ex Local Authority flat occupying the first floor of atwo storey semi-detached building with four flats in total. Theproperty is fully self contained and has a private entrance door atground floor level to the gable wall of the building.

Ground Floor: Entrance Vestibule and Internal Stairs.

First Floor: Landing, Lounge, Bedroom, Kitchen and Bathroom.

56

The subjects are contained within a residential estate constructedoriginally on behalf on the Local Authority, although a good numberof these properties are now privately owned. The subjects benefitfrom some views to the front. A range of local amenities areavailable in the general area.

1939 approximately.

Dry and settled.

Visually inspected with the aid of binoculars whereappropriate.

There are shared brick and harled chimney stacks to the mutualroof coverings and these were viewed from ground/street levelonly.

Sloping roofs were visually inspected with the aid ofbinoculars where appropriate.

Flat roofs were visually inspected from vantage points withinthe property and where safe and reasonable to do so from a3m ladder externally.

Roof spaces were visually inspected and were entered where

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Rainwater fittings

Main walls

Windows, external doors and joinery

External decorations

Conservatories / porches

Single Survey

there was safe and reasonable access, normally defined asbeing from a 3m ladder within the property.

If this is not possible, then physical access to the roof spacemay be taken by other means if the Surveyor deems it safe andreasonable to do so.

The mutual roof coverings comprise timber pitches covered inslates and again these were viewed from ground/street level only.We were able to gain access to the main roof space via a ceilinghatch in the Landing area and the roof space was noted to containboth disconnected and replacement cold water storage tanks andassociated plumbing installations.


Older type, metal rhones and downpipes are provided.


Foundations and concealed parts were not exposed orinspected.

The main walls of the building appear to comprise cavity brickconstruction and are harled externally with facing brick features.Cavity wall insulation works have been carried out.

Internal and external doors were opened and closed wherekeys were available.

Random windows were opened and closed where possible.

Doors and windows were not forced open.

There is a timber and single glazed entrance door at ground floorlevel to the gable wall of the building while the windows at first floorlevel comprise double glazing which was not tested. The majorityof these double glazed windows comprise timber units, although thewindow in the Lounge has been recently replaced and comprises aPVC unit. We understand that a guarantee is available for thisrecently installed Lounge window and this should be transferred.

Visually inspected.

The main walls of the building comprise external harling with somefacing brick, timber and PVC features.

Visually inspected.

There are no conservatories or porches.

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Communal areas

Garages and permanent outbuildings

Outside areas and boundaries

Ceilings

Internal walls

Floors including sub floors

Single Survey

Circulation areas visually inspected.

The building is accessed via a shared footpath with external stepsleading from the public pavement. In these circumstances, the fullextent of boundaries/ownership, rights of way and mutualmaintenance liability for the subjects in general should beconfirmed.

Visually inspected.

There is no vehicular access available onto the site for the erectionof a car garage nor are there any outbuildings of consequence.

Visually inspected.

The shared gable path/steps lead to the property's own rear andsmall sized, privately owned garden ground which was overgrownat the time of our inspection. The boundaries are shared andcomprise a combination of brickwork, metalwork, timbers andhedging. As noted above, the full extent of boundaries/ownership,rights of way and mutual maintenance liability for the subjects ingeneral should be confirmed.

Visually inspected from floor level.

Plaster construction with replastering carried out.

Visually inspected from floor level.

Using a moisture meter, walls were randomly tested fordampness where considered appropriate.

Plaster construction with again replastering having been carriedout.

Surfaces of exposed floors were visually inspected. Nocarpets or floor coverings were lifted.

Sub-floor areas were inspected only to the extent visible froma readily accessible and unfixed hatch by way of an inverted"head and shoulders" inspection at the access point.

Physical access to the sub floor area may be taken if theSurveyor deems it is safe and reasonable to do so, and subjectto a minimum clearance of 1m between the underside of floorjoists and the solum as determined from the access hatch.

The internal flooring mainly comprises timber construction, althoughthere are also some concrete sections in evidence. Weunderstand that after the flat immediately below was fire damagedin 2015, it was also necessary that the flooring in the Lounge whichwas also damaged in the fire required to be repaired in recentmonths. The Lounge flooring now comprises some chipboarddecking and we understand that paperwork was issued by theContractors involved which again should be transferred. Therewas no access possible to the subfloor area of the building.

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Internal joinery and kitchen fittings

Chimney breasts and fireplaces

Internal decorations

Cellars

Electricity

Gas

Single Survey

Built-in cupboards were looked into but no stored items weremoved.

Kitchen units were visually inspected excluding appliances.

Internally, the property is generally of plain appearance, includingthe internal joinery and Kitchen fittings.

Visually inspected.

No testing of the flues or fittings was carried out.

The internal fireplaces have been removed which is a commonfeature in ex Local Authority properties of this age and constructiontype. There is an open grate gas fire provided in the Lounge withno fireplace and the gas fire was not tested, including theventilation. We would however refer you to our comments belowregarding the central heating system in general.

Visually inspected.

The internal decorations mainly comprise emulsioned and paintedsurfaces.

Visually inspected where there was a safe and purpose-builtaccess.

There are no cellars.

Accessible parts of the wiring were visually inspected withoutremoving fittings. No tests whatsoever were carried out to thesystem or appliances. Visual inspection does not assess anyservices to make sure they work properly and efficiently andmeet modern standards. If any services are turned off, thesurveyor will state that in the report and will not turn them on.

Mains electricity is connected with the prepayment meter situated inthe Lounge cupboard. After the fire in the flat below, we furtherunderstand that the consumer unit situated in the subject property'sown Lounge cupboard was also replaced in recent months andagain, it is understood that paperwork is available for these workswhich should be transferred.

Accessible parts of the system were visually inspected withoutremoving fittings. No tests whatsoever were carried out to thesystem or appliances. Visual inspection does not assess anyservices to make sure they work properly and efficiently andmeet modern standards. If any services are turned off, thesurveyor will state that in the report and will not turn them on.

Mains gas is connected with the prepayment internal meter situatedbelow the Kitchen sink.

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Water, plumbing, bathroom fittings

Heating and hot water

Drainage

Fire, smoke and burglar alarms

Any additional limits to inspection

Single Survey

Visual inspection of the accessible pipework, water tanks,cylinders and fittings without removing any insulation.

No tests whatsoever were carried out to the system orappliances.

Mains water is connected and where visible, copper/metal and PVCplumbing installations are provided. The Bathroom has beenrefitted and incorporates a modern style suite. As previouslynoted, there are both disconnected and replacement cold waterstorage tanks with associated plumbing installations in place withinthe roof space.

Accessible parts of the system were visually inspected apartfrom communal systems, which were not inspected.


A gas fired central heating system is provided, the boiler for whichis situated behind the Lounge fire and will also serve the domestichot water supply. We understand that the system in general hasbeen serviced in recent months, although no paperwork in thisregard has been made available. The hot water storage tanksituated in the Kitchen cupboard was partially concealed at thetime of our inspection and our view of this tank was thereforerestricted. There is an electric immerser heater attached to the hotwater storage tank which should supplement the domestic hotwater supply, although the immerser heater was also not tested.

Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

Mains drainage is connected. External drainage connections maybe of older type.

Visually inspected.


Smoke alarms fitted.

For flats / maisonettes

Only the subject flat and internal communal areas givingaccess to the flat were inspected.

If the roof space or under-building / basement is communal,reasonable and safe access is not always possible. If noinspection was possible, this will be stated. If no inspectionwas possible, the surveyor will assume that there are nodefects that will have a material effect on the valuation.

The building containing the flat, including any externalcommunal areas, was visually inspected only to the extent thatthe surveyor is able to give an opinion on the general

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Single Survey

condition and standard of maintenance.

The property was vacant at the time of our inspection but accesswas still restricted to the exposed and accessible fabric with fittedfloor coverings and wall coverings in place. There was no accesspossible to the subfloor area of the building.

We have not carried out an inspection for Japanese Knotweed orother invasive plant species and unless otherwise stated for thepurposes of this report we have assumed that there is no JapaneseKnotweed or other invasive plant species within the boundaries ofthe property or in neighbouring properties. The identification ofJapanese Knotweed or other invasive plant species should bemade by a Specialist Contractor.

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Single Survey

This section identifies problems and tells you about the urgency of any repairs by using one of the following threecategories:

2. Condition

Page 8 of 15


Urgent repairs or replacement areneeded now. Failure to deal withthem may cause problems to otherparts of the property or cause asafety hazard. Estimates for repairsor replacement are needed now.

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Structural movement

Repair category 1

There are no signs of any recent significant structural movement having takenplace. Our inspection noted evidence of some cracked and bossed rendering toexternal elevations, particularly to the front and gable walls which may have beenaccentuated by fire damage in the flat below. We would therefore refer you toour comments below under the heading "Main Walls".

Notes

Dampness, rot and infestation

Repair category 1

Where access was gained, no signs of any dampness, rot or infestation werenoted to accessible areas.

Notes

Chimney stacks

Repair category 2

The chimney stacks are generally in an order consistent with their age and type.The chimney stacks will require ongoing maintenance works, including the rearweathered and shared stack. It is apparent that the front shared stack hasrecently been reharled.

Notes

Roofing including roof space

Repair category 2

The roof coverings in general appeared in fair order consistent with their age andtype while it is apparent that some slates have already been replaced. Themutual roof coverings in general still require ongoing maintenance and repairworks, including slipped/chipped slates while heavy staining to timbers in the roofspace confirms previous water ingress problems. The roof space would alsobenefit from reinsulation works in accordance with current Standards andRegulations.

Notes

Single Survey

Category 3 Category 2 Category 1

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Rainwater fittings

Repair category 2

Rainwater fittings should be monitored during periods of prolonged rainfall to fullydetermine whether or not they are fully watertight. The rhones and downpipesrequire ongoing maintenance works on a mutual basis, including the paintwork.

Notes

Main walls

Repair category 2

Sections of external harling and facing brickwork are weathered and cracked,including bossed and loose harling to the front and gable walls which as notedabove may have been accentuated by fire damage in the flat below. Ourinspection also noted that there are some loose bricks adjacent to the entrancedoor. All necessary repointing, repair and reharling works should be carried outto the main walls and facing brickwork. Cavity wall insulation works have beencarried out in the past.

Notes

Windows, external doors and joinery

Repair category 2

The windows generally appeared in fair order consistent with their age and type.The Lounge window as previously noted has been replaced in recent months,although further upgrading of the windows and entrance door in due courseshould be anticipated. The external timbers/preservative also show signs ofgeneral weathering.

Notes

External decorations

Repair category 1

There are signs of weathering and charring to areas of external decoration/walls.Notes

Conservatories/porches

Repair category -

N/ANotes

Communal areas

Repair category 1

The shared entrance path with steps serving the building appeared in fair order.Notes

Single Survey

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Garages and permanent outbuildings

Repair category -

N/ANotes

Outside areas and boundaries

Repair category 2

Sections of boundaries require to be upgraded and repaired. The gardengrounds are also in need of maintenance works.

Notes

Ceilings

Repair category 1

Ceiling finishes are generally in an order consistent with their age and type.Notes

Internal walls

Repair category 1

Internal wall finishes were found to be generally satisfactory and in an orderconsistent with a property of this age and type.

Notes

Floors including sub-floors

Repair category 1

Where access was gained, the flooring was found to be hard, sound and freefrom significant defects. As previously noted, the Lounge floor has beenrepaired/replaced in recent months following a fire in the ground floor flat below.The sealant and flooring in the Bathroom will require ongoing maintenance toprevent water spillages and defects occurring.

Notes

Internal joinery and kitchen fittings

Repair category 2

These appeared in an order consistent with their age and type but would benefitfrom upgrading.

Notes

Chimney breasts and fireplaces

Repair category 1

It is good practice to ensure that disused flues are suitably capped and vented.The Lounge gas fire should be checked and serviced on a regular basis in

Notes

Single Survey

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conjunction with the heating system. The Lounge gas fire will require to beupgraded in conjunction with the heating system in due course.

Internal decorations

Repair category 1

Decoration is generally fresh throughout.Notes

Cellars

Repair category -

N/ANotes

Electricity

Repair category 1

The visual inspection has indicated there are no obvious signs of any significantdefects or deficiencies that might suggest there could be major issues with thesystem. It is good practice to have the system checked on a periodic basis by anelectrical contractor to ensure compliance with current regulations.

Notes

Gas

Repair category 1

All gas appliances should be checked on an annual basis by a Gas Saferegistered contractor.

Notes

Water, plumbing and bathroom fittings

Repair category 1

The plumbing system is to a modern pattern and would appear adequate. Thesanitary fitments are to a modern pattern.

Notes

Heating and hot water

Repair category 1

The visual inspection has indicated that there are no obvious signs of anysignificant defects or deficiencies that might suggest there could be major issueswith the system. It is good practice to have the system on a service contract witha Gas Safe registered contractor to ensure adequate servicing and maintenance.The gas heating boiler is likely to be in excess of 15 years of age andreplacement is likely to be required in the foreseeable future to the system ingeneral, including the gas fire and hot water storage tank.

Notes

Single Survey

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Drainage

Repair category 1

No obvious defects were noted upon inspection of visible drainage connections.Notes

Single Survey

Set out below is a summary of the condition of the property which is provided for reference only. You should refer tothe previous comments for detailed information.

RememberThe cost of repairs may influence the amount someone is prepared to pay for the property. We recommend thatrelevant estimates and reports are obtained in your own name.

WarningIf left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more seriousCategory 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect on marketability,value and the sale price ultimately achieved for the property. This is particularly true during slow market conditionswhere the effect can be considerable.

Page 13 of 15


Single Survey

Urgent repairs or replacement areneeded now. Failure to deal withthem may cause problems to otherparts of the property or cause asafety hazard. Estimates for repairsor replacement are needed now.

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Category 3

Category 2

Category 1

Structural movement 1

Dampness, rot and infestation 1

Chimney stacks 2

Roofing including roof space 2

Rainwater fittings 2

Main walls 2

Windows, external doors and joinery 2

External decorations 1

Conservatories/porches -

Communal areas 1

Garages and permanent outbuildings -

Outside areas and boundaries 2

Ceilings 1

Internal walls 1

Floors including sub-floors 1

Internal joinery and kitchen fittings 2

Chimney breasts and fireplaces 1

Internal decorations 1

Cellars -

Electricity 1

Gas 1

Water, plumbing and bathroom fittings 1

Heating and hot water 1

Drainage 1

Guidance notes on accessibility informationThree steps or fewer to a main entrance door of the property:In flatted developments the 'main entrance' would be the flat's own entrance door, not the external door to thecommunal stair. The 'three steps or fewer' are counted from external ground level to the flat's entrance door. Wherea lift is present, the count is based on the number of steps climbed when using the lift.

Unrestricted parking within 25 metres:For this purpose, 'Unrestricted parking' includes parking available by means of a parking permit. Restricted parkingincludes parking that is subject to parking restrictions, as indicated by the presence of solid yellow, red or white linesat the edge of the road or by a parking control sign, parking meters or other coin-operated machines.

3. Accessibility information

Page 14 of 15


1. Which floor(s) is the living accommodation on? First

2. Are there three steps or fewer to a main entrance door of the property?

3. Is there a lift to the main entrance door of the property?

4. Are all door openings greater than 750mm?

5. Is there a toilet on the same level as the living room and kitchen?

6. Is there a toilet on the same level as a bedroom?

7. Are all rooms on the same level with no internal steps or stairs?

8. Is there unrestricted parking within 25 metres of an entrance door to the building?

Single Survey

X

X

X

X

X

X

X

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

This section highlights information that should be checked with a solicitor or licensed conveyancer. It also gives anopinion of market value and an estimated reinstatement cost for insurance purposes.

4. Valuation and conveyancer issues

Page 15 of 15


There is no physical evidence to suggest that any major structural alterations have been carried out to theproperty in recent years. The front Lounge window mullion has removed in the past but these works should nowbe deemed as historic. The full extent of boundaries/ownership, rights of way and mutual maintenance liabilityfor the subjects in general should be confirmed. Following damage caused by a fire in the flat below last year,the Lounge floor has recently been replaced/repaired, together with the renewal of the Lounge window andelectrical consumer unit situated in the Lounge cupboard. We understand that all availablepaperwork/guarantees for these works is in place but subject to confirmation. Cavity wall insulation works havebeen carried out in the past.

The reinstatement figure for insurance purposes can be stated at £126,000 (One Hundred and Twenty SixThousand Pounds).

My valuation of the property as at 3 February 2016 reflecting current market conditions can be reasonably statedat £53,000 (Fifty Three Thousand Pounds).

Signed

Report author

Company name

Address

Date of report

Single Survey

Matters for a solicitor or licensed conveyancer

Estimated reinstatement cost for insurance purposes

Valuation and market comments

Security Print Code [452582 = 9254 ]Electronically signed

Paul J Duncan

Hardies Property & Construction Consultants

The Signature Building, 8 Pitreavie Court, Dunfermline, KY11 8UU

5th February 2016

Permanent outbuildings:

None of consequence.

© Quest End Computer Services Limited 2008All rights reserved

Page 1 of 4


Property Address

Address 43 CRAIGMYLE STREET, DUNFERMLINE, KY12 0BTSeller's Name Jeff LunnDate of Inspection 3rd February 2016

Property Details

Property Type

Property Style

Does the surveyor believe that the property was built for the public sector,e.g. local authority, military, police?

Flats/Maisonettes only Floor(s) on which located First No. of floors in block 2No. of units in block 4

Approximate Year of Construction 1939

Tenure

Ground rent £ Unexpired years

Accommodation

Number of Rooms

Gross Floor Area (excluding garages and outbuildings)

Residential Element (greater than 40%)

Garage / Parking / Outbuildings

Available on site?

Mortgage Valuation Report

Lift provided?

X Absolute Ownership Leasehold

House Bungalow Purpose built maisonette Converted maisonette

X Purpose built flat Converted flat Tenement flat Flat over non-residential use

Other (specify in General Remarks)

Detached X Semi detached Mid terrace End terrace

Back to back High rise block Low rise block Other (specify in General Remarks)

X Yes No

Yes X No

1 Living room(s) 1 Bedroom(s) 1 Kitchen(s)

1 Bathroom(s) 0 WC(s) 0 Other (Specify in General remarks)

56 m² (Internal) m² (External)

X Yes No

Single garage Double garage Parking space X No garage / garage space / parking space

Yes No

Based on visual inspection only. If any services appear to be non-mains, please comment on the type and locationof the supply in General Remarks.

Brief description of Central Heating:

Apparent legal issues to be verified by the conveyancer. Please provide a brief description in General Remarks.

A gas fired central heating system is provided.


Page 2 of 4


Construction

Walls

Roof

Special Risks

Has the property suffered structural movement?

If Yes, is this recent or progressive?

Is there evidence, history, or reason to anticipate subsidence, heave, landslip or flood in theimmediate vicinity?

If Yes to any of the above, provide details in General Remarks.

Service Connections

Drainage Water

Electricity Gas

Central Heating

Site

Location

Planning Issues

Has the property been extended / converted / altered?

If Yes provide details in General Remarks.

Roads


Rights of way X Shared drives / access Garage or other amenities on separate site Shared service connections

Ill-defined boundaries Agricultural land included with property Other (specify in General Remarks)

X Residential suburb Residential within town / city Mixed residential / commercial Mainly commercial

Commuter village Remote village Isolated rural property Other (specify in General Remarks)

Made up road Unmade road Partly completed new road Pedestrian access only X Adopted Unadopted

X Brick Stone Concrete Timber frame Other (specify in General Remarks)

Tile X Slate Asphalt Felt Other (specify in General Remarks)

X Yes No

Yes X No

Yes X No

X Mains Private None X Mains Private None

X Mains Private None X Mains Private None

X Yes Partial None

X Yes No

The subjects comprise a fully self contained, purpose built ex Local Authority flat situated within a residentialestate, although a good number of these properties in the estate are now privately owned. The property benefitsfrom some views to the front and a range of local amenities are available in the general area. The property wasvacant at the time of our inspection with access still restricted to the exposed and accessible fabric. The servicesand double glazing were not tested, although ongoing maintenance and upgrading should be anticipated. Thevaluation reflects that items of ongoing maintenance, repair and upgrading are required to the subjects butconsistent with age and construction type.

There is no physical evidence to suggest that any major structural alterations have been carried out to theproperty in recent years. The front Lounge window mullion has removed in the past but these works should nowbe deemed as historic. The full extent of boundaries/ownership, rights of way and mutual maintenance liabilityfor the subjects in general should be confirmed. Following damage caused by a fire in the flat below last year,the Lounge floor has recently been replaced/repaired, together with the renewal of the Lounge window andelectrical consumer unit situated in the Lounge cupboard. We understand that all availablepaperwork/guarantees for these works is in place but subject to confirmation. Cavity wall insulation works havebeen carried out in the past.

None.


Page 3 of 4


General Remarks

Essential Repairs

Estimated cost of essential repairs £ Retention recommended? Amount £


Yes No

The subjects form suitable security for normal mortgage purposes, subject to the individual policies of the Lender.

(to include the cost of total rebuilding, site clearance, professional fees, ancillary charges plus VAT)

month Short Assured Tenancy basis?


Page 4 of 4


Comment on Mortgageability

Valuations

Market value in present condition £ 53,000Market value on completion of essential repairs £Insurance reinstatement value £ 126,000

Is a reinspection necessary?

Buy To Let Cases

What is the reasonable range of monthly rental income for the property assuming a letting on a 6 £

Is the property in an area where there is a steady demand for rented accommodation of this type?

Declaration

Signed Security Print Code [452582 = 9254 ]Electronically signed by:-

Surveyor's name Paul J Duncan

Professional qualifications BSc (Hons) MRICS

Company name Hardies Property & Construction Consultants

Address The Signature Building, 8 Pitreavie Court, Dunfermline, KY11 8UU

Telephone 01383 731841

Fax 01383 739714

Report date 5th February 2016


Yes X No

Yes No

PackEnergy Performance CertificateScottish Single SurveySellers Property Questionnaire

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