Home Report - Nairn Scenic Properties · and upvc. plastic types. ... carpets or floor coverings were lifted. Whenever possible, ... appears to be of a 13 amp type and design

Home Report

1. Single Survey 2. Energy Report 3. Property Questionnaire

survey report on:Property address Dalmore Farmhouse

AuldearnNairnHighlandIV12 5HZ

Customer Mr JF Thompson & Mrs MJ Thompson

Customer address Dalmore FarmAuldearnNairnHighlandIV12 5HZ

Prepared by Douglas J H Mowat, MRICS

Dalmore Farmhouse Auldearn Nairn Highland IV12 5HZ02/09/2013 696953391

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1. Information and scope of inspection

This section tells you about the type, accommodation, neighbourhood, age and construction of theproperty. It also tells you about the extent of the inspection and highlights anything that the surveyorcould not inspect.

All references to visual inspection refer to an inspection from within the property without moving anyobstructions and externally from ground level within the site and adjoining public areas. Any referencesto left or right in a description of the exterior of the property refer to the view of someone standingfacing that part of the property from the outside.

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

Services such as TV/cable connection, internet connection, swimming pools and other leisure facilitiesetc. will not be inspected or reported on.

Description The property comprises a detached two storey farmhousewith planning consent for the erection of a detachedproperty within the garden ground.

Accommodation Ground Floor: Hall, Lounge, Bedroom 1, Bathroom, RearHall, Porch, Kitchen / Dining Room, Sitting RoomFirst Floor: Landing, Bedroom 2, Bedroom 3, Bedroom 4/ Study

Gross internal floor area (m²) 147.42 m2

Neighbourhood and location The property is situated in rural surroundingsapproximately one mile south of the village ofAuldearn. Surrounding property comprises a convertedsteading building, a new build property and farmland /woodland. Village amenities are available in Auldearn.

Age 113 years

Weather dry

Chimney stacks The chimneys are stone.

Visually inspected with the aid of binoculars whereappropriate.


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Roofing including roof space The roof structures are of the pitched timber frametype covered slates.

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

Where flat roofs exist they were visually inspectedfrom vantage points within the property and wheresafe and reasonable to do so from a 3 metre ladderexternally.

Roof spaces were visually inspected and were enteredwhere there was safe and reasonable access from a 3metre ladder within the property.

Fixed access hatches will not be opened.

Rainwater fittings The rainwater fittings are a combination of cast ironand upvc. plastic types.

Visually inspected with the aid of binoculars whereappropriate.

Main walls The walls are of solid stone construction.

Visually inspected with the aid of binoculars.Foundations and concealed parts were not exposed orinspected.

Windows, external doors and joinery The windows are a combination of single and doubleglazed timber framed types.Framework at the dormer windows is timber.The doors are timber.

Internal and external doors were opened and closedwhere keys were available.

Random windows were opened and closed where possible.

Doors and windows were not forced open.

External decorations The external joinery is painted.

Visually inspected.

Conservatories / porches The porch has solid stone base walling with a timberframed single glazed superstructure. The porch has aflat timber roof clad with mineral felt.

Visually inspected where appropriate.

Communal areas n/a

Circulation areas visually inspected whereappropriate.

Garages and permanent outbuildings There is a lean-to garden shed of timber / feltconstruction.



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Outside areas and boundaries The property occupies a roughly rectangular shapedsite with the main garden area lying to the south westof the property. There is a gravel surfaced drive /parking area at the side of the house and a stone wallenclosed garden area to front, side and rear. The siteis partially bounded by timber post and wire fencingand hedging.


Ceilings The ceilings are mainly lath and plaster.

Visually inspected from floor level.

Internal Walls The internal walls are a mixture of masonry and timberframe construction.The walls are mainly finished with lath and plaster.

Visually inspected from floor level.

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

Floors including sub floors Floors are mainly of a suspended timber type withtimber joists and covered with tongued and groovedfloorboards. There are areas of solid flooring atground level and we understand the kitchen has aflagstone floor.

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

Whenever possible, access is taken to sub-floorareas having a minimum clearance of 1 metre betweenunderside of floor joists and solum as determined fromthe access hatch.

Otherwise, sub-floor areas were inspected only to theextent visible from a readily accessible hatch by wayof an inverted head and shoulders inspection at theaccess point.

Fixed access hatches will not be opened.

Internal joinery and kitchen fittings The internal doors are mainly timber panelled.The skirting boards and door surrounds are timber.The staircase is timber.The kitchen fittings consist of adequate floor andwall mounted timber / chipboard units.

Built-in cupboards were looked into but no storeditems were moved.

Kitchen units were visually inspected excludingappliances.

Chimney breasts and fireplaces There are a number of sealed fireplaces in theproperty.

Visually inspected where appropriate. No testing ofthe flues or fittings was carried out.


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Internal decorations Walls are papered and painted.Ceilings are painted.Joinery is painted.


Cellars n/a

Visually inspected where there was safe andpurpose-built access.

Electricity Mains electricity is installed. The meter andconsumer unit are located in the Landing. The systemappears to be of a 13 amp type and design. The switchand socket outlets are plastic and the wiring issheathed with PVC, where visible.

Accessible parts of the wiring were visually inspectedwithout removing fittings. No tests whatsoever werecarried out to the system or appliances. Visualinspection does not assess any services to makesure they work properly and efficiently or meetmodern standards. If any services are turned off, thesurveyor will state that in the report and will notturn them on.

Gas n/a

Accessible parts of the system were visually inspectedwithout removing fittings. No tests whatsoever werecarried out to the system or appliances. Visualinspection does not assess any services to make surethey work properly and efficiently or meet modernstandards. If any services are turned off, thesurveyor will state that in the report and will notturn them on.

Water, plumbing, bathroom fittings Water is supplied from the mains.The supply pipe is copper where visible.The bathroom contains a bath with shower over, washhand basin and w.c.

Visual inspection of the accessible pipe work, watertanks, cylinders and fittings without removing anyinsulation.

No tests whatsoever were carried out to the system orappliances.

Heating and hot water The property is heated by an oil fired boiler whichalso provides hot water.There is a metal oil storage tank in the rear garden.Hot water is stored in a storage cylinder withelectric immersion heater.

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



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Drainage The property is connected to a private septic tankdrainage system.

Drainage covers etc were not lifted.

Neither drains nor drainage systems were tested.

Fire, smoke and burglar alarms The property has smoke detectors.



Any additional limits to inspection It was dry at the time of the inspection.The property was occupied and furnished.The floors were mainly covered with fixed coverings.We were unable to gain access to the sub floor area asthe access hatch could not be located.No access was available to the roof space areas as themain ceiling hatch was screwed down.There is no access hatch to the rear projection roofspace.

In the case of flats, only the subject flat andinternal communal areas giving access to the flat wereinspected.

If the roof space or under-building/basement iscommunal, reasonable and safe access is not alwayspossible. If no inspection was possible, this will bestated. If no inspection was possible, the surveyorwill assume that there are no defects that will have amaterial effect on the valuation.

The building containing the flat, including anyexternal communal areas, was visually inspected onlyto the extent that the surveyor is able to give anopinion on the general condition and standard ofmaintenance.

Sectional Diagram showing elements of a typical house

Reference may be made in this report to some or all of theabove component parts of the property. This diagram mayassist you in locating and understanding these items.


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2. Condition

This section identifies problems and tells you about the urgency of any repairs by using one of thefollowing three categories:

Category 3 Category 2 Category 1Urgent 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.


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Structural movementRepair category 1

Notes No visible evidence of significant structural movement was noted within thelimitations of the inspection.

Dampness, rot and infestationRepair category 2

Notes Evidence of woodworm infestation was noted in Bedroom 4 store partitiontimbers. Given the age of the property it is likely that concealed timbersmay be affected by woodworm infestation.High moisture meter readings were obtained in lath and plaster at the Loungegable window ingoes. Water ingress appears to have occurred at the windowframe and further investigation is recommended.

Chimney stacksRepair category 1

Notes The chimneys are generally reasonable allowing for normal weatheringcommensurate with age but spalling stonework and open pointing was noted inplaces.

Roofing including roof spaceRepair category 1

Notes The roofs and coverings appear to be in a generally satisfactory conditioncommensurate with age and nature of construction.

Rainwater fittingsRepair category 2

Notes Some taped gutter / downpipe joints were noted and this is a temporaryrepair.

Main wallsRepair category 1

Notes The walls are satisfactory allowing for normal weathering. Underfloorventilation appears to be inadequate.

Windows, external doors and joineryRepair category 2

Notes Several double glazed units have failed, with condensation visible betweenthe panes. Some windows are dated timber framed and single glazed. Atleast one cracked pane was noted. Some external window frames are rotten inplaces.

External decorationsRepair category 1

Notes The external decorations appear to be in reasonable condition.




Conservatories/porchesRepair category 1

Notes The porch appears to be generally in reasonable condition. Damp staining wasnoted on the ceiling at the junction with the main building, but no highmoisture meter readings were obtained. The internal timber window sill isbuckled in places. The windows are single glazed.

Communal areasRepair category Not applicable

Notes

Garages and permanent outbuildingsRepair category 1

Notes The shed is in reasonable condition. Woodworm infestation was noted.

Outside areas and boundariesRepair category 1

Notes The outside areas and boundaries are satisfactory for age and type. Gardenwalling requires some maintenance.

CeilingsRepair category 1

Notes The ceilings are cracked in places but appear reasonably sound allowing fortheir age.Polystyrene ceiling tiles were noted in the Bathroom. These constitute afire hazard and should be removed.

Internal wallsRepair category 2

Notes High moisture meter readings were obtained in lath and plaster at the Loungegable window ingoes (See "Dampness, Rot and Infestation"). Some cracked andloose plaster surfaces were noted, particularly at first floor dormers.

Floors including sub-floorsRepair category 1

Notes The floors where visible are generally satisfactory allowing for age andnormal wear. A few loose floorboards were detected underfoot. These shouldbe repaired by a competent tradesman.Flagstone flooring in the Kitchen has not been inspected. Flagstone flooringcan often be damp and further investigation is recommended.

Internal joinery and kitchen fittingsRepair category 1

Notes The internal joinery and kitchen units are satisfactory allowing for age andwear.




Chimney breasts and fireplacesRepair category 1

Notes The chimney breasts and fireplaces appeared satisfactory allowing for age.The fireplaces have been removed but not ventilated. Although no dampnesswas noted all disused flues should be vented at the fireplace and at thechimney head.

Internal decorationsRepair category 1

Notes The internal decorations are reasonable.

CellarsRepair category Not applicable

Notes

ElectricityRepair category 1

Notes For the most part the electrical installation appears to be generally modernand satisfactory. Some dated ceiling light roses are in use.

GasRepair category Not applicable

Notes

Water, plumbing and bathroom fittingsRepair category 1

Notes The plumbing installation appeared satisfactory.The sanitary fittings appeared satisfactory.

Heating and hot waterRepair category 1

Notes The system was switched off at the time of inspection, but no obviousdefects were noted.

DrainageRepair category 1

Notes The above ground drainage pipes appeared satisfactory.

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

Structural movement 1

Dampness, rot and infestation 2

Chimney stacks 1

Roofing including roof space 1

Rainwater fittings 2

Main walls 1

Windows, external doors and joinery 2

External decorations 1

Conservatories / porches 1

Communal areas -

Garages and permanent outbuildings 1

Outside areas and boundaries 1

Ceilings 1

Internal walls 2

Floors including sub-floors 1

Internal joinery and kitchen fittings 1

Chimney breasts and fireplaces 1

Internal decorations 1

Cellars -

Electricity 1

Gas -

Water, plumbing and bathroom fittings 1

Heating and hot water 1

Drainage 1

Category 3Urgent 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.

Category 2Repairs or replacement requiringfuture attention, but estimates arestill advised.

Category 1No immediate action or repair isneeded.

Remember

The cost of repairs may influence the amount someone is prepared to pay for the property. Werecommend that relevant estimates and reports are obtained in your own name.

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 is particularlytrue during slow market conditions where the effect can be considerable.


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3. Accessibility InformationGuidance notes on accessibility information

Three 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 the communal stair. The 'three stepsor fewer' are counted from external ground level to the flat's entrance door. Where a lift is present, thecount is based on the number of steps climbed when using the lift.

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

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

2. Are there three steps or fewer to a main entrance door of the property? Yes X No

3. Is there a lift to the main entrance door of the property? Yes No X

4. Are all door openings greater than 750mm? Yes No X

5. Is there a toilet on the same level as the living room and kitchen? Yes X No

6. Is there a toilet on the same level as a bedroom? Yes X No

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

8. Is there unrestricted parking within 25 metres of an entrance door to thebuilding? Yes X No


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4. Valuation and conveyancer issuesThis section highlights information that should be checked with a solicitor or licensed conveyancer. Italso gives an opinion of market value and an estimated reinstatement cost for insurance purposes.

Matters for a solicitor or licensed conveyancer

The tenure is understood to be Outright Ownership.We understand that the access road is privately owned and we assume all necessary legal rights arein place.Drainage is to a private septic tank and we assume all necessary regulations have been compliedwith. It should be ascertained whether or not the soakaway extends outside the site boundaries.We understand that Planning Permission in Principle exists for the erection of a property within thesite on the south west side of the house. Full details should be obtained.

Estimated reinstatement cost for insurance purposes

£387,000 (Three Hundred and Eighty Seven Thousand Pounds)

Valuation and market comments

In its present condition the opinion of valuation for the Outright Ownership interest of the entireproperty with vacant possession on 2 September 2013 is £275,000 (Two hundred and seventy fivethousand pounds sterling). This valuation reflects the added value of the planning consent.

In its present condition but excluding the value of the planning consent, the opinion of valuationfor mortgage purposes for the Outright Ownership interest of the entire property with vacantpossession on 2 September 2013 is £250,000 (Two hundred and fifty thousand pounds sterling).

Report author Douglas J H Mowat, MRICS

Address Harvey Donaldson & GibsonDuncan HouseWester Inshes Place

InvernessHighland IV2 5HZ

Signed

Date of report 04/09/2013

SINGLE SURVEY TERMS AND CONDITIONS (WITH MVR)

PART 1 - GENERAL

1.1 THE SURVEYORSThe Seller has engaged the Surveyors to provide the Single Survey Report and a generic Mortgage Valuation Report for LendingPurposes. The Seller has also engaged the Surveyors to provide an Energy Report in the format prescribed by the accreditedEnergy Company.

The Surveyors are authorised to provide a transcript or retype of the generic Mortgage Valuation Report on to Lender specificpro-forma. Transcript reports are commonly requested by Brokers and Lenders. The transcript report will be in the format requiredby the Lender but will contain the same information, inspection date and valuation figure as the generic Mortgage Valuation Reportand the Single Survey. The Surveyors will decline any transcript request which requires the provision of information additional to theinformation in the Report and the generic Mortgage Valuation Report until the Seller has conditionally accepted an offer to purchasemade in writing.

Once the Seller has conditionally accepted an offer to purchase made in writing, the Purchaser’s lender or conveyancer mayrequest that the Surveyors provide general comment on standard appropriate supplementary documentation. In the event of asignificant amount of documentation being provided to the Surveyors, an additional fee may be incurred by the Purchaser. Anyadditional fee will be agreed in writing.

If information is provided to the Surveyors during the conveyancing process which materially affects the valuation stated in theReport and generic Mortgage Valuation Report, the Surveyors reserve the right to reconsider the valuation. Where the Surveyorsrequire to amend the valuation in consequence of such information, they will issue an amended Report and generic MortgageValuation Report to the Seller. 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 will have sufficient current localknowledge of the particular market to competently survey, value and report upon Residential Property. ¹

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

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

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

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 such that it would be inappropriateto do so. A final decision on whether a loan will be granted rests with the Lender who may impose retentions in line with their lendingcriteria. The date of condition and value of the property will be the date of inspection.

Prior to 1 December 2008, Purchasers have normally obtained their own report from their chosen Surveyor. By contrast, a SingleSurvey is instructed by the Seller and made available to all potential Purchasers in expectation that the successful Purchaser willhave relied upon it. The Royal Institution of Chartered Surveyors rules require disclosure of any potential conflict of interest whenacting for the Seller and the Purchaser in the same transaction. The Single Survey may give rise to a conflict of interest and if this isof concern to any party they are advised to seek their own independent advice.

The Report and any expressions or assessments in it are not intended as advice to the Seller or Purchaser or any other person inrelation 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 whatsoever when considering the valuation orcondition of any other property.

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

Neither the whole nor any part of the Report may be published in any way, reproduced or distributed by any party other than theSeller, prospective purchasers and the Purchaser and their respective professional advisers without the prior written consent of theSurveyors.

1.3 LIABILITYThe Report is prepared with the skill and care reasonably to be expected of a competent residential surveyor who is a member ofthe 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 andConditions (or a complete copy) would (or, as the case might be, would have been) be disclosed and delivered to

• 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 thatoffer is accepted by the Seller;

• the Purchaser; and

• the professional advisers of any of these.

The Surveyors acknowledge that their duty of skill and care in relation to the Report is owed to the Seller and to the Purchaser.The Surveyors accept no responsibility or liability whatsoever in relation to the Report to persons other than the Seller and thePurchaser. The Seller and Purchaser should be aware that if a Lender seeks to rely on this Report they do so at their own risk. Inparticular, the Surveyors accept no responsibility or liability whatsoever to any Lender in relation to the Report. Any such Lenderrelies upon the Report entirely at their own risk.

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

1.5 TRANSCRIPT MORTGAGE VALUATION FOR LENDING PURPOSESThe Surveyors undertake that on being asked to do so by a prospective purchaser, or his/her professional advisor or Lender, theywill prepare a Transcript Mortgage Valuation Report for Lending Purposes on terms and conditions to be agreed between theSurveyors and Lender and solely for the use of the Lender and upon which the Lender may rely. The decision as to whether financewill be provided is entirely a matter for the Lender. The Transcript Mortgage Valuation Report will be prepared from informationcontained in the Report and the generic Mortgage Valuation Report. ²

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

1.7 PAYMENTThe Surveyors are entitled to refrain from delivering the Report to anyone until the fee and other charges for it notified to the Sellerhave been paid.Additional fees will be charged for subsequent inspections and Reports.

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

The Surveyor will be entitled not to proceed with the inspection (and will so report promptly to the Seller) if after arriving at theproperty, the Surveyor concludes that it is of a type of construction of which the surveyor has insufficient specialist knowledge tobe able to provide the inspection satisfactorily. 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 as detailed in the (PrescribedDocuments) Regulations 2008. If there is a potential threat to their health or personal safety, the inspection may be postponed orcancelled, at the Surveyor's discretion.

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

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

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

1.10 DEFINITIONS• the “Lender” is the party who has provided or intends or proposes to provide financial assistance to the Purchaser towards

the purchase of the Property and in whose favour a standard security will 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 Mortgage Valuation Report, but in a style and format requiredby the Lender. The Transcript Mortgage Valuation Report for Lending Purposes will be prepared with the skill and carereasonably to be expected from a surveyor who is a member of the Royal Institution of Chartered Surveyors and who iscompetent to survey, value and report on the Property;

• the "Generic Mortgage Valuation Report" means a separate report, prepared by the Surveyor from information in the Reportbut in the Surveyor's own format.

• the “Market Value” is The estimated amount for which a property should exchange on the date of valuation between awilling buyer and a willing seller in an arm’s-length transaction after proper marketing wherein the parties had each actedknowledgeably, 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 the Seller;

• 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 the form set out in part 1 ofSchedule 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, member or partner (unless theSurveyor is not an employee, director, member or partner, when the “Surveyors” means the Surveyor) whose details are setout at the head of the Report.

• the "Energy Report" is the advice given by the accredited Energy Company, based on information collected by the Surveyorduring the Inspection, and also includes an Energy Performance Certificate, in a Government approved format.

PART 2 – DESCRIPTION OF THE REPORT

2.1 THE SERVICEThe Single Survey is a Report by an independent Surveyor, prepared in an objective way regarding the condition and value of theProperty on the day of the inspection, and who is a member of the Royal Institution of Chartered Surveyors. It includes an EnergyReport as required by Statute and this is in the format of the accredited Energy Company. In addition, the Surveyor has agreed tosupply a generic Mortgage Valuation Report.

2.2 THE INSPECTIONThe Inspection is a general surface examination of those parts of the Property which are accessible: in other words, visible andreadily available for examination from ground and floor levels, without risk of causing damage to the Property or injury to theSurveyor.

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

The Inspection is carried out with the Seller’s permission, without causing damage to the building or contents. Furniture, storeditems and insulation are not moved.

Unless identified in the report the Surveyor will assume that no harmful or hazardous materials have been used in the construction.The presence or possible consequences of any site contamination will not be researched.

The Surveyor will not carry out an asbestos inspection, and will not be acting as an asbestos inspector in completing a SingleSurvey of properties that may fall within the Control of Asbestos in the Workplace Regulations. In the case of flats it will be assumedthat there is a duty holder, as defined in the Regulations and that a Register of Asbestos and effective Management Plan is in place,which does not require any expenditure, or pose a significant risk to health. No enquiry of the duty holder will be made.

2.3 THE REPORTThe Report will be prepared by the Surveyor who carried out the property inspection and will describe various aspects of theproperty as defined by the headings of the Single Survey report with the comments being general and unbiased. The report on thelocation, style and condition of the property, will be concise and will be restricted to matters that could have a material effect uponvalue and will omit items that, in the Surveyor’s opinion, are not significant. If certain minor matters are mentioned, it should not beinterpreted 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 the state of repair and condition ofthe property.

2.3.1 Category 3: Urgent repairs or replacement are needed now. Failure to deal with them may cause problems to other parts ofthe property or cause a safety hazard. Estimates for repairs or replacement are needed now.

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

2.3.3 Category 1: No immediate action or repair is needed.

WARNING: If left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more serious Category3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect on marketability, value and the sale priceultimately achieved for the property. This is particularly 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 be stated. If the Surveyor suspectsthat a defect may exist within an unexposed area and which could have a material effect upon the value, he may recommend furtherinvestigation by specialist contractors.

2.4 SERVICESSurveyors are not equipped or qualified to test the services and therefore no comment can be interpreted as implying that thedesign, installation and function of the services are in accordance/compliance with regulations, safety and efficiency expectations.However, comment is made where there is cause to suspect significant defects or shortcomings with the installations. No tests aremade of any services or appliances.

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

2.6 ENERGY REPORTA section is included that makes provision for an Energy Report, relative to the property. The Surveyor will collect physical data fromthe property and provide such data in a format required by an accredited Energy Company. The Surveyor cannot of course acceptliability for any advice given by the Energy Company.

2.7 VALUATION AND CONVEYANCER ISSUESThe last section of the Report contains matters considered relevant to the Conveyancer (Solicitor). It also contains the Surveyor’sopinion both of the market value of the property and of the re-instatement cost, as defined below.

“Market Value” The estimated amount for which a property should exchange on the date of valuation between a willing buyer and awilling seller in an arm’s-length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently andwithout compulsion. In arriving at the opinion of the Market Value the Surveyor also makes various standard assumptions covering,for example, vacant possession; tenure and other legal considerations; contamination and hazardous materials; the condition ofun-inspected parts; the right to use mains services; and the exclusion of curtains, carpets etc. from the valuation. In the case of flats,the following further assumptions are made that:

• There are rights of access and exit over all communal roadways, corridors, stairways etc. and to use 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 equitable basis.

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 the Property in its present form unlessotherwise stated. This includes the cost of rebuilding the garage and permanent outbuildings, site clearance and professional fees,but excludes VAT (except on the fees).

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

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

Addendum to the Single Survey on

Dalmore FarmhouseAuldearn

NairnHighlandIV12 5HZ

RESIDENTIALPROPERTY VALUATION

REPORT

This document provides the information which a mortgage lender will require in considering the suitability ofthe property for mortgage purposes. It should be noted however that most lenders will require the report to beretyped onto their own report formats. You should contact your agent or HDG for further advice in this respect.

Property Address: Dalmore Farmhouse Auldearn Nairn Highland IV12 5HZSeller's Name(s) Mr JF Thompson & Mrs MJ ThompsonDate of Inspection 02/09/2013

Property DetailsProperty Type HouseX Bungalow Purpose built maisonette Converted maisonette

Purpose built flat Converted flat Tenement flat Flat over non-residential use Other (Specify in General Remarks)

Property Style DetachedX Semi detached Mid terrace End terrace

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

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

Flats/Maisonettes only - Floor(s) on which located No. of floors in block No. of units in block Lift provided? Yes NoApproximate year of construction 1900

Tenure Absolute OwnershipX Leasehold

Ground Rent £ Unexpired Years

Accommodation - (specify number of rooms)

Living Room/s2 Bedroom/s4 Kitchen/s1 Bathroom/s1 WCs1 Other0(Specify in General Remarks)

Gross Floor Area (Excluding garages & outbuildings) Internal 147.42 sq.m External 199 sq.m

Residential Element - greater than 40% YesX No

Garage/Parking Single garage Double garage Parking spaceX On site? YesX No

No garage / garage space / parking space

Permanent Outbuildings shed

Construction

Walls Brick StoneX Concrete Timber-frame Other (Specify in General Remarks)

Roof Tile SlateX Asphalt Felt Other (Specify in General Remarks)

Special RisksHas the property suffered structural movement? Yes NoXIf yes, is this recent or progressive? Yes NoIs there evidence, history, or reason to anticipate subsidence, heave, landslip or flood in the immediate vicinity? Yes NoXIf yes to above, provide details in General Remarks

Service Connections - Based on visual inspection only. If any services appear to be non-mains, please comment on the type and location of thesupply in General Remarks.Drainage: Mains PrivateX None Water: MainsX Private None

Gas: Mains Private NoneX Electricity: MainsX Private None

Central Heating YesX Partial None Brief Description: Full Oil System

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

Rights of way Shared drives/accessX Garage or other amenities on separate site

Shared service connections Ill-defined boundaries Agricultural land included with property

Other (Specify in General Remarks)X

Location Residential Suburb Residential within town/city Mixed residential/commercial

Mainly commercial Commuter villageX Remote village

Isolated rural property Other (Specify in General Remarks)

Planning issuesHas the property been extended/converted/altered? Yes NoXIf yes, please comment in General Remarks

Roads Made up road Unmade roadX Partly completed new road Pedestrian access only

Adopted UnadoptedX

General Remarks

The property is situated in rural surroundings approximately one mile south of the village of Auldearn.

Surrounding property comprises a converted steading building, a new build property and farmland / woodland.

Village amenities are available in Auldearn.

The general condition of the property appears consistent with its age and type of construction, but some works

of repair and maintenance are required.

We understand that the access road is privately owned and we assume all necessary legal rights are in place.

Drainage is to a private septic tank and we assume all necessary regulations have been complied with.

We understand that Planning Permission in Principle exists for the erection of a property within the site on

the south west side of the house. Full details should be obtained.

The planning consent value has been excluded for mortgage valuation purposes.

Essential Repairs

None

Estimated cost of essential repairs £ Retention recommended Yes NoX Amount £

Comment on Mortgageability

The property forms suitable security for mortgage purposes.

ValuationsMarket value in present condition £ 250,000

Market value on completion of essential repairs £

Insurance Reinstatement Value £ 387,000(to include the cost of total rebuilding, site clearance, professional fees, ancillary charges plus VAT)

Is a Reinspection necessary? Yes NoX

Buy to Let CasesWhat is the reasonable range of monthly rental income for the property assuming a letting on a 6 month £Short Assured Tenancy basis?Is the property in an area where there is a steady demand for rented accommodation of this type? YesX No

Declaration

Signed Date 04/09/2013

Valuer's Name Douglas J H Mowat Company Name Harvey Donaldson & Gibson

Professional Qualifications MRICS Address Duncan HouseWester Inshes PlaceInvernessHighland IV2 5HZTelephone Number 0845 5553131

Fax Number 01908 228710

Property address Dalmore FarmhouseAuldearnNairnHighlandIV12 5HZ

Customer Mr JF Thompson & Mrs MJ Thompson

Customer address Dalmore FarmAuldearnNairnHighlandIV12 5HZ

Prepared by Douglas J H Mowat, MRICS

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You can use this document to:

Compare current ratings of properties to see which are more energy efficient and environmentally friendlyFind out how to save energy and money and also reduce CO2 emissions by improving your home

Energy Performance Certificate (EPC)

DALMORE FARM, AULDEARN, HIGHLAND, IV12 5HZ

Dwelling type: Detached houseDate of assessment: 29 August 2013Date of certificate: 04 September 2013Total floor area: 144 m2

Reference number: 7217-4828-0000-0551-1926Type of assessment: RdSAP, existing dwellingPrimary Energy Indicator: 440 kWh/m2/yearMain heating and fuel: Boiler and radiators, oil

Estimated energy costs for your home for 3 years* £9,960

Over 3 years you could save* £1,344

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)

D(55-68)

42E(39-54

27F(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 (27). The average ratingfor a home 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)

E(39-54

23 33F(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 (23). The average ratingfor a home in Scotland is band D (59).

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

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

Recommended measures Indicative cost Typical savingsover 3 years

Available withGreen Deal

1 Low energy lighting £55 £132

2 Heating controls (room thermostat) £350 - £450 £492

3 Condensing boiler £2,200 - £3,000 £549

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

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

REPLACED WITH AN UPDATED CERTIFICATE

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

for more details.

Page 2 of 6Northgate RDSAP v6.2.0.15 (SAP 9.91)

Recommendations ReportDALMORE FARM, AULDEARN, HIGHLAND, IV12 5HZ04 September 2013 RRN: 7217-4828-0000-0551-1926

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)

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

Floor Suspended, no insulation (assumed)Solid, no insulation (assumed)

Windows Partial double glazing

Main heating Boiler and radiators, oil

Main heating controls Programmer, TRVs and bypass

Secondary heating Room heaters, electric

Hot water From main system

Lighting Low energy lighting in 15% 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 average Scottish household produces about 6 tonnes of carbon dioxide every year. Based on this assessment,heating and lighting this home currently produces approximately 15 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 3 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.

Air or ground source heat pumpMicro CHP


Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £8,955 over 3 years £8,052 over 3 years

Hot water £624 over 3 years £357 over 3 years

Lighting £381 over 3 years £207 over 3 years

Totals £9,960 £8,616

You couldsave £1,344 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 on0800 512 012. 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 EnvironmentGreenDeal

F 28 F 23

F 30 F 25

F 33 F 28

F 34 F 29

E 40 F 32

E 42 F 33

1 Low energy lighting for all fixedoutlets £55 £44

2 Upgrade heating controls £350 - £450 £164

3 Replace boiler with new condensingboiler £2,200 - £3,000 £183

4 Solar water heating £4,000 - £6,000 £57

5 Solar photovoltaic panels, 2.5 kWp £9,000 - £14,000 £203

6 Wind turbine £1,500 - £4,000 £83

Measures which have a green deal tick are likely to be eligible for Green Deal finance plans based on indicativecosts. Subsidy also may be available for some measures, such as solid wall insulation. Additional support may also beavailable for certain households in receipt of means tested benefits. Measures which have an orange tick mayneed additional finance. To find out how you could use Green Deal finance to improve your property, visitwww.greenerscotland.org or contact the Home Energy Scotland hotline on 0800 512 012.

Choosing the right improvement package

For free and impartial advice on choosing suitable measures for your property, contact the Home EnergyScotland hotline on 0800 512 012 or go to www.greenerscotland.org.

Page 4 of 6


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 Low energy lightingReplacement of traditional light bulbs with energy saving recommended ones will reduce lighting costs over thelifetime of the bulb, and they last up to 12 times longer than ordinary light bulbs. Also consider selecting lowenergy light fittings when redecorating; contact the Lighting Association for your nearest stockist of DomesticEnergy Efficient Lighting Scheme fittings.

2 Heating controls (room thermostat)The heating system should have a room thermostat to enable the boiler to switch off when no heat is required. Acompetent heating engineer should be asked to do this work. Insist that the thermostat switches off the boiler aswell as the pump and that the thermostatic radiator valve is removed from any radiator in the same room as thethermostat. Building regulations generally apply to this work and a building warrant may be required, so it is bestto obtain advice from your local authority building standards department and from a qualified heating engineer.

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

4 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.

5 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 these with your local authority. The assessment doesnot include the effect of any Feed-in Tariff which could appreciably increase the savings that are shown on thisEPC for solar photovoltaic panels, provided that both the product and the installer are certified by theMicrogeneration Certification Scheme (or equivalent). Details of local MCS installers are available atwww.microgenerationcertification.org.

6 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.

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


Low and zero carbon energy sources

Your home's heat demand

For most homes, the vast majority of energy costs come from heating the home. Where applicable to your home, thetable below shows the energy that could be saved by insulating the attic and walls, based upon the typical energy usefor this building. Numbers shown in brackets are the reduction in energy use possible from each improvementmeasure.

Heat demand Existing dwelling Impact of loftinsulation

Impact of cavitywall insulation

Impact of solid wallinsulation

Space heating (kWh per year) 38,057 (2,707) N/A (4,912)

Water heating (kWh per year) 2,780

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

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

The Energy Performance Certificate and this Recommendations Report for this building were produced following anenergy assessment undertaken by an assessor accredited by Northgate (http://www.northgate-dea.co.uk/), anApproved Organisation Appointed by Scottish Ministers. The certificate has been produced under the EnergyPerformance of Buildings (Scotland) Regulations 2008 from data lodged to the Scottish EPC register. You can verifythe validity of this document by visiting www.scottishepcregister.org.uk and entering the report reference number(RRN) printed at the top of this page.

Assessor's name: Mr Douglas MowatAssessor membership number: NGIS802039Company name/trading name: Harvey Donaldson and GibsonAddress: 2

Boundary CourtCastle DoningtonDE74 2NN

Phone number: 08702244463Email address: [email protected] party disclosure: No related party

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

Use of this energy performance information

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

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

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

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

To find out more, visit www.greenerscotland.org or call 0800 512 012.

Authorisedhome energyassessment

Finance atno upfront

cost

Choose fromauthorisedinstallers

May be paidfrom savingsin energy bills

Repaymentsstay with theelectricity bill

payer

Duncan House, Wester Inshes Place, Inverness. IV2 5HZ

Tel: 01463 718440 Fax: 01463 714732

Email: inverness.residential @hdg.co.uk