BIRCH COTTAGE INVERDRUIE, AVIEMORE, PH22 1QH · Dwelling type: Detached bungalow Date of assessment: 30 May 2019 Date of certificate: 06 June 2019 ... • Find out how to save energy

HOME REPORT

BIRCH COTTAGE INVERDRUIE

AVIEMOREPH22 1QH

ENERGYPERFORMANCE

CERTIFICATE

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

ScotlandBIRCH COTTAGE, INVERDRUIE, AVIEMORE, PH22 1QH

Dwelling type: Detached bungalowDate of assessment: 30 May 2019Date of certificate: 06 June 2019Total floor area: 76 m2

Primary Energy Indicator: 807 kWh/m2/year

Reference number: 0180-2860-9150-9871-7375Type of assessment: RdSAP, existing dwellingApproved Organisation: ElmhurstMain heating and fuel: Room heaters, dual fuel

(mineral and wood)

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* £8,691

Over 3 years you could save* £3,378

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)

C(69-80)

56D(55-68)

E(39-54

F(21-38)

18G(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 G (18). 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)

D(55-68)

47E(39-54

F(21-38)

19G(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 G (19). 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 Increase loft insulation to 270 mm £100 - £350 £378.00

2 Flat roof or sloping ceiling insulation £850 - £1,500 £1419.00

3 Floor insulation (suspended floor) £800 - £1,200 £810.00

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 6Elmhurst Energy Systems RdSAP Calculator v3.09r19 (SAP 9.93)

Recommendations ReportBIRCH COTTAGE, INVERDRUIE, AVIEMORE, PH22 1QH06 June 2019 RRN: 0180-2860-9150-9871-7375

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 System built, as built, no insulation (assumed)

Roof Pitched, 50 mm loft insulationPitched, no insulation (assumed)

Floor Suspended, no insulation (assumed)

Windows Partial double glazing

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

Main heating controls No thermostatic control of room temperature

Secondary heating Portable electric heaters (assumed)

Hot water Electric immersion, standard tariff

Lighting Low energy lighting in 56% 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 167 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 13 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 6.0 tonnes per year. You could reduce emissions even more byswitching to renewable energy sources.

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

Cavity, internal or external wall insulation


Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £7,455 over 3 years £4,602 over 3 years

Hot water £993 over 3 years £543 over 3 years

Lighting £243 over 3 years £168 over 3 years

Totals £8,691 £5,313

You couldsave £3,378 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

G 20 F 21

F 30 F 29

F 37 F 35

F 37 F 35

E 42 F 38

E 44 E 39

E 45 E 40

D 56 E 47

1 Increase loft insulation to 270 mm £100 - £350 £126

2 Flat roof or sloping ceiling insulation £850 - £1,500 £473

3 Floor insulation (suspended floor) £800 - £1,200 £270

4 Low energy lighting for all fixed outlets £20 £18

5 Solar water heating £4,000 - £6,000 £146

6 Replace single glazed windows with low-E double glazed windows £3,300 - £6,500 £60

7 High performance external doors £1,000 £32

8 Solar photovoltaic panels, 2.5 kWp £3,500 - £5,500 £266

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

2 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.

3 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.

4 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).

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 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.

7 High performance external doorsHigh performance external doors contain insulation and lose heat at about half the rate of conventional externaldoors. Building regulations generally apply to this work, so it is best to check this your local authority buildingstandards department.

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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


8 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.

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) 29,263 (1,485) N/A N/A

Water heating (kWh per year) 1,951

AddendumThis dwelling is a system built property or some of its walls are of non-conventional construction and requires furtherinvestigation to establish the type of construction, the type of wall insulation best suited (cavity insulation orinternal/external insulation) and the savings it might deliver. Please contact the Home Energy Scotland hotline on0808 808 2282 to find out more.

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

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

Assessor's name: Mr. Calum RiachAssessor membership number: EES/018141Company name/trading name: D M Hall Chartered Surveyors LLPAddress: 17 Corstorphine Road

EdinburghEH12 6DD

Phone number: 0131 477 6006Email 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.

SINGLESURVEY

survey report on:

BIRCH COTTAGE INVERDRUIE,AVIEMORE, PH22 1QH30th May 2019 HP591987 PG

BIRCH COTTAGE INVERDRUIEAVIEMOREPH22 1QH

Mr & Mrs Niddrie

BIRCH COTTAGE INVERDRUIEAVIEMOREPH22 1QH

DM Hall LLP

30th May 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

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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.


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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 15


Description

Accommodation

Gross internal floor area (m²)

Neighbourhood and location

Age

Weather

Chimney stacks

Roofing including roof space

Single Survey

The subjects comprise a detached bungalow of traditional style.

Entrance Hallway, Living Room. Dining Room, Kitchen, TwoBedrooms, Entrance Porch and Bathroom.

76 square metres.

The subjects are situated in the desirable area of Inverdruie on theoutskirts of Aviemore where surrounding properties are generallyof a similar residential style and nature.

The property is conveniently located for all normal local facilitiesand amenities.

Built around 1900 and subsequently extended.

Overcast with rain showers.

Visually inspected with the aid of binoculars whereappropriate.

Chimney stacks are of brickwork construction with a pointed finishand incorporate metal flashings.

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.

Page 2 of 15


Rainwater fittings

Main walls

Windows, external doors and joinery

External decorations

Single Survey

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 roof is of pitched design clad in profile metal sheeting. Iunderstand that this was fitted in 2003.

Access to the roof void is via a hatch located inbetween the livingroom and dining room.

The roof is of traditional timber frame construction incorporatingclose boarded sarking.

Insulation material has been laid between the ceiling joists.


Gutters and downpipes are of round and half round design and areformed in uPVC.


Foundations and concealed parts were not exposed orinspected.

The main walls are of 180mm non traditional timber sleeperconstruction with a timber clad finish.

Given the age and style of the property it is unlikely that aconventional damp proof course exists.

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 are predominantly of timber sealed units equippedwith sealed unit double glazing.

There are a number of timber single glazed units.

The front door is formed in timber with a painted finish and the reardoor is of timber and glazed design.

Visually inspected.

Traditional painted/stained finishes.

Page 3 of 15


Conservatories / porches

Communal areas

Garages and permanent outbuildings

Outside areas and boundaries

Ceilings

Internal walls

Floors including sub floors

Single Survey

Not applicable.

Circulation areas visually inspected.

The property is accessed via a private road shared withneighbouring properties.

Visually inspected.

There is a shed of timber construction under a corrugated iron roof.

Visually inspected.

The garden grounds are arranged on all sides and predominatelylaid to grass with mature shrubs and trees.

Boundaries are formed in post and wire and timber post and railfencing.

Visually inspected from floor level.

The ceilings are lined in plasterboard or ply finishes.

Visually inspected from floor level.

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

Internal walls are lined in plasterboard or ply finishes.

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.

Flooring is predominantly of suspended timber joists overlaid withtimber flooring. There are areas of solid concrete.

I was unable to gain access into any sub floor area.

Page 4 of 15


Internal joinery and kitchen fittings

Chimney breasts and fireplaces

Internal decorations

Cellars

Electricity

Gas

Water, plumbing, bathroom fittings

Single Survey

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

Kitchen units were visually inspected excluding appliances.

There is a stainless steel sink unit together with a range of floor andwall mounted storage units within the kitchen.

Skirtings and architraves are formed in timber with a painted finishand the internal doors are of timber panel or timber and glazeddesign.

Visually inspected.

No testing of the flues or fittings was carried out.

There are two multi fuel stoves which sit back to back one withinthe living room and one within the dining room. These are theprimary source of heating for the property.

Visually inspected.

Painted and papered finishes throughout.

Not applicable.

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 with the meter and fuse board housed within thehallway.

Electrical wiring, where seen, is formed in PVC coated cablessupplying 13 amp socket outlets.

No supply.

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.

Water is from a public supply. The pipework, where seen, isformed in PVC and copper materials.

The bathroom is fitted with a three piece suite comprising of a lowlevel WC, wash hand basin and bath with instant shower fittingover.

Page 5 of 15


Heating and hot water

Drainage

Fire, smoke and burglar alarms

Any additional limits to inspection

Single Survey

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


There is no central heating system installed.

The multi fuel stoves within the living room and dining room are theprimary source of heating.

There is an insulated hot water tank with immersion heater withinthe hallway cupboard. This supplies domestic hot water.

Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

Drainage is connected to a private septic tank understood to belocated within the boundaries of the property.

I did not inspect the tank or lift any hatches or view chambers.

Visually inspected.


Smoke detectors have been installed within the property.

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 occupied, fully furnished with fitted floor coveringsthroughout. My inspection was consequently restricted.

My inspection of the attic space was limited by stored personalitems, attic flooring, insulation material and the configuration of theroof structure.

I was unable to gain access into any sub floor area.

I have not carried out an inspection for Japanese Knotweed and,unless otherwise stated for the purpose of this report, I haveassumed that there is no Japanese Knotweed within the boundariesof the property or in neighbouring properties.

Page 6 of 15


Single Survey

Page 7 of 15


Single Survey

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

2. Condition

Page 8 of 15


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

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Structural movement

Repair category 2

Evidence of previous movement was noted in the property, but within thelimitations of our inspection, we found no evidence to suggest that the movementappears serious or that there were obvious signs of recent movement havingoccurred. It is our opinion that this evidence would not have an adverse effect onfuture saleability.

Notes

Dampness, rot and infestation

Repair category 3

High damp readings are evident to the solid concrete floor within the bathroom.Sporadic damp readings are evident to other areas of flooring.

Damp readings are evident to the chimney breast.

There is evidence of wood boring infestation within the attic, boiler cupboard andto exposed timbers within the dining room.

A timber/damp specialist can be instructed to inspect the entire subjects andadvise on necessary repair works which should be carried out to a guaranteedstandard.

Notes

Chimney stacks

Repair category 1

No reportable defect noted.Notes

Single Survey

Category 3 Category 2 Category 1

Page 9 of 15


Roofing including roof space

Repair category 3

As previously mentioned there is evidence of woodworm infestation.

Staining is evident to sarking.

There is limited insulation compared to modern standards.

Notes

Rainwater fittings

Repair category 3

There are no rainwater goods to the front of the property and there is opendischarge to a number of downpipes.

Notes

Main walls

Repair category 3

The building is of non traditional timber sleeper construction.

A timber/damp specialist will be able to investigate the condition of the structureand advise on the life expectancy and whether any necessary remedial worksare required.

There is weathering to external timber finishes.

Notes

Windows, external doors and joinery

Repair category 2

There are a number of failed double glazed sealed units.

There are a number of broken glazed panels.

Condensation mould growth is evident to windows.

Notes

External decorations

Repair category 2

There is weathering to external timber and paint finishes.Notes

Conservatories/porches

Repair category -

Not applicable.Notes

Single Survey

Page 10 of 15


Communal areas

Repair category 1


Garages and permanent outbuildings

Repair category 2

There is woodworm infestation to the garden shed and corrosion evident to thecorrugated iron roof.

Notes

Outside areas and boundaries

Repair category 1

There are mature trees within their own height of the building. Regularinspections of their condition should be undertaken.

Notes

Ceilings

Repair category 3

There is noticeable deflection and shrinkage to a number of areas particularlywithin the kitchen.

Notes

Internal walls

Repair category 2

There is defection evident and shrinkage cracking.Notes

Floors including sub-floors

Repair category 3

As previously mentioned high damp readings are evident to the flooring within thebathroom.

There is sloping and bounce to the kitchen floor which may indicate decay to thesub floor structure and further investigation may be required.

Sporadic damp readings are evident throughout the property.

Notes

Single Survey

Page 11 of 15


Internal joinery and kitchen fittings

Repair category 2

There is evidence of woodworm within the boiler cupboard and to exposedtimbers within the dining room.

The kitchen is basic and shows some wear and tear and will require upgrading inthe future.

It is not clear whether safety glass has been installed to all internal glazed doorsand panels.

Notes

Chimney breasts and fireplaces

Repair category 2

Damp readings are evident to the chimney breast.Notes

Internal decorations

Repair category 2

Internal decorations are generally dated and show signs of wear and tear.Notes

Cellars

Repair category -


Electricity

Repair category 2

There are mixed age electrical components.

It is recommended that all electrical installations be checked every five years tokeep up to date with frequent changes in safety regulations. Further advice willbe available from a qualified NICEIC registered contractor.

Notes

Gas

Repair category -


Single Survey

Page 12 of 15


Water, plumbing and bathroom fittings

Repair category 2

The bathroom suite is of an older design and shows signs of wear and tear.Notes

Heating and hot water

Repair category 2

There is no central heating system fitted and heating is only supplied from the twomulti fuel stoves.

Notes

Drainage

Repair category 1


Single Survey

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

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

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

Page 13 of 15


Single Survey

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

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Category 3

Category 2

Category 1

Structural movement 2

Dampness, rot and infestation 3

Chimney stacks 1

Roofing including roof space 3

Rainwater fittings 3

Main walls 3

Windows, external doors and joinery 2

External decorations 2

Conservatories/porches -

Communal areas 1

Garages and permanent outbuildings 2

Outside areas and boundaries 1

Ceilings 3

Internal walls 2

Floors including sub-floors 3

Internal joinery and kitchen fittings 2

Chimney breasts and fireplaces 2

Internal decorations 2

Cellars -

Electricity 2

Gas -

Water, plumbing and bathroom fittings 2

Heating and hot water 2

Drainage 1

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

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

3. Accessibility information

Page 14 of 15


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

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

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

4. Are all door openings greater than 750mm?

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

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

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

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

Single Survey

X

X

X

X

X

X

X

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

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

4. Valuation and conveyancer issues

Page 15 of 15


Checks should be made as to the exact location of the boundaries of the property.

The property is connected to a private drainage system. Full details should be confirmed.

I understand there is a right of access for the neighbouring property.

Your legal representative will be able to confirm all details.

£125,000 (One Hundred and Twenty Five Thousand Pounds)

£250,000 (Two Hundred and Fifty Thousand Pounds)

Since the start of 2017, the market within Strathspey has been buoyant. As a result, a number of propertieswhich remain on the market have now sold and those coming to the market are often selling within a relativelyshort period.

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 [374896 = 5288 ]Electronically signed

Calum Riach

DM Hall LLP

Ardross House, 3 Ardross Terrace, Inverness, Highland, IV3 5NQ

7th June 2019

Permanent outbuildings:

Timber storage shed.

© Quest End Computer Services Limited 2008All rights reserved

Page 1 of 4


Property Address

Address BIRCH COTTAGE INVERDRUIE, AVIEMORE, PH22 1QHSeller's Name Mr & Mrs NiddrieDate of Inspection 30th May 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 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 X Bungalow Purpose built maisonette Converted maisonette

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

X Detached Semi detached Mid terrace End terrace

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

Yes X No

Yes No

2 Living room(s) 2 Bedroom(s) 1 Kitchen(s)

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

76 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.

There is no central heating system fitted and heating is from the two multi fuel stoves.


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

X 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)

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

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

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

X Yes No

Yes X No

Yes X No

Mains X Private None X Mains Private None

X Mains Private None Mains Private X None

Yes Partial X None

Yes X No

The property was found to be in a condition requiring some upgrading works. Some of these will be should becapable of remedy during normal routine maintenance.

The property is of non traditional timber sleeper construction which may not be suitable security for mortgagepurposes.

Checks should be made as to the exact location of the boundaries of the property.

The property is connected to a private drainage system. Full details should be confirmed.

I understand there is a right of access for the neighbouring property.

Your legal representative will be able to confirm all details.

High damp readings are evident to the solid concrete floor within the bathroom. Sporadic damp readings areevident to other areas of flooring.

Damp readings are evident to the chimney breast.

There is evidence of wood boring infestation within the attic, boiler cupboard and to exposed timbers within thedining room.

The building is of non traditional timber sleeper construction.

A timber/damp specialist will be able to investigate the condition of the structure and advise on the lifeexpectancy and whether any necessary remedial works are required.

There are high damp readings are evident to the flooring within the bathroom.

There is sloping and bounce to the kitchen floor which may indicate decay to the sub floor structure and furtherinvestigation may be required.

Sporadic damp readings are evident throughout the property.


Page 3 of 4


General Remarks

Essential Repairs

Estimated cost of essential repairs £ Retention recommended? Amount £


X Yes No

The property is unlikely to form suitable security for mortgage purposes due to the property being of a nontraditional construction.

(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 £ 0

Market value on completion of essential repairs £ 250000

Insurance reinstatement value £ 125000

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 [374896 = 5288 ]Electronically signed by:-

Surveyor's name Calum Riach

Professional qualifications AssocRICS

Company name DM Hall LLP

Address Ardross House, 3 Ardross Terrace, Inverness, Highland, IV3 5NQ

Telephone 01463 241 077

Fax

Report date 7th June 2019


X Yes No

Yes No

PROPERTYQUESTIONNAIRE

Property address

1

Property Questionnaire

Seller(s) Aprille Niddrie

Completion date of property questionnaire 27 May 2019

BIRCH COTTAGE INVERDRUIE,AVIEMORE,PH22 1QH

Note for sellers

Information to be given to prospective buyer(s)

2


Please complete this form carefully. It is important that your answers are correct.

The information in your answers will help ensure that the sale of your house goes smoothly. Please answereach question with as much detailed information as you can.

If anything changes after you fill in this questionnaire but before the date of entry for the sale of your house, tellyour solicitor or estate agent immediately.

How long have you owned the property? 15 years

Which Council Tax band is your property in? (Please circle)

What are the arrangements for parking at your property?

(Please tick all that apply)

1. Length of ownership

2. Council tax

3. Parking

Garage

Allocated parking space

Driveway

Shared parking

On street

Resident permit

Metered parking

Other (please specify):

4. Conservation area

Is your property in a designated Conservation Area (i.e. an area of specialarchitectural or historical interest, the character or appearance of which it isdesirable to preserve or enhance)?

Yes / No /Don't know

A B C D E F G H

3


5. Listed buildings

6. Alterations/additions/extensions

(iii) Please describe the changes made to the windows, doors or patio doors (with approximatedates when the work was completed):

2 windows

Please give any guarantees which you received for this work to your solicitor or estate agent.

Yes / No

a. Yes / No

Yes / No

b. Yes / No

Yes / No

Yes / No

Is your property a Listed Building, or contained within one (i.e. a buildingrecognised and approved as being of special architectural or historicalinterest)?

(i) During your time in the property, have you carried out any structuralalterations, additions or extensions (for example, provision of an extrabath/shower room, toilet, or bedroom)?

If you have answered yes, please describe below the changes which you havemade:

(ii) Did you obtain planning permission, building warrant, completion certificateand other consents for this work?

If you have answered yes, the relevant documents will be needed by thepurchaser and you should give them to your solicitor as soon as possible forchecking.

If you do not have the documents yourself, please note below who has thesedocuments and your solicitor or estate agent will arrange to obtain them:

Have you had replacement windows, doors, patio doors or double glazinginstalled in your property?

If you have answered yes, please answer the three questions below:

(i) Were the replacements the same shape and type as the ones you replaced?

(ii) Did this work involve any changes to the window or door openings?

4


7. Central heating

8. Energy Performance Certificate

9. Issues that may have affected your property

a. Yes / No /Partial

b.

c. Yes / No

d.

Yes / No

a. Yes / No

Yes / No

b. Yes / No

Is there a central heating system in your property? (Note: a partial centralheating system is one which does not heat all the main rooms of the property -the main living room, the bedroom(s), the hall and the bathroom).

If you have answered yes / partial - what kind of central heating is there?(Examples: gas-fired, solid fuel, electric storage heating, gas warm air).

When was your central heating system or partial central heating systeminstalled?

Do you have a maintenance contract for the central heating system?

If you have answered yes, please give details of the company with which youhave a maintenance contract:

When was your maintenance agreement last renewed?(Please provide the month and year).

Does your property have an Energy Performance Certificate which is less than10 years old?

Has there been any storm, flood, fire or other structural damage to yourproperty while you have owned it?

If you have answered yes, is the damage the subject of any outstandinginsurance claim?

Are you aware of the existence of asbestos in your property?

If you have answered yes, please give details:

If you have answered yes, please answer the three questions below:

5


10. Services

a. Please tick which services are connected to your property and give details of thesupplier:

Gas /liquid petroleum gas

Water mains /private water supply

Electricity

Mains drainage

Telephone

Cable TV / satellite

Broadband

b. Yes / No

c. Yes / No /Don't know

d. Yes / No

Services Connected Supplier

mains

SSE

Is there a septic tank system at your property?

If you have answered yes, please answer the two questions below:

(i) Do you have appropriate consents for the discharge from your septic tank?

(ii) Do you have a maintenance contract for your septic tank?

If you have answered yes, please give details of the company with which youhave a maintenance contract:

6


11. Responsibilities for Shared or Common Areas

12. Charges associated with your property

a. Yes / No /Don't Know

b. Yes / No /Not applicable

c. Yes / No

d. Yes / No

e. Yes / No

f. Yes / No

a. Yes / No

Are you aware of any responsibility to contribute to the cost of anything usedjointly, such as the repair of a shared drive, private road, boundary, or gardenarea?


Is there a responsibility to contribute to repair and maintenance of the roof,common stairwell or other common areas?


Has there been any major repair or replacement of any part of the roof duringthe time you have owned the property?

Do you have the right to walk over any of your neighbours' property - forexample to put out your rubbish bin or to maintain your boundaries?


As far as you are aware, do any of your neighbours have the right to walk overyour property, for example to put out their rubbish bin or to maintain theirboundaries?


As far as you are aware, is there a public right of way across any part of yourproperty? (public right of way is a way over which the public has a right topass, whether or not the land is privately-owned.)


Is there a factor or property manager for your property?

If you have answered yes, please provide the name and address, and givedetails of any deposit held and approximate charges:

7


13. Specialist works

b. Yes / No /Don't Know

Yes / No /Don't Know

c.

a. Yes / No

b. Yes / No

c. Yes / No

Is there a common buildings insurance policy?

If you have answered yes, is the cost of the insurance included in yourmonthly/annual factor's charges?

Please give details of any other charges you have to pay on a regular basis forthe upkeep of common areas or repair works, for example to a residents'association, or maintenance or stair fund.

As far as you are aware, has treatment of dry rot, wet rot, damp or any otherspecialist work ever been carried out to your property?

If you have answered yes, please say what the repairs were for, whether youcarried out the repairs (and when) or if they were done before you bought theproperty:

As far as you are aware, has any preventative work for dry rot, wet rot, or dampever been carried out to your property?


If you have answered yes to 13(a) or (b), do you have any guarantees relating tothis work?

If you have answered yes, these guarantees will be needed by the purchaserand should be given to your solicitor as soon as possible for checking. If youdo not have them yourself please write below who has these documents andyour solicitor or estate agent will arrange for them to be obtained. You will alsoneed to provide a description of the work carried out. This may be shown in theoriginal estimate.

Guarantees are held by:

8


14. Guarantees

a. Are there any guarantees or warranties for any of the following:

(i) Electrical work No Yes Don'tknow

Withtitle

deedsLost

(ii) Roofing No Yes Don'tknow

Withtitle

deedsLost

(iii) Central heating No Yes Don'tknow

Withtitle

deedsLost

(iv) NHBC No Yes Don'tknow

Withtitle

deedsLost

(v) Damp course No Yes Don'tknow

Withtitle

deedsLost

(vi)Any other work or installations? (forexample, cavity wall insulation,underpinning, indemnity policy)

No Yes Don'tknow

Withtitle

deedsLost

CannotAnswer*

CannotAnswer*

CannotAnswer*

CannotAnswer*

CannotAnswer*

CannotAnswer*

15. Boundaries

b.

c. Yes / No

Yes / No /Don't know

If you have answered 'yes' or 'with title deeds', please give details of the workor installations to which the guarantee(s) relate(s):

Are there any outstanding claims under any of the guarantees listed above?


So far as you are aware, has any boundary of your property been moved in thelast 10 years?


Declaration by the seller(s)/or other authorised body or person(s)

I/We confirm that the information in this form is true and correct to the best of my/our knowledge andbelief.

9


16. Notices that affect your property

Signature(s):

Date:

In the past 3 years have you ever received a notice:

If you have answered yes to any of a-c above, please give the notices to your solicitor or estateagent, including any notices which arrive at any time before the date of entry of the purchaser ofyour property.

a. Yes / No /Don't know

b. Yes / No /Don't know

c. Yes / No /Don't know

advising that the owner of a neighbouring property has made a planningapplication?

that affects your property in some other way?

that requires you to do any maintenance, repairs or improvements to yourproperty?

DM Hall OfficesAberdeen01224 594172

Ayr01292 286974

Cumbernauld01236 618900

Cupar01334 844826

Dumfries01387 254318

Dundee01382 873100

Dunfermline01383 621262

Edinburgh0131 477 6000

Elgin01343 548501

Falkirk01324 628321

Galashiels01896 752009

Glasgow (North)0141 332 8615

Glasgow (South)0141 636 4141

Hamilton01698 284939

Inverness01463 241077

Inverurie01467 624393

Irvine01294 311070

Kirkcaldy01592 598200

Livingston01506 490404

Musselburgh0131 665 6782

Oban01631 564225

Paisley0141 887 7700

Perth01738 562100

Peterhead01779 470220

Stirling01786 475785

DMHALL.CO.UK