Carnban, 1, Garafad, Staffin, Isle Of Skye, IV51 9JTDwelling type: Detached house Date of assessment: 18 October 2019 Date of certificate: 22 November 2019 ... • Find out how to

HOME REPORT

Carnban1 Garafad

StaffinIsle Of Skye

IV51 9JT

Energy Performance Certificate

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

ScotlandCarnban, 1 Garafad, Staffin, IV51 9JT

Dwelling type: Detached houseDate of assessment: 18 October 2019Date of certificate: 22 November 2019Total floor area: 74 m2

Primary Energy Indicator: 447 kWh/m2/year

Reference number: 1611-4920-3539-2958-4996Type of assessment: RdSAP, existing dwellingApproved Organisation: ElmhurstMain heating and fuel: Boiler and radiators, oil

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

Estimated energy costs for your home for 3 years* £4,086

Over 3 years you could save* £2,223

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

104A(92 plus)

B(81-91)

C(69-80)

D(55-68)

E(39-54

31F(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 F (31). 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

94A(92 plus)

B(81-91)

C(69-80)

D(55-68)

E(39-54

27F(21-38)

G(1-20)

Not environmentally friendly - higher CO2 emissions

Environmental Impact (CO2) Rating

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

Your current rating is band F (27). 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 £234.00

2 Room-in-roof insulation £1,500 - £2,700 £1269.00

3 Cavity wall insulation £500 - £1,500 £75.00

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 v4.02r06 (SAP 9.94)

Recommendations ReportCarnban, 1 Garafad, Staffin, IV51 9JT22 November 2019 RRN: 1611-4920-3539-2958-4996

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 Granite or whinstone, as built, no insulation(assumed)Cavity wall, as built, no insulation (assumed)

Roof Pitched, no insulationRoof room(s), no insulation (assumed)

Floor Solid, no insulation (assumed)

Windows Fully double glazed

Main heating Boiler and radiators, oil

Main heating controls Programmer, room thermostat and TRVs

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

Hot water From main system

Lighting Low energy lighting in all 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 116 kg CO2/m²/yr.

The average Scottish household produces about 6 tonnes of carbon dioxide every year. Based on this assessment,heating and lighting this home currently produces approximately 8.7 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 7.7 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.

External insulation with cavity wall insulation


Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £3,582 over 3 years £1,464 over 3 years

Hot water £333 over 3 years £228 over 3 years

Lighting £171 over 3 years £171 over 3 years

Totals £4,086 £1,863

You couldsave £2,223 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

F 34 F 30

D 56 E 47

D 57 E 48

D 63 D 55

D 67 D 60

C 69 D 63

B 81 C 73

A 104 A 94

1 Increase loft insulation to 270 mm £100 - £350 £78

2 Room-in-roof insulation £1,500 - £2,700 £423

3 Cavity wall insulation £500 - £1,500 £25

4 Internal or external wall insulation £4,000 - £14,000 £109

5 Floor insulation (solid floor) £4,000 - £6,000 £71

6 Solar water heating £4,000 - £6,000 £36

7 Solar photovoltaic panels, 2.5 kWp £3,500 - £5,500 £284

8 Wind turbine £15,000 - £25,000 £628

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

3 Cavity wall insulationCavity wall insulation, to fill the gap between the inner and outer layers of external walls with an insulatingmaterial, reduces heat loss; this will improve levels of comfort, reduce energy use and lower fuel bills. Theinsulation material is pumped into the gap through small holes that are drilled into the outer walls, and the holesare made good afterwards. As specialist machinery is used to fill the cavity, a professional installation companyshould carry out this work, and they should carry out a thorough survey before commencing work to ensure thatthis type of insulation is suitable for this home and its exposure. They should also provide a guarantee for thework and handle any building standards issues. Further information about cavity wall insulation and details oflocal installers can be obtained from the National Insulation Association(www.nationalinsulationassociation.org.uk).

4 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.

5 Floor insulation (solid floor)Insulation of a floor will significantly reduce heat loss; this will improve levels of comfort, reduce energy use andlower fuel bills. Insulating solid floors can present challenges; insulation laid on top of existing solid floors mayimpact on existing doors and finishes whilst lifting of a solid floor to insert insulation below will requireconsideration of the potential effect on both structural stability and damp proofing. It is advised to seek advicefrom a Chartered Structural Engineer or a registered Architect about this if unsure. Further information aboutfloor insulation is available from many sources including www.energysavingtrust.org.uk/scotland/Insulation/Floor-insulation. Building regulations generally apply to this work and may also require a building warrant so it is bestto check with your local authority building standards 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


6 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.

7 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.

8 Wind turbineA wind turbine provides electricity from wind energy. This electricity is used throughout the home in the sameway as the electricity purchased from an energy supplier. Wind turbines are not suitable for all properties. Thesystem’s effectiveness depends on local wind speeds and the presence of nearby obstructions, and a sitesurvey should be undertaken by an accredited installer. Planning permission might be required and buildingregulations generally apply to this work and a building warrant may be required, so it is best to check these withyour local authority. The assessment does not include the effect of any Feed-in Tariff which could appreciablyincrease the savings that are shown on this EPC for a wind turbine, provided that both the product and theinstaller are certified by the Microgeneration Certification Scheme (or equivalent). Details of local MCS installersare available at www.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) 21,268 (2,167) (454) (1,889)

Water heating (kWh per year) 2,053

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.

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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. Iain LewisAssessor membership number: EES/008307Company name/trading name: Torrance Partnership LLPAddress: Somerled Square

Isle of SkyePortreeIV51 9EH

Phone number: 01478 612659Email address: [email protected] party disclosure: No related party

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

Use of this energy performance information

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

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

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

Scottish Single Survey

survey report on:

Carnban, 1 Garafad,Staffin, Isle of Skye, IV51 9JT21st February 2020 HP610321

Carnban1 GarafadStaffinIsle of SkyeIV51 9JT

Mrs B Mackinnon

TighnacreagPacemuir RoadKilmacolmRenfrewshirePA13 4JJ

Torrance Partnership

21st February 2020

Single Survey

Property address

Customer

Customer address

Prepared by

Date of inspection

1

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

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PART 1 - GENERAL1.1 THE SURVEYORS

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

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

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

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

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

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

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

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

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

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

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

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

Terms and Conditions

1.2

2


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1.3

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

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

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

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

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

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

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

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

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


1.4

1.5

the Seller;

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

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

the Purchaser; and

the professional advisers of any of these.


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

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

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

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

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

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

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

DEFINITIONS


1.7

1.8

1.9

1.10

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

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

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


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

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

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

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

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


2.1

2.2

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

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

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

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

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

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

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

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

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


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

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

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

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

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

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

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


2.3

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2.5

1.

2.

3.

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

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

Category 1: No immediate action or repair is needed.


Page 6 of 6


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

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

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

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

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

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


2.6

2.7

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

There are no particularly troublesome or unusual legal restrictions;

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

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

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

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

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

1. Information and scope of inspection

Page 1 of 15


Description

Accommodation

Gross internal floor area (m²)

Neighbourhood and location

Age

Weather

Chimney stacks

Single Survey

A detached house together with adjoining croft lands which areunderstood to extend to approximately 2.02 hectares.

Ground floor - porch, lounge, sitting room, kitchen/dining room

Upper floor - three bedrooms, box room and bathroom (with bath,WC, WHB)

134 square metres (external).

Garafad is a township adjoining the village of Staffin which lies onthe north eastern side of Skye being approximately 18 miles byroad from Portree the principal population centre on the islandwhilst Kyleakin which offers the principal link to Mainland isapproximately 43 miles to the south. Staffin offers a satisfactorylevel of local services comprising general store such facilities beingaugmented by those in Portree.

The principal section of the property was constructed in 1911. Therear extension would appear to be of more recent constructiondating, we suspect, from the mid/late 1950's.

Windy and blustery showers.

Visually inspected with the aid of binoculars whereappropriate.

Stone render and painted.

Page 2 of 15


Roofing including roof space

Rainwater fittings

Main walls

Windows, external doors and joinery

External decorations

Single Survey

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

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

Roof spaces were visually inspected and were entered wherethere was safe and reasonable access, normally defined asbeing from a 3m ladder within the property.

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

The roof is ridged and slated with timber frame roof space. Byvirtue of the hatch to the loft space of the principal section beingvery small it was only possible to undertake a visual inspection ofthe loft space standing below the hatch, it was not possible toundertake a 'head and shoulders' inspection of the loft space.There was no access to the loft space in the extension.


UPVC.


Foundations and concealed parts were not exposed orinspected.

The principal section would appear to have stone walls renderedand painted and the extension would appear to have brick/blockwalls rendered and painted.

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.

UPVC double glazed units.

Visually inspected.

Walls have been rendered and painted.

Page 3 of 15


Conservatories / porches

Communal areas

Garages and permanent outbuildings

Outside areas and boundaries

Ceilings

Internal walls

Floors including sub floors

Internal joinery and kitchen fittings

Single Survey

Visually inspected.

The porch would appear to have stone walls and is of the same ageas the principal section.

Circulation areas visually inspected.

There are none.

Visually inspected.

Detached from the property is a byre.

Visually inspected.

The property is located within a private garden area. This ispredominantly under grass. Boundary fences are generally postand wire.

Visually inspected from floor level.

Lined.

Visually inspected from floor level.

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

Lined.

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 at ground floor level is poured concrete and that at upperfloor is of suspended timber design. The inspection of flooring wasrestricted by the presence of fitted floor coverings.

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

Kitchen units were visually inspected excluding appliances.

Painted/varnished internal joinery. Fitted units in kitchen. There isalso an aga stove and this appears to be oil fired.

Page 4 of 15


Chimney breasts and fireplaces

Internal decorations

Cellars

Electricity

Gas

Water, plumbing, bathroom fittings

Heating and hot water

Single Survey

Visually inspected.

No testing of the flues or fittings was carried out.

There is an enclosed fire in the lounge. Furthermore one fireplacehas been blocked off.

Visually inspected.

Walls are generally painted.

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

There are 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 electricity.

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.

There is no mains gas available.

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

No tests whatsoever were carried out to the system orappliances.

Mains water. Fitted bathroom suite.

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


It is understood that the property has the benefit of a full oil firedcombi central heating system which also provides hot water.

Page 5 of 15


Drainage

Fire, smoke and burglar alarms

Any additional limits to inspection

Single Survey

Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

Foul drainage is to a septic tank. Surface drainage is tosoakaways.

Visually inspected.


The property has two smoke alarms.

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.

This property was fully furnished with all floor coverings in-situ.

It is assumed that any/all internal glazing complies with the relevantsafety requirements.

The inspection of the loft space was restricted in that by virtue ofthe size of the hatch it was only possible to undertake a visualinspection of the loft space of the original section by standingbelow a very small hatch, it was not possible to undertake a 'headand shoulders' inspection and there was no access to the loftspace in the rear extension.

The inspection of flooring was restricted by the presence of fittedfloor coverings.

Services including smoke alarms were not tested.

No checks/tests have been carried out in relation to asbestos,contaminated land or naturally occurring gases.

We have not carried out an inspection for Japanese knotweed orother invasive plant species and unless stated for the purposes ofthis report we have assumed that there is no Japanese knotweedor other invasive plant species within the boundaries of the propertyor in neighbouring properties. The identification of Japaneseknotweed or other invasive plant species should be made by aSpecialist Contractor.

Page 6 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 7 of 15


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

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Structural movement

Repair category 1

No evidence of subsidence, heave or landslip identified within the property norare we aware of any such defects in neighbouring properties.

Notes

Dampness, rot and infestation

Repair category 3

Moisture readings obtained in internal walls at ground floor level in the groundfloor right hand side room on the right hand side elevation. There is thepossibility that there could be a defective Damp Proof Course which could causerot and timber defects in unseen areas of internal timber work. Sporadicinfestation by wood boring beetle identified within the property. Whilst it isunderstood that past treatments have been carried out the evidence of infestationappeared recent and is possibly active. There was also a deflection in the stairsgoing to the upper floor. The inspection was restricted by the stair carpet but it ispossible that this may be as a result of internal timber work being adverselyaffected by rot. A competent firm of Timber Preservation Specialists issuingguarantees of 20 years should undertake a detailed examination of the entireproperty and in doing so they should endeavour to obtain adequate and properaccess to both loft spaces, they should determine the extent of all timber defectsand specifically in terms of those identified above namely moisture readings ininternal walls, infestation by wood boring beetle and the defect in the stairwell.Thereafter they should submit estimates for all necessary works. Furthermore thetimber specialists should be members of The Property Care Association orsimilar.

Notes

Chimney stacks

Repair category 1

As with all external elements these will require continual maintenance.Notes

Single Survey

Category 3 Category 2 Category 1

Page 8 of 15


Roofing including roof space

Repair category 1

Slight unevenness noted on roof covering. This too will require continualmaintenance by virtue of weather conditions that can occur in this area i.e. strongwinds, gales, etc. allied to the relatively exposed location of the property.

Notes

Rainwater fittings

Repair category 1

These would appear to allow satisfactory discharge of rainwater.Notes

Main walls

Repair category 1

Very slight boss sections of render noted on them and this is common inproperties of this age and style.

Notes

Windows, external doors and joinery

Repair category 1

The seals in some of the windows had been breached. It would also appear thatone of the external doors and a window have recently been replaced. Masticround windows will require continual maintenance. We would highlight the factthat not all windows and doors are tested.

Notes

External decorations

Repair category 1

This is commensurate with the age and style of the property.Notes

Conservatories/porches

Repair category 1

This appeared to be satisfactory for purpose.Notes

Communal areas

Repair category -

Not applicable.Notes

Single Survey

Page 9 of 15


Garages and permanent outbuildings

Repair category 3

The byre has walls that are predominantly coursed stone the roof being partridged and clad with corrugated asbestos and part flat clad with corrugatedmetal. The byre is not wind and watertight, weathering apparent on externaltimber work and the byre is nearing the end of its useful life. In terms of thesection of roofing which is clad with corrugated asbestos it is understood thatasbestos in this format does not constitute any form of hazard however if it is tobe disposed off such disposal must be in accordance with the relevant health andsafety requirements and if any work is to be undertaken to it then this too shouldbe undertaken in accordance with health and safety requirements. If anyprospective purchaser has specific concerns in relation to the presence ofasbestos they must instruct their own specialist contractor to address andhopefully allay these concerns.

Notes

Outside areas and boundaries

Repair category 2

The property is accessed via a private track which leads from a roadway whichhas been made up and adopted by the Local Authority. This had a few potholeson it. Furthermore there did not appear to be a proper turning circle within thegarden area and it would be appropriate to form this. Boundary fences willrequire continual maintenance if only by virtue of the predominance ofcrofting/agriculture within the vicinity of the property.

Notes

Ceilings

Repair category 1

No evidence of defect noted.Notes

Internal walls

Repair category 2

By virtue of there being moisture readings in the ground floor right hand side roomthere is the possibility that some sections of internal walls linings may require tobe replaced.

Notes

Floors including sub-floors

Repair category 2

By virtue of the possible breach in the Damp Proof Course a section of flooringmay require repair.

Notes

Single Survey

Page 10 of 15


Internal joinery and kitchen fittings

Repair category 1

These are to a satisfactory standard.Notes

Chimney breasts and fireplaces

Repair category 2

There is an enclosed fire. It has been assumed that this has been installed andmaintained in accordance with manufacturers guidelines. It has also beenassumed that the flue is properly lined, that there is no down draught in it andthat there is no blockage in it. If an individuals purchase of this property is criticalupon them being able to use the fire they must instruct their own contractor toensure that these assumptions are correct and accurate. At time of inspectionthe fire was not in use furthermore in accordance with the requirements of thistype of survey only a visual inspection was undertaken of the enclosed fire.There is one other fire which has been blocked off. It was noted that it has notbeen vented as is required by relevant building regulations.

Notes

Internal decorations

Repair category 1

These are generally commensurate with current tastes.Notes

Cellars

Repair category -


Electricity

Repair category 2

Whilst the distribution of power points appears to be broadly satisfactory it wasnoted that there was sections of loose wiring within the loft space. Furthermore itis now recommended that all domestic wiring systems are examined and testedevery fifth year to ensure that they comply with the relevant IET standards.

Notes

Gas

Repair category -


Single Survey

Page 11 of 15


Water, plumbing and bathroom fittings

Repair category 1

These appeared to be satisfactory for purpose.Notes

Heating and hot water

Repair category 1

It has been assumed that the central heating system has been maintained andserviced in accordance with manufacturers guidelines and the seller shouldprovide confirmation of this. The central heating system was only visuallyinspected and it was not tested.

Notes

Drainage

Repair category 1

Foul drainage is to a septic tank. It has been assumed that this has beenregistered with the Scottish Environmental Protection Agency. Surface drainageis to soakaways. These will require continual maintenance this by virtue of theland at the rear being at a slightly higher level which will cause water run-off andas such external soakaways will require to be cleaned and cleared on a regularbasis.

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 12 of 15


Single Survey

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

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Category 3

Category 2

Category 1

Structural movement 1

Dampness, rot and infestation 3

Chimney stacks 1

Roofing including roof space 1

Rainwater fittings 1

Main walls 1

Windows, external doors and joinery 1

External decorations 1

Conservatories/porches 1

Communal areas -

Garages and permanent outbuildings 3

Outside areas and boundaries 2

Ceilings 1

Internal walls 2

Floors including sub-floors 2

Internal joinery and kitchen fittings 1

Chimney breasts and fireplaces 2

Internal decorations 1

Cellars -

Electricity 2

Gas -

Water, plumbing and bathroom fittings 1

Heating and hot water 1

Drainage 1

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

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

3. Accessibility information

Page 13 of 15


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

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

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

4. Are all door openings greater than 750mm?

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

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

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

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

Single Survey

X

X

X

X

X

X

X

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

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

4. Valuation and conveyancer issues

Page 14 of 15


The Solicitor should confirm the following. That boundary fences present at the time of our inspection adequatelyreflect the titular area of the property. That there are no town planning, road widening or any other proposalswhich in anyway would adversely affect an individuals enjoyment of the property. The Solicitor to confirm that theentire subjects - the immediate garden ground and the adjoining croft lands extending to 2.02 hectares - are notin anyway subject to crofting tenure and are owned and occupied on the basis of heritable tenure. This propertyis accessed via a private track and it has been assumed that it enjoys all necessary rights of access and egressfor both pedestrian purposes and also vehicular purposes to and from the publicly adopted roadway and that itbears a pro rata share of all maintenance charges associated with the upkeep of that roadway. The Solicitor toconfirm that the septic tank has been registered with the Scottish Environmental Protection Agency and thateither it is located within the titular area of the property or if it is located outwith the titular area that all necessaryservitudes are in place to allow that septic tank to be used in conjunction with this property. The Solicitor toconfirm that the property is to be sold with vacant possession on the basis of absolute ownership.

We assume a clear Property Enquiry Certificate shall be provided in due course and that the property has a clearTitle. We further assume that any necessary statutory consent for the property in its current state is in place. Ifthis is not the case then these should be referred back to the surveyor. If any works did not receive consent thenit has been assumed they meet the standards required by the Building Regulations or are exempt.

The Solicitor must also ensure that any prospective purchaser fully understands the nature, criteria and basis of aHome Report and in particular what a Home Report is and what it is not, and this should be done before anyprospective purchaser makes an offer for this property based on the content of this report. If the Solicitor orpurchaser requires any clarification in relation to this, they must contact the Surveyor or familiarise themselveswith the nature and criteria of this type of report.

It is recommended that the subjects be insured for a sum of not less than £282,500 (Two hundred and eighty twothousand and five hundred pounds).

The market value of the property as described in this report is £245,000 (Two hundred and forty five thousandpounds). This comprises £225,000 in respect of the house and immediate garden ground and the balance for theadjoining 2.02 hectares croft lands which we assume to be owner occupied with the tenure being absoluteownership.

Signed

Report author

Single Survey

Matters for a solicitor or licensed conveyancer

Estimated reinstatement cost for insurance purposes

Valuation and market comments

Security Print Code [356757 = 5424 ]Electronically signed

Iain M Lewis

Page 15 of 15


Company name

Address

Date of report

Single Survey

Torrance Partnership

Somerled Square, Portree, Isle Of Skye, IV51 9EH

9th March 2020

Permanent outbuildings:

Detached from the property is a stone byre.

© Quest End Computer Services Limited 2008All rights reserved

Page 1 of 4


Property Address

Address Carnban, 1 Garafad, Staffin, Isle of Skye, IV51 9JTSeller's Name Mrs B MackinnonDate of Inspection 21st February 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 No. of floors in blockNo. of units in block

Approximate Year of Construction 1911

Tenure

Ground rent £ Unexpired years

Accommodation

Number of Rooms

Gross Floor Area (excluding garages and outbuildings)

Residential Element (greater than 40%)

Garage / Parking / Outbuildings

Available on site?

Mortgage Valuation Report

Lift provided?

X Absolute Ownership Leasehold

X House Bungalow Purpose built maisonette Converted maisonette

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

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

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

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

m² (Internal) 134 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.

Full oil


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


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

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

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

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

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

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

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

Yes X No

Yes No

Yes X No

Mains X Private None X Mains Private None

X Mains Private None Mains Private X None

X Yes Partial None

X Yes No

A detached one and three quarter storey property with one and three quarter storey projection to rear. Theprincipal section of the property was constructed in 1911. The rear extension would appear to be of more recentconstruction dating, we suspect, from the mid/late 1950's. The principal section would appear to have stonewalls rendered and painted and the extension would appear to have brick/block walls rendered and painted. Inaddition to the accommodation listed there is also a box room.

The property also includes adjoining lands extending to some 2.02 hectares or thereby.

Some aspects of the property would benefit from a slight degree of upgrading.

This is a brief summary of the Single Survey which contains additional and more detailed information on theproperty and which must be read and considered carefully before any individual commits themselves topurchasing the property.

(1) Moisture readings obtained in a section of internal walls and as such it is considered that there may be abreach in the Damp Proof Course and that abutting timber work may be adversely affected by rot.

(2) Sporadic infestation by wood boring beetle identified within the property.

The two aforementioned items should be investigated by and all necessary works carried out by a competent firmof Timber Preservation Specialists issuing guarantees of 25/30 years.

(3) Aspects of the electrical wiring system are mixed and there is loose wiring in the loft space. A competentelectrician should examine and test the wiring and ensure that it complies with the relevant IET standards.


Page 3 of 4


General Remarks

Essential Repairs

Estimated cost of essential repairs £ 7,500 Retention recommended? Amount £ 7,500


X Yes No

The decision to lend on a particular property or to a particular individual rests solely with the lender and as such itis beyond the scope of this report to advise whether or not a lender would advance funds against this particulartype of property. Notwithstanding this, in our experience, properties of this type have in the past been deemedsuitable for mortgage lending purposes. However this mortgage valuation is subject to a retention and we areaware of certain lenders that would not advance funds against a property that is subject to a retention.Consequently, if an individuals purchase of this property can only be undertaken by way of a mortgage then theymust ensure with their lender that that mortgage is in place before they commit themselves to purchasing thisproperty and in doing so they must advise the lender of the criteria and nature of this report and also the SingleSurvey. The fact that a mortgage valuation is provided in this report does not automatically mean that all lenderswould deem this property as meeting their lending requirements and it is possible that some will not advancefunds until all necessary estimates for the retention work are obtained and others would only advance funds oncethe works are completed. Consequently, it is essential that any prospective purchaser discuss the criteria of thisreport with their nominated lender.

Within the under noted valuation the allowance for the adjoining lands extending to 2.02 hectares is at the sum of£20,000 (Twenty thousand pounds).

(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 £ 245,000

Market value on completion of essential repairs £ 252,500

Insurance reinstatement value £ 282,500

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 [356757 = 5424 ]Electronically signed by:-

Surveyor's name Iain M Lewis

Professional qualifications BSc MRICS

Company name Torrance Partnership

Address Somerled Square, Portree, Isle Of Skye, IV51 9EH

Telephone 01478 612659

Fax 01478 612831

Report date 9th March 2020


X Yes No

Yes No

Sellers Property Questionnaire

Somerled Square

Portree Isle of Skye

IV51 9EH

Telephone: 01478 612659