2, HOSPITAL COTTAGES , BANK ROAD, MAUD, PETERHEAD, AB42 … Report... · Dwelling type: Semi-detached house Date of assessment: 18 July 2019 Date of certificate: 22 July 2019

RESIDENTIAL COMMERCIAL PROPERTY & CONSTRUCTION

www.shepherd.co.uk

One triangle, all angles covered

Home Report

2 HOSPITAL COTTAGES

BANK ROAD, MAUD

PETERHEAD

AB42 5NR

Energy Performance Certificate

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

Scotland2 HOSPITAL COTTAGES, BANK ROAD, MAUD, PETERHEAD, AB42 5NR

Dwelling type: Semi-detached houseDate of assessment: 18 July 2019Date of certificate: 22 July 2019Total floor area: 89 m2

Primary Energy Indicator: 372 kWh/m2/year

Reference number: 9582-1014-5203-3631-5904Type of assessment: RdSAP, existing dwellingApproved Organisation: ElmhurstMain heating and fuel: Boiler and radiators, oil

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* £4,137

Over 3 years you could save* £1,743

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)

76C(69-80)

D(55-68)

40E(39-54

F(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 E (40). 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 emissions Current Potential

A(92 plus)

B(81-91)

C(69-80)

68D(55-68)

E(39-54

34F(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 F (34). 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 savings over 3 years

1 Room-in-roof insulation £1,500 - £2,700 £1002.00

2 Floor insulation (suspended floor) £800 - £1,200 £294.00

3 Low energy lighting £30 £93.00

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

To find out more about the recommended measuresand other actions you could take today to stopwasting energy and money, visit greenerscotland.orgor contact Home Energy Scotland on 0808 808 2282.

Page 1 of 5Elmhurst Energy Systems RdSAP Calculator v3.10r02 (SAP 9.93)

Recommendations Report2 HOSPITAL COTTAGES, BANK ROAD, MAUD, PETERHEAD, AB42 5NR22 July 2019 RRN: 9582-1014-5203-3631-5904

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, no insulation (assumed)Roof room(s), ceiling insulated

Floor Suspended, no insulation (assumed)

Windows Fully triple glazed

Main heating Boiler and radiators, oil

Main heating controls Programmer, room thermostat and TRVs

Secondary heating Room heaters, dual fuel (mineral and wood)

Hot water From main system

Lighting Low energy lighting in 45% 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 95 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 8.4 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 4.5 tonnes per year. You could reduce emissions even more byswitching to renewable energy sources.

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Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £3,174 over 3 years £1,737 over 3 years

Hot water £648 over 3 years £453 over 3 years

Lighting £315 over 3 years £204 over 3 years

Totals £4,137 £2,394

You couldsave £1,743 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 year

Rating after improvement

Energy Environment

D 55 E 47

D 60 E 51

D 61 E 52

D 64 D 56

D 66 D 59

C 76 D 68

1 Room-in-roof insulation £1,500 - £2,700 £334

2 Floor insulation (suspended floor) £800 - £1,200 £98

3 Low energy lighting for all fixed outlets £30 £31

4 Replace boiler with new condensingboiler £2,200 - £3,000 £82

5 Solar water heating £4,000 - £6,000 £34

6 Solar photovoltaic panels, 2.5 kWp £3,500 - £5,500 £297

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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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 Room-in-roof insulationInsulating roof rooms will significantly reduce heat loss; this will improve levels of comfort, reduce energy useand lower fuel bills. If it has a flat ceiling insulation can usually be added above the ceiling, and sloping ceilingsand walls of roof rooms can be insulated using an internal lining board. Roof voids must have adequateventilation to prevent dampness; seek advice about this if unsure. Further information about roof room insulationand details of local contractors can be obtained from the National Insulation Association(www.nationalinsulationassociation.org.uk). Building regulations generally apply to this work so it is best to checkthis with your local authority building standards department.

2 Floor insulation (suspended floor)Insulation of a floor will significantly reduce heat loss; this will improve levels of comfort, reduce energy use andlower fuel bills. Suspended floors can often be insulated from below but must have adequate ventilation toprevent dampness; seek advice about this if unsure. Further information about floor insulation is available frommany sources including www.energysavingtrust.org.uk/scotland/Insulation/Floor-insulation. Building regulationsgenerally apply to this work so it is best to check with your local authority building standards department.

3 Low energy lightingReplacement of traditional light bulbs with energy saving bulbs will reduce lighting costs over the lifetime of thebulb, and they last many times longer than ordinary light bulbs. Low energy lamps and fittings are nowcommonplace and readily available. Information on energy efficiency lighting can be found from a wide range oforganisations, including the Energy Saving Trust (http://www.energysavingtrust.org.uk/home-energy-efficiency/lighting).

4 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 check with your local authority building standards department and seek advice from a qualified heatingengineer.

5 Solar water heatingA solar water heating panel, usually fixed to the roof, uses the sun to pre-heat the hot water supply. This cansignificantly reduce the demand on the heating system to provide hot water and hence save fuel and money.Planning permission might be required, building regulations generally apply to this work and a building warrantmay be required, so it is best to check these with your local authority. You could be eligible for Renewable HeatIncentive payments which could appreciably increase the savings beyond those shown on your EPC, providedthat both the product and the installer are certified by the Microgeneration Certification Scheme (or equivalent).Details of local MCS installers are available at www.microgenerationcertification.org.

6 Solar photovoltaic (PV) panelsA solar PV system is one which converts light directly into electricity via panels placed on the roof with no wasteand no emissions. This electricity is used throughout the home in the same way as the electricity purchased froman energy supplier. Planning permission might be required, building regulations generally apply to this work anda building warrant may be required, so it is best to check with your local authority. The assessment does notinclude the effect of any Feed-in Tariff which could appreciably increase the savings that are shown on this EPCfor solar photovoltaic panels, provided that both the product and the installer are certified by the MicrogenerationCertification Scheme (or equivalent). Details of local MCS installers are available atwww.microgenerationcertification.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


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 loftinsulation

Impact of cavitywall insulation

Impact of solid wallinsulation

Space heating (kWh per year) 16,807 (1,079) N/A N/A

Water heating (kWh per year) 3,994

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. Alan KennedyAssessor membership number: EES/016140Company name/trading name: J & E ShepherdAddress: 11 Dalrymple Street

FraserburghAB43 9BH

Phone number: 01382 200454Email 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

Once lodged by your EPC assessor, this Energy Performance Certificate and Recommendations Report are availableto view online at www.scottishepcregister.org.uk, with the facility to search for any single record by entering theproperty address. This gives everyone access to any current, valid EPC except where a property has a Green DealPlan, in which case the report reference number (RRN) must first be provided. The energy performance data in thesedocuments, together with other building information gathered during the assessment is held on the Scottish EPCRegister and is available to authorised recipients, including organisations delivering energy efficiency and carbonreduction initiatives on behalf of the Scottish and UK governments. A range of data from all assessments undertakenin Scotland is also published periodically by the Scottish Government. Further information on these matters and onEnergy Performance Certificates in general, can be found at www.gov.scot/epc.

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Advice and support to improve this propertyThere is support available, which could help you carry out some of the improvements recommended for this propertyon page 3 and stop wasting energy and money.For more information, visit greenerscotland.org or contact HomeEnergy Scotland on 0808 808 2282.

Home Energy Scotland’s independent and expert advisors can offer free and impartial advice on all aspects of energyefficiency, renewable energy and more.

Scottish Single Survey

survey report on:

2 Hospital Cottages, Bank Road, Maud,Peterhead, Aberdeenshire, AB42 5NR18th July 2019 HP598551

2 Hospital CottagesBank Road, MaudPeterheadAberdeenshireAB42 5NR

Mrs H Munro

per Adam Flowerdew, Solicitors2 Marischal StreetPeterheadAberdeenshireAB42 1HU

J & E Shepherd

18th July 2019

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


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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.


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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;


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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.


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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.


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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 16


Description

Accommodation

Gross internal floor area (m²)

Neighbourhood and location

Age

Weather

Chimney stacks

Single Survey

A one and a half storey semi-detached dwellinghouse.

Ground Floor - Entrance hall, lounge, bedroom with en-suiteshower-room with wc, kitchen and toilet with wc.

First Floor - Two bedrooms and bathroom with wc.

89 square metres or thereby.

The subjects are situated within an established residential area onthe outskirts of the rural village of Maud. Other properties in thevicinity are generally of a mixed residential nature and limited localamenities are available in the village.

Built around 1956.

Dry and bright.

Visually inspected with the aid of binoculars whereappropriate.

There is a single chimney stack, mutual with the adjoiningdwellinghouse, of rendered concrete block construction, with claychimney pots and having metal flashings around the chimney head.The chimney was inspected from ground level only.

A disused chimney stack built into the gable wall has been takendown to below roof level in the past, and is no longer visibleexternally.

Page 2 of 16


Roofing including roof space

Rainwater fittings

Main walls

Windows, external doors and joinery

Single Survey

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 wherethere 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 main roof is of traditional pitched timber construction, externallyclad with plain clay tiles, and having a tiled ridge. In addition, thereare flat roofed dormers to the front and rear, laid in mineral felt.

The roof covering was inspected from ground level only. The flatsections of roofs to the dormers could not be clearly seen.

An inspection of the roof space over the property was carried out,access being gained via a ceiling hatch with fixed ladder on thefirst floor landing. Most of the roof structure is concealed byhardboard linings and was unseen. Inspection within this area wasfurther restricted due to extensive insulation cover. Additionalinsulation was installed within the roof space in 2018.


Rainwater fittings comprise a mixture of original cast iron andreplaced pvc gutters and downpipes. It was not raining at the timeof inspection and the adequacy of the system could not be verified.


Foundations and concealed parts were not exposed orinspected.

The main walls are of cavity brick/concrete block construction,externally rendered.

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.

The windows, replaced in 2011, are of pvc framed construction, allequipped with sealed unit triple glazing. Not all windows wereopened or tested in operation.

The front entrance door is of hardwood timber construction, withsealed unit double glazed upper section and glass block sidepanel. The back door is of pvc construction, with sealed unit double

Page 3 of 16


External decorations

Conservatories / porches

Communal areas

Garages and permanent outbuildings

Outside areas and boundaries

Ceilings

Internal walls

Floors including sub floors

Single Survey

glazed upper section.

There are pvc clad fascia and soffits to the external eaves aroundthe house.

Visually inspected.

There is paintwork to rendering to the outer walls, to externaljoinery timbers and to original sections of rainwater fittings.

There is no porch or conservatory.

There are no communal areas.

There is no garage or permanent outbuildings pertaining to theproperty.

Visually inspected.

The subjects are contained within a gently sloping site, with gardenground to the front, side and rear of the house.

The garden areas are mainly gravelled and/or concrete slabsurfaced, with off-street car-parking available to the front, and asmall pond incorporated within the back garden.

Site boundaries are defined by stone walls and timber fencing.

Visually inspected from floor level.

Ceilings are plasterboard lined throughout. There is timbercladding to ceilings in the kitchen and bathroom.

Visually inspected from floor level.

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

Internal walls and partitions are mainly plastered directly onto brickor blockwork, and partly plasterboard lined. There is partial walltiling in the kitchen, fully tiled walls in the bathroom, andaqua-panelling to some walls in the shower-room.

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.

Page 4 of 16


Internal joinery and kitchen fittings

Chimney breasts and fireplaces

Internal decorations

Cellars

Single Survey

The flooring is mainly of suspended timber laid intongue-and-groove boarding, and partly of suspended concrete.Inspection of the flooring was considerably restricted due to fixedand fitted floor coverings and furniture throughout, and the majoritywas unseen.

A sub-floor inspection was carried out, access being gained via afloor hatch in the matwell at the back door. There is groundclearance of between approximately 1 metre and 2 metres belowthe flooring.

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

Kitchen units were visually inspected excluding appliances.

Internal doors are partly of traditional style pine panelledconstruction, partly of timber flush panel construction and partly oftimber and glass panel. Skirtings and door facings appeared to beof hardwood and softwood.

A timber staircase provides access to the upper flooraccommodation.

The kitchen is equipped with a range of traditional style wall andbase cupboards, worktop surfacing and a stainless steel sink unitand drainer.

Visually inspected.

No testing of the flues or fittings was carried out.

There is a coal fire contained within a traditional style timber andtiled fireplace in the lounge, open to the chimney breast. The firewas not in use at the time of inspection.

The presence of a chimney, chimney breast or fireplace should notbe taken as an indication that there is any adequate or usable fluepresent.

Visually inspected.

Internal walls and ceilings are painted and/or papered. Joinerytimbers are stained/varnished and painted.

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

There is a small integral cellar located below the internal staircase,with external access door to the side.

Page 5 of 16


Electricity

Gas

Water, plumbing, bathroom fittings

Heating and hot water

Single Survey

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.

A mains supply of electricity is laid on to the property. The electricmeter (Smart Meter) is contained within an external box attachedto the back wall of the house. The fusebox is located within acupboard on the first floor landing. There is a distribution of 13 ampsocket outlets throughout the main accommodation.

There is an electric extractor fan in the en-suite shower-room.

There is no gas supply to the property and there is no mains gas inthe village.

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.

A mains supply of water is laid on to the property. The mainstop-cock was unseen and its location should be ascertained byfurther investigation. An alkathene water supply pipe is evidentbeneath the flooring.

The plumbing system comprises copper supply pipes and pvcwaste pipes. There is no requirement for a cold water storage tankwithin the property.

The bathroom is equipped with older style cream coloured threepiece sanitary fittings.

The en-suite shower-room, formed in 2007, is equipped with whitethree piece sanitary fittings, including a wheelchair accessibleshower cubicle, with electric instantaneous shower unit.

The toilet is equipped with white wc and wash-hand basin.

Leakage can often occur around sanitary fittings causingdeterioration to concealed areas which may only become apparentonce the fittings are removed.

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


Space heating is provided by an oil fired central heating system,installed around 2005. A freestanding 'Boulter' combi boilerlocated externally at the side of the house, supplies individuallythermostatically controlled pressed steel radiators throughout themain accommodation. There is a plastic oil storage tank locatedexternally at the rear of the house. The heating was not in use atthe time of inspection.

Page 6 of 16


Drainage

Fire, smoke and burglar alarms

Any additional limits to inspection

Single Survey

Hot water is also provided directly from the central heating boiler,with no requirement for a hot water storage cylinder within theproperty.

Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

Drainage is assumed to be connected to the main public sewer.

Visually inspected.


There are mains powered smoke alarms fitted over the ground floorhallway and first floor landing.

The property was in occupation, fully furnished and floor covered atthe time of inspection. Fixed and fitted floor coverings andfurnishings were not lifted or moved. Concealed areas aroundsanitary fittings and washing appliances were unseen. Inspectionwithin the roof space was restricted due to hardboard linings andinsulation materials. Inspection within cupboards and wardrobeswas restricted due to stored goods and personal effects.

Externally, the inspection was from ground level only and the flatsections of roofs to the dormers, in particular, could not be clearlyseen.

Woodwork or other parts of the structure that were covered,unexposed or inaccessible have not been inspected and we aretherefore unable to confirm that any such part of the property is freefrom beetle, rot or other defects.

Not all windows were opened or tested in operation.

An inspection for Japanese Knotweed was not carried out. This isa plant which is subject to control regulation, is considered to beinvasive and one which can render a property unsuitable for somemortgage lenders. It is therefore assumed that there is noJapanese Knotweed within the boundaries of the property or onneighbouring properties. Identification of Japanese Knotweed isbest undertaken by a specialist contractor.

Page 7 of 16


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 16


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 was no evidence of significant structural movement within the limitations ofour inspection.

Notes

Dampness, rot and infestation

Repair category 1

No evidence of active woodworm or timber rot was apparent, within the scopeand limitations of our inspection.

Having regard to the age of the property, concealed timbers may have beenaffected by woodworm and a precautionary inspection by a timber specialistwould be prudent.

Damp meter readings were taken where considered appropriate within theproperty and moisture levels were found to be within an acceptable range.

Notes

Chimney stacks

Repair category 1

The chimney stack appeared to be in a fair state of repair within the limitations ofour inspection, but can be vulnerable to defect and should be regularly checkedand maintained.

Notes

Roofing including roof space

Repair category 2

The main roof covering is of a type and age where regular, ongoing maintenanceshould be anticipated and more extensive overhaul work may be required in thefuture. Some loose, broken and dislodged roof tiles were noted, requiringmaintenance and repair.

Notes

Single Survey

Category 3 Category 2 Category 1

Page 9 of 16


The flat felt sections of roofs to the dormers were unseen although are of a typewhich have a limited lifespan and can be prone to unexpected leaks. Repair orreplacement may be necessary in due course.

Further advice in respect of the foregoing should be obtained from a competentroofing contractor, prior to purchase.

Rainwater fittings

Repair category 1

Within the limitations of our inspection rainwater goods were seen to be free fromsignificant defect.

We would highlight that it was not raining at the time of our inspection and wewould recommend that all rainwater fittings be inspected during heavy rainfall inorder to ensure they are free from defect.

Notes

Main walls

Repair category 1

Within the limitations of our inspection, no significant defects were noted, howevernormal levels of maintenance are recommended.

There is localised hairline cracking evident in the rendering to the outer walls,possibly requiring repair in due course.

Notes

Windows, external doors and joinery

Repair category 1

Within the limitations of our inspection, no significant defects were noted to thewindows and external doors.

Windows were not fully opened or tested and it should be appreciated that somedefects are only evident during certain weather conditions.

It is assumed that replacement windows comply with relevant building and fireregulations.

Notes

External decorations

Repair category 1

Paint finished and decorated external surfaces will require redecoration on aregular basis.

Notes

Single Survey

Page 10 of 16


Conservatories/porches

Repair category -

Not applicable.Notes

Communal areas

Repair category -


Garages and permanent outbuildings

Repair category -


Outside areas and boundaries

Repair category 1

Within the limitations of our inspection, no significant defects were noted to theoutside areas and boundaries.

Boundary walls and fences should be regularly checked and maintained asnecessary.

Notes

Ceilings

Repair category 1

Within the limitations of our inspection no significant defects were noted.Notes

Internal walls

Repair category 1


Floors including sub-floors

Repair category 1

Due to fitted carpets and floor coverings no detailed inspection of floors waspossible and accordingly no comment can be made on their condition.

Notes

Single Survey

Page 11 of 16


Internal joinery and kitchen fittings

Repair category 1

Internal joinery is generally serviceable however some wear and tear items werenoted to kitchen fittings/internal doors/facings etc. and future maintenance orupgrading should be anticipated.

Notes

Chimney breasts and fireplaces

Repair category 1


Internal decorations

Repair category 1

The property is in reasonable decorative order.Notes

Cellars

Repair category 2

The external door to the cellar is affected by weathering and decay.Notes

Electricity

Repair category 2

Some components of the electrical installation, notably the fusebox, are of olderstyle and will likely require future upgrading to comply with current electricalregulations and standards.

At the time of inspection there was no evidence to indicate recent testing orupgrading of the electrical installation.

The Institution of Engineering and Technology recommends that domesticelectrical installations are periodically checked and upgraded to comply withcurrent electrical regulations.

Unless a Periodic Inspection Report or an Electrical Installation Condition Reporthas been prepared on the property by a qualified electrician in recent years thenthe possibility exists that the installation may not conform with currentregulations.

Notes

Single Survey

Page 12 of 16


Gas

Repair category -


Water, plumbing and bathroom fittings

Repair category 1

No tests have been undertaken of the system, however within the limitations ofour inspection, no significant defects were noted.

Sanitary fittings appear serviceable however surround seals/tiling/finishes shouldbe checked and maintained watertight. We were unable to view concealed areasbelow sanitary fittings and cannot confirm they are free from damp or otherdefects.

Notes

Heating and hot water

Repair category 1

Within the limitations of our inspection, no significant defects were noted to theheating and hot water system.

It is assumed that the central heating system has been properly installed, updatedand maintained to meet with all current regulations and standards with particularregard to fluing and ventilation requirements.

Notes

Drainage

Repair category 1

At the time of inspection there was no evidence of undue surface water on thesite.

All foul and surface water drainage is assumed to be to the main public sewer.The system was not tested.

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.

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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 1

Roofing including roof space 2

Rainwater fittings 1

Main walls 1

Windows, external doors and joinery 1

External decorations 1

Conservatories/porches -

Communal areas -

Garages and permanent outbuildings -

Outside areas and boundaries 1

Ceilings 1

Internal walls 1

Floors including sub-floors 1

Internal joinery and kitchen fittings 1

Chimney breasts and fireplaces 1

Internal decorations 1

Cellars 2

Electricity 2

Gas -

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 16


1. Which floor(s) is the living accommodation on? Ground and 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 16


It is assumed that the property is held under Absolute Ownership. This should be confirmed.

Alterations have been carried out to the property in the past, to include the addition of an external access ramp atthe front around 2005, and the formation of en-suite shower-room facilities around 2007. The central heatingboiler and oil tank were also installed around 2004. It is assumed that all alterations and additions to the propertyhave been carried out with all necessary permissions and that appropriate documentation, where required, isavailable. This should be confirmed.

Replacement windows were installed around 2011. Any existing guarantee documentation pertaining theretoshould be obtained, checked and held for future reference purposes.

The road and footpath fronting the property are fully formed and, we assume, maintained by the local authority.This should be confirmed.

Where defects or repairs have been identified within this report it is recommended that, prior to entering into anylegally binding sale or purchase contract, further specialist's or contractor's advice and estimates should beobtained, to establish the implications, if any, on a potential offer to purchase or the sale price likely to beachieved for the property.

For Reinstatement Cost Assessment purposes, it is recommended that the subjects be insured for a sum of notless than ONE HUNDRED AND SEVENTY FIVE THOUSAND POUNDS STERLING (£175,000). This figure isthe estimate of the cost of rebuilding the premises and bears no direct relationship to current market value.

The current market value of the aforementioned subjects, as at the date of inspection, in their present conditionand on a full vacant possession basis, would be fairly stated in the capital sum of ONE HUNDRED ANDFIFTEEN THOUSAND POUNDS STERLING (£115,000). This valuation is based on the heritable property onlyand excludes any moveable fittings or furnishings contained therein.

The market for this type of property in this locality is relatively stable at the present time.

Signed

Report author

Company name

Single Survey

Matters for a solicitor or licensed conveyancer

Estimated reinstatement cost for insurance purposes

Valuation and market comments

Security Print Code [569895 = 5750 ]Electronically signed

Alan V Kennedy

J & E Shepherd

Page 16 of 16


Address

Date of report

Single Survey

11 Dalrymple Street, Fraserburgh, Aberdeenshire, AB43 9BH

24th July 2019

Permanent outbuildings:

None

© Quest End Computer Services Limited 2008All rights reserved

Page 1 of 4


Property Address

Address 2 Hospital Cottages, Bank Road, Maud, Peterhead, Aberdeenshire, AB42 5NRSeller's Name Mrs H MunroDate of Inspection 18th July 2019

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 No. of floors in blockNo. of units in block

Approximate Year of Construction 1956

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

X House Bungalow Purpose built maisonette Converted maisonette

Purpose built flat Converted flat Tenement flat Flat over non-residential useOther (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 No

1 Living room(s) 3 Bedroom(s) 1 Kitchen(s)

2 Bathroom(s) 3 WC(s) 0 Other (Specify in General remarks)

89 m² (Internal) m² (External)

X Yes No

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

Oil fired combi boiler to radiators.


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 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)

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

X 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)

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

Yes X No

Yes No

Yes X No

X Mains Private None X Mains Private None

X Mains Private None Mains Private X None

X Yes Partial None

X Yes No

The subjects are situated within an established residential area on the outskirts of the rural village of Maud.Other properties in the vicinity are generally of a mixed residential nature and limited local amenities are availablein the village.

The property was found to be in reasonable condition consistent with its age and type, although requiring adegree of maintenance and repair. Some elements of the property are ageing and likely to require futurereplacement.

The main roof covering is of a type and age which will likely require ongoing maintenance and repair and possiblymore extensive overhaul works in due course. The flat felt sections of roofs to the dormers have a limitedlifespan and are of a type which can be prone to unexpected leaks. A precautionary check of all roof coveringsshould be carried out by a competent roofing contractor, prior to purchase, with a view to advising on their currentcondition and anticipated lifespan.

In view of the age of the property and as a precautionary measure, it is recommended that an inspection of theentire subjects, including exposure work, be carried out by a reputable timber specialist, prior to purchase, with aview to implementing any repairs or remedial works deemed necessary in this respect, to a guaranteed standard.

Alterations have been carried out to the property in the past, to include the addition of an external access ramp atthe front around 2005, and the formation of en-suite shower-room facilities around 2007. The central heatingboiler and oil tank were also installed around 2004. It is assumed that all alterations and additions to the propertyhave been carried out with all necessary permissions and that appropriate documentation, where required, isavailable. This should be confirmed.

None apparent.


Page 3 of 4


General Remarks

Essential Repairs

Estimated cost of essential repairs £ Retention recommended? Amount £


Yes X No

The property forms suitable security for mortgage purposes subject to the specific lending criteria of anymortgage provider.

(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 £ 115,000

Market value on completion of essential repairs £Insurance reinstatement value £ 175,000

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 [569895 = 5750 ]Electronically signed by:-

Surveyor's name Alan V Kennedy

Professional qualifications MRICS

Company name J & E Shepherd

Address 11 Dalrymple Street, Fraserburgh, Aberdeenshire, AB43 9BH

Telephone 01346 517456

Fax 01346 516867

Report date 24th July 2019


Yes X No

Yes No

Property Questionnaire

Aberdeen 01224 202800

Ayr 01292 267987

Coatbridge 01236 436561

Cumbernauld 01236 780000

Dalkeith 0131 663 2780

Dumbarton 01389 731682

Dumfries 01387 264333

Dundee 01382 200454

Dunfermline 01383 722337

East Kilbride 01355 248535

Edinburgh 0131 225 1234

Elgin 01343 553939

Falkirk 01324 635 999

Fraserburgh 01346 517456

Galashiels 01896 750150

Glasgow Commercial 0141 331 2807

Glasgow South 0141 649 8020

Glasgow West End 0141 353 2080

Greenock 01475 730717

Hamilton 01698 897548

Inverness 01463 712239

Kilmarnock 01563 520318

Kirkcaldy 01592 205442

Livingston 01506 416777

Montrose 01674 676768

Motherwell

01698 252229

Musselburgh

0131 653 3456

Paisley

0141 889 8334

Perth

01738 638188

Peterhead

01779 470766

St Andrews

01334 477773

Saltcoats

01294 464228

Stirling

01786 450438

www.shepherd.co.uk www.hardies.co.uk