JOB REFERENCE: XXXXX PROPERTY REPORT XXXX Lewisham … · Condition for XXXX, Lewisham, London. SE13 XXX regarding reviewing the condition of the exterior of the property and the

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0800 298 5424

JOB REFERENCE: XXXXX

PROPERTY REPORT

XXXX

Lewisham

London SE13 XXX

FOR

Mr X

Prepared by:

XXXX

INDEPENDENT CHARTERED SURVEYORS

XXXX Lewisham, London. SE13 XXX

XXXX

Independent Chartered Surveyors

——— Marketing by: ———


0800 298 5424 All rights reserved. Reproduction in any form without express written consent of 1stAssociated.co.uk is prohibited

2

CONTENTS

Instruction and Introduction page 3

Synopsis page 4

Summary of Construction page 6

Executive Summary page 10

Summary Upon Reflection page 20

Report Format and Information page 21

Facilities page 32

Limitations page 30


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3

INSTRUCTION AND INTRODUCTION

We have been instructed to inspect and prepare a Report and Schedule of

Condition for XXXX, Lewisham, London. SE13 XXX regarding reviewing

the condition of the exterior of the property and the communal areas and to

advise with regard to maintenance.

As instructed and agreed this report has been time limited and as such there

are limitations to this report in various ways from the research carried out to

the level of detail we would normally go into.

The Property Report gives you advice on what we see are the key property

issues. We have also prepared a Schedule of Condition in relation to the

property although we have not seen copies of the lease or read any other

material in conjunction with this property. We inspected the property on

XXXX

We assume for the purposes of the Schedule of Condition that the property is

being let on a standard lease and Assured Shorthold Tenancies (AST’s) and

that any unusual or onerous clauses will be brought to our attention by

yourselves or a solicitor as soon as possible in writing.

The work has been carried out as per our standard Terms and Conditions of

Contract which have been emailed to you as part of the confirmation of our

instructions. If you would like further clarification please do not hesitate to

contact us.


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4

SYNOPSIS

SITUATION AND DESCRIPTION

(All directions given as you face the property from the front)

From what we understand you have recently purchased the property and are

concerned regarding the general condition and wish to instigate repair work.

We also understand your particular concerns are the dampness which you

advise is occurring to the ground floor flats.

We have had limited access to the property detailed in the main body of the

report.

We are advised that building seventeen is divided into four flats and is a four

storey property (with a lower ground floor). The flying freehold flat links

number seventeen with number nineteen and is outside of your ownership with

a passageway beneath giving access to car park.

We have not viewed the interior of any of the flats.


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5

Location Plan


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6

SUMMARY OF CONSTRUCTION

XXXX

External

Chimneys:

Main Roof:

Dormer Roof:

Roof Structure:

Brickwork chimney closed with hogback tile

Limited view

Pitched, clad with concrete tiles

Limited view

Not visible other than edge which is mineral

felt and vertical slates to side

Limited view

No access - not viewed

Gutters and Downpipes:

Plastic may be some cast iron remaining.

Soil and Vent Pipe:

Walls:

Fascias and Soffits:

Plastic – rear elevation

Flemish Bond brickwork (assumed) to front

and painted render to the rear

Painted timber

External Detailing:

Mixture of timber and plastic double glazed

windows

Entrance staircase and stairs to the lower

ground floor

XXXX


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7

Flying Freehold - middle Owned by other parties; detailing may affect your property

External

Large Flat Roof:

Roof Structure:

Not visible. High level inspection required.

No access not viewed

Gutters and Downpipes:

Plastic may be some cast iron remaining.

Soil and Vent Pipe:

Walls:

Fascias and Soffits:

Assumed Internal or on an elevation that is not

visible.

Stretcher Bond brickwork (assumed) to front

and painted render to the rear

Painted timber

External Detailing:

Timber and single glazed windows

Under passage for access to

car park

Cladding requires Asbestos test and report

Flying Freehold -middle


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8

Outside area

There are two large trees to the front of the property on Local Authority land.

We were advised that the roadway access underneath the property is owned by other

parties you do not have any direct control over. No information or details have been

given with regard to this section.

Services

We have been advised by yourselves that the property has a mains water supply,

drainage, electricity and gas.

We have used the term ‘assumed’ as we have not opened up the structure.


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9

EXTERNAL PHOTOGRAPHS

XXXX

Flying Freehold

Front Elevation Rear Elevation

Front Elevation Rear Elevation


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10

EXECUTIVE SUMMARY

Summaries are not ideal as they try to précis often quite complex subjects

into a few paragraphs. This is particularly so in a summary about someone’s

future business when we are trying to second-guess what your priorities are, so

it is important the Report is read in full.

It is inevitable with a report on a building of this nature that some of the issues

we have focussed in on you may dismiss as irrelevant and some of the areas

that we have decided are part of the ‘character’ of this property you may think

are very important. We have taken in the region of 200 photographs (a CD

copy of all photographs is enclosed) during the course of this survey and many

pages of notes, so if an issue has not been discussed that you are interested in

or concerned about, please phone and talk to us as we will more than likely

have noted it and be able to comment upon it. If we have not we will happily

go back. Having said all of that, here are our comments:

Unfortunately we have to start with a caveat that the reports are time limited to

meet your budget requirements. We would also add that the reports have been

carried out from a ground level external view which has limited our view of

some of the high level areas such as the chimneys and gutters and of course we

literally cannot see some areas such as the flat roof and pitched roof.

We would comment that generally as you are aware there has been a lack of

maintenance to the property as a whole for many years. We would also

comment that the work that has been carried out in the past we would term as

inappropriate for this age, type and style of property although we would add

we do see the type of errors that have occurred on this property fairly

regularly.

We have listed the main areas of work below and would also refer you to our

Schedule of Condition which is an item by item breakdown. We would advise

with this type of repair, maintenance and refurbishment work problems are

found as the work progresses and it is normal to have a twenty to thirty percent

(20%-30%) contingency on the builders estimate together with PC sums -

prime cost sums where a sum is set aside for an anticipated problem.


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EXTERNAL

1.0) High level work – chimneys and roofs

The roofs have been viewed from ground level which has limited our

view. A roof level inspection is recommended. For this age, type and

style of property we would typically expect there to be problems

particularly to the relatively large flat roof areas.

We would also add that the insulation levels are unlikely to meet current

requirements or future requirements which it is said will be compulsory

for landlords to carry out either directly or by their tenants (which is yet

to be agreed).

We noted there are some chimneys to number seventeen XXXX

Lewisham which look to have been lowered. We often find that

dampness can get in via these types of areas.

2.0) External joinery – fascias and soffits and windows and doors

There has been a general lack of maintenance to the point where now it

may be more economical to replace completely rather than repair.

Fascias and soffit needs renewal

or repair Rear fascias board needs repair

and redecoration


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3.0) Gutters, downpipes and waste pipes

Gutters, downpipes and waste pipes can be seen to be leaking in areas

and unsecured.

ACTION REQUIRED: A general overhaul is required.

To rear of property internal

beading has been used and is

rusting

Rusting to the corner and

window sill

Front door area requires

redecoration/repair Rear ground floor painted timber

windows require

redecoration/replacement

Add trickle vents to plastic

windows


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4.0) Dampness

We note that a damp proof course has

been added to XXXX. Unfortunately

we believe that the lower ground floor

dampness situation is still taking place.

We believe a better solution would be to

have a proper French drain to be added

to ensure the rainwater travels away

from the structure together with

ensuring the appropriate materials have

been used for the render and plastering

of the walls internally and externally.

Please note that we have only viewed this from the exterior of the

property and have been advised that there is dampness internally.

French drain to be added

French drain

Rear waste pipes require extra

clips for support

Void to front lower

ground floor flat is full of

leaves

Soil and vent pipe needs to be

secured and hole filled.

Detailing to base of rear lower

ground floor flat


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5.0) Surface Condensation, Interstitial Condensation and Black Mould

We could see condensation occurring to

some of the windows from our exterior

view. In our experience condensation

such as this normally relates to a lack

of air circulation and extraction of

humid air within flats.

ACTION REQUIRED: We

would recommend that large

humidity controlled extract fans

are added throughout the

buildings. This will need to be to all flats as to have some flats

that are not having the humidity extracted as quickly as possible

will then mean they may cause problems to other flats. The

problems of surface condensation, mould and interstitial

condensation have to be thought of with regard to the building as

a whole.

We also noted that plastic double glazed windows have been added

without trickle vents and therefore there is limited air movement.

Trickle Vents Defined

Small vents to the windows to

allow air movement inside the

property to stop a build up of

fumes or humidity.

Heavy condensation

XXX

Air movement with trickle vents


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We would always recommend that

trickle vents are added retrospectively

and any future window

repairs/replacements have trickle vents

added.

6.0) Security and Fire Alarm systems

The current entry door system we believe

would benefit from being improved. We

generally recommend closed circuit TV entry

security systems on properties such as these

which can be combined with a wireless fire

alarm system throughout the property.

7.0) Energy efficiency

There is a general drive for more energy efficient buildings and we

understand that there is likely to be legislation regarding leased

properties. We believe that the government is in consultation with the

various professional and interest groups at the present time. This could

lead to a future requirement for an energy efficiency rating on all leased

properties and this would in turn mean added insulation to buildings

such as this to the flat roof areas and to the dormer roofs together with

energy efficient boilers etc. etc.

8.0) General tidying up of exterior

For want of a better expression there are various areas where there has

been damage such as the gas meter cupboards and historic wiring which

Trickle vents

Upgrade entry system


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16

has been left in place as well as areas

where the repairs have been of a poor

quality such as the need for a coping

stone and repairs to the staircase to the

entrance to XXXX

INTERIOR – communal areas only

9.0) Ceilings and walls

Generally the decoration standard is below average to what we typically

see.

ACTION REQUIRED: We would

recommend redecoration or the change of

the decorated woodchip wallpaper to

perhaps a hard tile for a longer lasting

finish.

We would also recommend such items as a

notice board for occupiers and a post box

are added.

10.0) Fire Alarm System

10.1) In XXXX there is a lack of working lights present in the property

making visibility for our survey difficult.

ACTION REQUIRED: We would recommend an integrated

fire alarm system for a multi occupied property such as this.

Missing coping stone to left hand

side of entrance stairs and

clearance of vegetation

Hallway requires

redecoration and adding of

post boxes


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17

We are a strong believer that where properties are multi occupied,

i.e. there are more than one resident or tenancy, that the fire alarm

system should be interconnected alerting any of the properties if

there is a fire anywhere within the building.

In addition to this there should be regular fire alarm drills.

We would recommend, for your own safety, that additional smoke

detectors be installed.

We would always recommend a hard wired fire alarm system and

are also aware that some now work from a wireless signal which

may be worth investigating. Whilst fire is relatively rare it is in a

worst case scenario obviously devastating.

10.2) Other fire matters

As we have not had access to the properties we are not aware whether

the doors that lead onto the staircase are fire doors from a fire resistant

point of view and also if they have door closures. It is essential that

these doors are fire doors as this stops a chimney-like effect when a fire

spreads from one floor to the next.

11.0) Cyclical/Planned Maintenance and Reactive / Day-to-Day

Maintenance

11.1) Cyclical/Planned Maintenance

We would recommend a programme of Cyclical/Planned maintenance is

agreed between the occupiers and the landlords over the next ten years

and then a sinking fund budget can be built up for any such major works

as with this age, type and style of building there will be an increasing

need to carry out maintenance work particularly to the large flat roof

areas. Also with increasing legislation this brings the need and

requirement to generally upgrade the buildings.

We would also ensure that test and records as well as action are taken

with regard to such items as the electrical installation throughout.


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11.2) Drainage

We would recommend a closed circuit TV camera report on the

condition of the drains is carried out if one is not already available.

11.3) Reactive / Day-to-Day Maintenance

We would also recommend that a budget is set up for reactive / day-to-

day maintenance is set up where it affects other parties within the

property as well as the need for urgent repair.

12.0) The Lease

The quality of the lease needs to be discussed with your Legal Advisor and

understood. You need to understand your rights, responsibilities and liabilities

from a legal point of view when you sign for a lease of this nature.

We ask that your Legal Advisor brings any onerous or unusual clauses to your

and our attention immediately. For the purpose of this report we have assumed

this is a standard Full Repairing and Insuring (FRI) Lease or an Assured

Shorthold Tenancies (AST’s).


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Other Items

Services

We have spoken earlier about the services but we do need to mention that this

survey does not include any specialist reports on the electricity supply and

circuits, heating or drainage, as they were not requested. As you already own

the buildings you may be aware of problems that we are not and these should

be highlighted to your Legal Advisor and form part of the Schedule of

Condition; we are happy to change this if you so wish. The comments that

follow are based upon a visual inspection carried out as part of the overall

Survey.

Services and specialist installations have been visually inspected. It is

impossible to examine every detail of these installations without partially

dismantling the structure. Tests have not been applied. Conclusive tests can

only be undertaken by suitably qualified contractors. The vendor/seller should

be requested to provide copies of any service records, test certificates and,

ideally, the names and addresses of the installing contractors.

The owner/landlord/last lessee should provide you with tests and reports in

relation to:

1. Electrics – An Institute of Electrical Engineers standards (IEE) test

and report to be carried out by an NICEIC registered and

approved electrical contractor or equivalent.

2. Space heating inspection and test report (you need to see these in

working order)

3. Asbestos report with samples.

4. Drainage – closed circuit TV camera report.

5. Anything specific to this particular unit.

If these have not been carried out then you will need to have these carried out.


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The Summary Upon Reflection is a second summary so to speak, which is

carried out when we are doing the second or third draft a few days after the

initial survey when we have had time to reflect upon our thoughts on the

property. We would add the following in this instance:

We would advise that we have not looked at any literature in relation to this

property; knowledge has come from our discussions with yourselves.

We recommend that you have meetings and negotiations with occupiers and

owners of the property based upon the findings within this report.

We would ask that you read this Property Report and the Schedule of

Condition and contact us on any issues that you require further clarification on.

SUMMARY UPON REFLECTION


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21

REPORT FORMAT AND INFORMATION

To help you understand our Report we utilise various techniques and different

styles and types of text, these are as follows:

ACTION REQUIRED AND RECOMMENDATIONS

We have used the term ACTION REQUIRED where we believe that there

are items that you should carry out action upon or negotiate upon prior to

purchasing the Lease.

Where a problem is identified, we will do our best to offer a solution.

However, with most building issues, there are usually many ways to resolve

them dependent upon cost, time available and the length of time you wish the

repair/replacement to last.

EVERY BUSINESS TRANSACTION HAS A RISK

Every business transaction has a risk, only you can assess whether that risk is

acceptable to you and your circumstances.

SOLICITOR/LEGAL ADVISOR

To carry out your legal work you can use a solicitor or a legal advisor. We

have used both terms within the report.

TERMS OF ENGAGEMENT/LIMITATIONS

This report is being carried out under our terms of engagement, as agreed to

and signed by you. If you have not seen and signed a copy of our terms of

engagement please phone immediately.

OUR AIM IS ONE HUNDRED PERCENT SATISFACTION

Our aim is for you to be completely happy with the service we provide, and we

will try and help you in whatever way possible - just phone us.


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22

If you would like any further advice on any of the issues discussed (or indeed

any that have not been discussed!) then please do not hesitate to contact us on


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23

APPENDICES


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24

PHOTOGRAPHIC RECORD

We have utilised photographs throughout this report these are

additional photographs which we have not used in the report to

give a complete record of the properties condition on the day of

our inspection.

XXXX

- left building

Exterior

Fascias and soffit needs renewal

or repair

Rear fascia and soffit needs

repair and redecoration

Soil and vent pipe should

terminate 1m above top of the

roof and ideally should have a

birds next grid to the top

Soil and vent pipe needs to be secured

and hole filled.

Waste pipes to rear recommend

extra clips for support

Rear fascia board needs repair

and redecoration

XXXX front view


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25

Clean brickwork to the front Front brickwork requires

cleaning

Front door area requires

redecoration/repair

Entrance steps require coping

stone to left hand side and

clearance of vegetation

Detailing to base of rear lower

ground floor flat

Void to front lower ground floor

flat is full of leaves

Front dormer re bed approx 10

tiles

Dormer infill with expanding

foam finish fascias and fit board

detail to dormer


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26

Crazing to cement render at rear Rear recommend replacement to

verge of tiles and infill

Rear gutters look to have dropped and

repair and redecoration required to

timber windows

Rear main roof concrete tile and

flat roof not viewed

Rear left hand wall is cracked

and no longer tied into the main

building

Repairs to render required Hairline cracks to rear render


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27

Render requires repair below

window and window requires

trickle vent added at first floor

level

Heavy condensation indicating a

lack of ventilation to the

property. Large humidity

controlled extract fans are

recommended to be installed in

high humidity generating areas

Rusting to the corner and

window sill

To rear of property internal

beading has been used and is

rusting

Rear ground floor painted timber

windows require

redecoration/replacement


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28

Interior – Communal areas

Services

Hallway requires redecoration

and adding of boxes for post and

notice board

Entry system to be upgraded to a

closed circuit TV system or

working voice system

Box in electrics and ensure to

Institute of Electrical Engineers

(IEE) standard test and report by

a NICEIC approved electrician

Have active and integrated fire

alarm system installed

Coal shoot block off Gas meter boxes upgrade/replace


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29

Flying Freehold

Exterior

Rear elevation Front elevation

Close up of unmade surface with

potholes

Outside road access car park to

rear which is unmade with

various potholes requires making

good however ownership by A N

Other

Flying freehold front view

Underside of flying Freehold.

Check and confirm no asbestos

has been used in building as a

whole particularly relating to the

undercladding


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30

FACILITIES (All directions given as you face the property)

We have had a limited view only of the communal areas;-

XXXXX

Communal areas with steps to the first floor flats as there were no lights

above this area for us to proceed.

Boundaries

We have had a brief look at:-

1.0) Front

2.0) Rear

Note, we have not seen a copy of the Deeds and assume the boundary is to be

as visually set out above. Your Legal Advisor to check and confirm boundaries

and what your legal rights are with regard to access and parking and permitted

hours of work.


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31

Time Line – A brief history of the structure

This has been based upon an email from Mr X the owner of the property on

XXXX.

DATE

DESCRIPTION

XXXX

Acquired XXX

XXXX

managed by

XXXX

XXXX

Landlord’s tribunal for XXXX


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32

LIMITATIONS

CONDITIONS OF ENGAGEMENT

The report has been prepared in accordance with our Conditions of

Engagement dated XXXX and should be regarded as a comment on the overall

condition of the property and the quality of its structure and not as an

inventory of every single defect. It relates to those parts of the property that

were reasonably and safely accessible at the time of the inspection, but you

should be aware that defects can subsequently develop particularly if you do

not follow the recommendations.

ENGLISH LAW We would remind you that this report should not be published or reproduced in

any way without the surveyor’s expressed permission and is governed by

English Law and any dispute arising there from shall be adjudicated upon only

by the English Courts.

SOLE USE

This report is for the sole use of the named Client and is confidential to the

Client and his professional advisors. Any other persons rely on the Report at

their own risk.

ONLY HUMAN!

Although we are pointing out the obvious, our Surveyors obviously can’t see

through walls, floors, heavy furniture, fixed kitchen units etc. they have

therefore made their best assumptions in these areas.

As this is a one off inspection, we cannot guarantee that there are no other

defects than those mentioned in the report and also that defects can

subsequently develop.


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WEATHER

It was an dull and overcast day at the time of the inspection. The weather did

not hamper the survey.

NOT LOCAL

It should be noted that we are not local surveyors to this area and are carrying

out the work without the benefits of local knowledge on such things as soil

conditions, aeroplane flight paths, and common defects in materials used in the

area etc.

INSPECTION LIMITED

Unfortunately in this instance our inspection has been very limited due to:-

1) We have had a limited view of the property from the exterior at ground

level.

2) We have had a limited view of the interior communal areas viewing only

the entrance hallway and stairs.

BUILDING INSURANCE

We do not advise with regard to building insurance. You need to make your

own enquiries. Some areas may have a premium, some buildings may have a

premium and some insurers may be unwilling to insure at all in certain areas.

You need to make your own enquires prior to committing to purchase the

property. Please be aware the fact a building is currently insured does not mean

it can be re insured.

We would comment that non-insurability of a building we feel will affect lease

value.

ACTION REQUIRED: You need to ensure that the leaseholders have

adequate insurance.


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34

TERMS AND CONDITIONS

Our computer system sends two copies of our Terms and Conditions to the

email address given to us when booking the survey; one has the terms attached

and the other has links to the Terms and Conditions on our website (for a

limited time). If you have not received these please phone your contact

immediately.


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35

Signature Document in Relation to XXXX

Lewisham, London. SE13 XXX

Property Report

This signature document represents page 35 and 36 of a 36 page Property

Report relating to:


as prepared by

XXXXX, Chartered Surveyors

Agreed amendments:

1. .................................

2. .................................

3. .................................

Occupier’s Representative

Print Name: ……………..…………………….. for and on behalf of

……………….………………………….……... has inspected and read the

Property Report for an on behalf of ………………………….……… and

accepts that it is a true and accurate record.

Signed: ………………………………… Dated: ………………………….

For and on Behalf of: ….…………………..…………………………………..

I have the authority to sign this document on behalf of the aforementioned

company.


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36

Landlords Representative (delete as applicable)

Print Name: ……………..…………………….. for and on behalf of

……………….………………………….……... has inspected and read the

Property Report for an on behalf of ………………………….……… and

accepts that it is a true and accurate record.

Signed: ………………………………… Dated: ………………………….

For and on Behalf of: ….…………………..…………………………………..

I have the authority to sign this document on behalf of the aforementioned

company.

Documents

JOB REFERENCE: XXXXX PROPERTY REPORT XXXX Lewisham … · Condition for XXXX, Lewisham, London. SE13 XXX regarding reviewing the condition of the exterior of the property and the