3F2, 28, HERIOTHILL TERRACE , EDINBURGH, EH7 4DY · www .shepher d .co .uk One triangle, all angles covered Home Report 3F2 28 HERIOTHILL TERRACE EDINBURGH EH7 4DY. Energy Performance

RESIDENTIAL COMMERCIAL PROPERTY & CONSTRUCTION

www.shepherd.co.uk

One triangle, all angles covered

Home Report

3F2

28 HERIOTHILL TERRACE

EDINBURGH

EH7 4DY

Energy Performance Certificate

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

Scotland3F2 , 28 HERIOTHILL TERRACE, EDINBURGH, EH7 4DY

Dwelling type: Top-floor flatDate of assessment: 12 June 2020Date of certificate: 06 July 2020Total floor area: 48 m2

Primary Energy Indicator: 403 kWh/m2/year

Reference number: 3400-2922-0722-3090-1603Type 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* £2,274

Over 3 years you could save* £1,131

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)

78C(69-80)

58D(55-68)

E(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 D (58). 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)

81B(81-91)

C(69-80)

D(55-68)

53E(39-54

F(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 E (53). 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 Flat roof or sloping ceiling insulation £850 - £1,500 £630.00

2 Internal or external wall insulation £4,000 - £14,000 £306.00

3 Low energy lighting £5 £36.00

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 v4.05r0005 (SAP 9.94)

Recommendations Report3F2 , 28 HERIOTHILL TERRACE, EDINBURGH, EH7 4DY06 July 2020 RRN: 3400-2922-0722-3090-1603

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 Sandstone or limestone, as built, no insulation(assumed)Sandstone or limestone, as built, partialinsulation (assumed)

Roof Flat, no insulation (assumed)

Floor (another dwelling below)

Windows Single glazed

Main heating Boiler and radiators, mains gas

Main heating controls Programmer, room thermostat and TRVs

Secondary heating None

Hot water From main system

Lighting Low energy lighting in 67% 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 71 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 3.4 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 2.0 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 £1,866 over 3 years £774 over 3 years

Hot water £240 over 3 years £243 over 3 years

Lighting £168 over 3 years £126 over 3 years

Totals £2,274 £1,143

You couldsave £1,131 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

C 69 C 69

C 74 C 76

C 75 C 77

C 78 B 81

1 Flat roof or sloping ceiling insulation £850 - £1,500 £210

2 Internal or external wall insulation £4,000 - £14,000 £102

3 Low energy lighting for all fixed outlets £5 £12

4 Replace single glazed windows with low-E double glazed windows £3,300 - £6,500 £51

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.

Page 3 of 5

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 Flat roof or sloping ceiling insulationInsulating a flat roof or sloping ceiling will significantly reduce heat loss through the roof; this will improve levelsof comfort, reduce energy use and lower fuel bills. Insulation can be placed on top of the roof under thewaterproof membrane and should particularly be considered when the waterproofing needs to be replaced.Further information about roof insulation and details of local contractors can be obtained from the NationalInsulation Association (www.nationalinsulationassociation.org.uk). Building regulations generally apply to thiswork so it is best to check with your local authority building standards department.

2 Internal or external wall insulationInternal or external wall insulation involves adding a layer of insulation to either the inside or the outside surfaceof the external walls, which reduces heat loss and lowers fuel bills. As it is more expensive than cavity wallinsulation it is only recommended for walls without a cavity, or where for technical reasons a cavity cannot befilled. Internal insulation, known as dry-lining, is where a layer of insulation is fixed to the inside surface ofexternal walls; this type of insulation is best applied when rooms require redecorating. External solid wallinsulation is the application of an insulant and a weather-protective finish to the outside of the wall. This mayimprove the look of the home, particularly where existing brickwork or rendering is poor, and will provide long-lasting weather protection. Further information can be obtained from the National Insulation Association(www.nationalinsulationassociation.org.uk). It should be noted that a building warrant is required for theinstallation of external wall insulation. Planning permission may also be required and that building regulationsapply to external insulation so it is best to check with your local authority on both issues.

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 Double glazed windowsDouble glazing is the term given to a system where two panes of glass are made up into a sealed unit.Replacing existing single-glazed windows with double-glazed windows will improve comfort in the home byreducing draughts and cold spots near windows. Double-glazed windows may also reduce noise, improvesecurity and combat problems with condensation. Building regulations apply to this work and planningpermission may also be required, so it is best to check with your local authority on what standards need to bemet. A building warrant is not required if the windows comply with the current requirements.

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) 10,988 N/A N/A (1,969)

Water heating (kWh per year) 1,669

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AddendumThis dwelling has stone walls and so requires further investigation to establish whether these walls are of cavityconstruction and to determine which type of wall insulation is best suited.

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. Darren LewisAssessor membership number: EES/016141Company name/trading name: J & E ShepherdAddress: 12 Atholl Crescent

EdinburghEH3 8HA

Phone number: 0131 225 1234Email 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.

Page 5 of 5


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:

3F2, 28 Heriothill Terrace,Edinburgh, EH7 4DY12th June 2020 3V712803

3F228 Heriothill TerraceEdinburghEH7 4DY

Mr J Senff

3F228 Heriothill TerraceEdinburghEH7 4DY

J & E Shepherd

12th June 2020

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.


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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 13


Description

Accommodation

Gross internal floor area (m²)

Neighbourhood and location

Age

Weather

Chimney stacks

Roofing including roof space

Single Survey

The property comprises a purpose built top floor tenement flat.

TOP FLOOR:- Entrance Hall, Living Room/Kitchen, Boxroom,Bathroom with WC & Bedroom.

48 metres approx.

The property is located within an established residential area ofmixed style properties lying to the North of Edinburgh city centreand convenient for local shopping, educational and social facilities.

1900 approx.

Dry but overcast.

Visually inspected with the aid of binoculars whereappropriate.

Masonry type chimney stacks present.

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.

Page 2 of 13


Rainwater fittings

Main walls

Windows, external doors and joinery

External decorations

Conservatories / porches

Communal areas

Garages and permanent outbuildings

Outside areas and boundaries

Single Survey

The roof appears to be of a flat type clad with a waterproofmembrane.


Cast iron gutters and downpipes present.


Foundations and concealed parts were not exposed orinspected.

Traditional solid stonework pointed externally with renderedmasonry type finishes to the gable.

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 throughout are of a timber single glazed type.

The access doors to the common stair are of a timber variety.

Visually inspected.

Painted timber finishes to windows.

None.

Circulation areas visually inspected.

The communal access stair is of a solid masonry type.

None.

Visually inspected.

Communal garden grounds are located to rear elevation.

The boundaries are of a mixed type.

Page 3 of 13


Ceilings

Internal walls

Floors including sub floors

Internal joinery and kitchen fittings

Chimney breasts and fireplaces

Internal decorations

Cellars

Electricity

Gas

Single Survey

Visually inspected from floor level.

Presumed plaster finishes.

Visually inspected from floor level.

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

Presumed plaster finishes.

Timber panelling is present within the bathroom.

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

The floors throughout had fitted floorcoverings.

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

Kitchen units were visually inspected excluding appliances.

The kitchen fittings are of a wall and base type.

The internal doors, skirtings and facings are of a timber variety.

Blocked over.

Visually inspected.

Painted throughout.

None.

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 supply.

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 supply.

Page 4 of 13


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 supply.

Plumbing, where seen, is of copper supply and PVC wastepipes,however, due to the age of the property it is possible that leadplumbing exists.

The sanitary arrangements comprise a three piece suite within thebathroom.

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


The property benefits from a gas fired central heating system withthe gas boiler located within the kitchen/living room area. Thisboiler provides hot water.

Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

Drainage is presumed to the main public sewer.

Visually inspected.


Smoke alarms present.

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 generalcondition and standard of maintenance.

The property was fully floor covered and furnished at the time ofinspection.

Page 5 of 13


Single Survey

The cupboards were full of possessions at the time of inspection.

No access was gained to the sub-floor area.

No access was gained to the area below the sanitary fittings.

No access was gained to the roof deck.The flat roof was unseen.

Chimneys were seen from ground level only.

The roof and rainwater goods were not monitored under wetweather conditions. At the time of inspection conditions were dry.

An inspection for Japanese Knotweed was not carried out. This is aplant 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 no JapaneseKnotweed within the boundaries of the property or its neighbouringproperty. Identification of Japanese Knotweed is best undertakenby a specialist contractor.

Page 6 of 13


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 7 of 13


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

Structural movement was noted to the subject property, however, it appears thatremedial structural repairs have been carried out at some point in the past in theform of steelwork to the gable elevation. For the purpose of this report we havepresumed that a satisfactory engineers report is available and all documentationrelating to this should be obtained. We have further presumed that all movementhas been arrested by these remedial works.

Notes

Dampness, rot and infestation

Repair category 1

Random damp meter readings were taken throughout using a moisturemeter,however,no significant recordings were noted. For the purpose of thisreport it is assumed these areas not inspected are free from defects.

Notes

Chimney stacks

Repair category 2

Weathering to chimney stacks. Ongoing maintenance and repair should beanticipated.

Notes

Roofing including roof space

Repair category 2

The flat roof deck was unseen but will have a limited lifespan and ongoingmaintenance and repair works should be anticipated.Advice should be soughtfrom a roofing contractor. The roof was not inspected during wet weatherconditions. At the time of inspection conditions were dry.

The glass cupula is cracked and will require attention.

Notes

Single Survey

Category 3 Category 2 Category 1

Page 8 of 13


Rainwater fittings

Repair category 2

Corrosion noted to the rainwater goods.Remedial repair works required includingrepairs to adjacent areas if required.

Notes

Main walls

Repair category 2

Weathering noted to stonework, pointing and rendering.Remedial works shouldbe anticipated and budgeted for.

We have presumed that the rendering to the gable elevation is functional and nodefects are present to the adjacent joist ends. We would point out that theseareas were unseen at the time of inspection.

Notes

Windows, external doors and joinery

Repair category 2

The window system is dated and now requires upgrading with timber decaypresent.

Notes

External decorations

Repair category 2

The painted timber finishes would benefit from upgrading.Notes

Conservatories/porches

Repair category -

None.Notes

Communal areas

Repair category 1

Wear and tear to common stair.Notes

Garages and permanent outbuildings

Repair category -

None.Notes

Single Survey

Page 9 of 13


Outside areas and boundaries

Repair category 2

The boundary wall to the rear elevation has partially collapsed and as such willrequire repair.The vendor has informed us that all necessary remedial works willbe carried out by a suitable tradesman once lockdown restrictions have beeneased.Documentation is available.

Notes

Ceilings

Repair category 1

Plaster cracking noted.Notes

Internal walls

Repair category 1

Plaster cracking noted.Notes

Floors including sub-floors

Repair category 1

Loose flooring noted.Notes

Internal joinery and kitchen fittings

Repair category 2

Wear and tear noted to kitchen fittings and internal doors.

We have presumed that safety glass has been installed to the internal areas.

Notes

Chimney breasts and fireplaces

Repair category 1

Blocked over.Notes

Internal decorations

Repair category 1

Wear and tear to internal decorations.Notes

Single Survey

Page 10 of 13


Cellars

Repair category -

None.Notes

Electricity

Repair category 1

We have presumed the electrical wiring system has been checked and upgradedby a Registered Electrician and currently complies with current regulations. Alldocumentation should be sought from the vendor. No tests were carried out bythis firm. A precautionary check is always recommended prior to purchase by aRegistered Electrician

Notes

Gas

Repair category 1

We have presumed the gas supply is free from defect, however, the system wasnot tested.

Notes

Water, plumbing and bathroom fittings

Repair category 1

We have presumed the sealants around the sanitary fittings are functional and nodefects are present to the adjacent areas. A precautionary check is alwaysadvised prior to purchase as these areas are prone to leakage. We havepresumed any lead plumbing has been removed.

Notes

Heating and hot water

Repair category 1

We have presumed the gas fired central heating system and hot water systemhave been checked and serviced by a Gas Safe registered engineer andcurrently comply with current regulations. All documentation should be sought.

Notes

Drainage

Repair category 1

We have presumed the drainage system is free from defects, however, thesystem was not tested. A precautionary is always recommended.

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 11 of 13


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 2

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 12 of 13


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

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 13 of 13


It is presumed all documentation is available for alterations to the subject property in particular the enlargementof the bathroom and installation of the skylight within boxroom.The vendor has informed us these alterations arehistoric.

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 £200,000 (TWO HUNDRED THOUSAND POUNDS STERLING).

This figure is the estimate of the cost of rebuilding the premises and bears no direct relationship to current marketvalue.

Having considered matters, taking account of our general observations on site, we are of the opinion that theMarket Value of the subjects in their present condition and with the benefit of vacant possession may be fairlystated in the sum of £185,000 (ONE HUNDRED AND EIGHTY FIVE THOUSAND POUNDS STERLING).

Property market activity has been impacted due to the current response to Covid-19. We are faced with anunprecedented set of circumstances on which to make a valuation judgement. Our advice is therefore reportedon the basis of material valuation uncertainty as per the RICS Red Book Global definition. Consequently, lesscertainty can be attached to our valuation than would otherwise be the case. It is recommended that the valuationof this property is kept under frequent review as more market evidence becomes available.

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 [484725 = 6192 ]Electronically signed

D Lewis

J & E Shepherd

12 Atholl Crescent, Edinburgh, EH3 8HA

6th July 2020

Permanent outbuildings:

None.

© Quest End Computer Services Limited 2008All rights reserved

Page 1 of 4


Property Address

Address 3F2, 28 Heriothill Terrace, Edinburgh, EH7 4DYSeller's Name Mr J SenffDate of Inspection 12th June 2020

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 3 No. of floors in block 4

No. of units in block 16Approximate Year of Construction 1900

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

Purpose built flat Converted flat X Tenement flat Flat over non-residential useOther (specify in General Remarks)

Detached Semi detached Mid terrace End terrace

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

Yes X No

Yes X No

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

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

48 m² (Internal) m² (External)

X Yes No

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

Gas fired central heating system with steel 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 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)

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

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

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

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

Tile Slate Asphalt X 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

1. It is presumed all documentation is available for alterations to the subject property in particular theenlargement of the bathroom and installation of the skylight within the boxroom.The vendor has informed usthese alterations are historic.

2. Structural movement was noted to the subject property, however, it appears that remedial structural repairshave been carried out at some point in the past in the form of steelwork to the gable elevation. The vendor hasinformed us that a satisfactory engineers report is available and all documentation relating to this should beobtained.

3. The window system is dated and now requires upgrading.

4. Ongoing maintenance is required to the external fabric is required in particularly to the stonework, rendering,roof, chimneys and rainwater goods.

The property benefits from a Boxroom.

None.


Page 3 of 4


General Remarks

Essential Repairs

Estimated cost of essential repairs £ Retention recommended? Amount £


Yes X No

The subjects appear to offer suitable security for mortgage purposes subject to individual lenders criteria.

(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 £ 185,000

Market value on completion of essential repairs £ n/a

Insurance reinstatement value £ 200,000

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 [484725 = 6192 ]Electronically signed by:-

Surveyor's name D Lewis

Professional qualifications BSc MRICS

Company name J & E Shepherd

Address 12 Atholl Crescent, Edinburgh, EH3 8HA

Telephone 0131 225 1234

Fax 0131 220 3178

Report date 6th July 2020


Yes X No

Yes No

Property Questionnaire

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6

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

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