28 kilmarnock road crosshouse …elmhurst energy systems sap2009 calculator (rdsap system) v1.06r15...

HOME REPORT

28 KILMARNOCK ROADCROSSHOUSEKILMARNOCK

KA2 0HA

Services provided by DM Hall include:

• Architectural Planning and Drawing• Building Regulation Reports• Building Surveying• Business Appraisal, Valuation and Sales• Commercial Agency - Sales, Lettings and Acquisitions• Commercial Property Valuation and Appraisal• Energy Performance Certificates - Domestic and Non-domestic• Property Enquiry Certificates and Legal Searches• Property Management• Rating• Rent Reviews• Residential Development Appraisals

For more information on any of the above servicesplease visit us at www.dmhall.co.uk or phone 0131477 6000

Energy Performance Certificate

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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)

28 KILMARNOCK ROAD, CROSSHOUSE, KILMARNOCK, KA2 0HA

Dwelling type: Detached houseDate of assessment: 28 February 2013Date of certificate: 01 March 2013Total floor area: 145 m2

Reference number: 1417-4322-2100-0318-5926Type of assessment: RdSAP, existing dwellingPrimary Energy Indicator: 263 kWh/m2/yearMain heating and fuel: Boiler and radiators, mains

gas

Estimated energy costs for your home for 3 years* £4,431

Over 3 years you could save* £1,569

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)

79C(69-80)

57D(55-68)

E(39-54

F(21-38)

G(1-20)

Not energy efficient - higher running costs

Energy Efficiency Rating

This graph shows the current efficiency of your home,taking into account both energy efficiency and fuelcosts. The higher this rating, the lower your fuel billsare likely to be.

Your current rating is band D (57). 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)

76C(69-80)

D(55-68)

51E(39-54

F(21-38)

G(1-20)

Not environmentally friendly - higher CO2 emissions

Environmental Impact (CO2) Rating

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

Your current rating is band E (51). 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 Room-in-roof insulation £1,500 - £2,700 £381

2 Cavity wall insulation £500 - £1,500 £162

3 Floor insulation £800 - £1,200 £210

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.

of 7Elmhurst Energy Systems SAP2009 Calculator (RDSAP System) v1.06r15 (SAP 9.91)

Recommendations Report28 KILMARNOCK ROAD, CROSSHOUSE, KILMARNOCK, KA2 0HA01 March 2013 RRN: 1417-4322-2100-0318-5926

Summary of the energy performance related features of this homeThis table sets out the results of the survey which lists the current energy-related features of this home. Each elementis assessed by the national calculation methodology; 1 star = very poor (least efficient), 2 stars = poor, 3 stars =average, 4 stars = good and 5 stars = very good (most efficient). The assessment does not take into consideration thecondition of an element and how well it is working. ‘Assumed’ means that the insulation could not be inspected and anassumption has been made in the methodology, based on age and type of construction.

Element Description Energy Efficiency Environmental

Walls Sandstone, with internal insulationSolid brick, with internal insulationCavity wall, with internal insulation

Roof Pitched, 150 mm loft insulationRoof room(s), insulated

Floor Solid, insulatedSolid, no insulation (assumed)

Windows Fully double glazed

Main heating Boiler and radiators, mains gas

Main heating controls Programmer, no room thermostat

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

Hot water From main system

Lighting Low energy lighting in 9% 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 for to calculate your energy use, CO2 emissions, running costs and the savings possible frommaking improvements.

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 7.4 tonnes of carbon dioxide every year. Adoptingrecommendations in this report can reduce emissions and protect the environment. If you were to install all of theserecommendations this could reduce emissions by 3.7 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 insulationMicro CHP


Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £3,729 over 3 years £2,376 over 3 years

Hot water £315 over 3 years £282 over 3 years

Lighting £387 over 3 years £204 over 3 years

Totals £4,431 £2,862

You couldsave £1,569 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 your local Energy Saving Scotland advice centre which can becontacted on 0800 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 BuildingWarrant for certain types of work.

Recommended measures Indicative cost Typical savingper year

Rating after improvement

Energy EnvironmentGreenDeal

D 60 D 55

D 62 D 57

D 64 D 59

D 66 D 61

C 70 D 67

C 72 C 69

C 79 C 76

1 Room-in-roof insulation £1,500 - £2,700 £127

2 Cavity wall insulation £500 - £1,500 £54

3 Floor insulation £800 - £1,200 £70

4 Low energy lighting for all fixedoutlets £50 £50

5 Upgrade heating controls £350 - £450 £147

6 Replace boiler with new condensingboiler £2,200 - £3,000 £74

7 Solar photovoltaic panels, 2.5 kWp £9,000 - £14,000 £208

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.energysavingtrust.org.uk/scotland or contact the Scottish Green Deal advice service at your local Energy SavingScotland advice centre on 0800 512 012.

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Choosing the right improvement package

For free and impartial advice on choosing suitable measures for your property, contact your local EnergySaving Scotland advice centre on 0800 512 012 or go to www.energysavingtrust.org.uk/scotland.

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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 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.

2 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 Building Standards Division’s section of the Scottish Governmentwebsite (www.scotland.gov.uk/Topics/Built-Environment/Building/Building-standards/publications/pubguide/cavitywallinsul) or the National Insulation Association(www.nationalinsulationassociation.org.uk).

3 Floor insulationInsulation of a floor will significantly reduce heat loss; this will improve levels of comfort, reduce energy use andlower fuel bills. Suspended floors can often be insulated from below but must have adequate ventilation toprevent dampness; seek advice about this if unsure. Further information about floor insulation and details of localcontractors can be obtained from the National Insulation Association (www.nationalinsulationassociation.org.uk).Building regulations generally apply to this work so it is best to check this with your local authority buildingstandards department.

4 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.

5 Heating controls (room thermostat and thermostatic radiator valves)A room thermostat will increase the efficiency of the heating system by enabling the boiler to switch off when noheat is required; this will reduce the amount of energy used and lower fuel bills. Thermostatic radiator valvesshould also be installed, to allow the temperature of each room to be controlled to suit individual needs, addingto comfort and reducing heating bills provided internal doors are kept closed. For example, they can be set to bewarmer in the living room and bathroom than in the bedrooms. Ask a competent heating engineer to installthermostatic radiator valves and a fully pumped system with the pump and the boiler turned off by the roomthermostat. Thermostatic radiator valves should be fitted to every radiator except for the radiator in the sameroom as the room thermostat. Remember the room thermostat is needed to enable the boiler to switch off whenno heat is required, thermostatic radiator valves on their own do not turn the boiler off. Building regulationsgenerally apply to this work and a building warrant may be required, so it is best to obtain advice from your localauthority building standards department and from a qualified heating engineer.

6 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.

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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


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 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.

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) 22,742 (999) (1,090) N/A

Water heating (kWh per year) 2,320

Addendum

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About this documentThe Energy Performance Certificate and Recommendations Report for this dwelling were produced following anenergy assessment undertaken by an assessor accredited by Elmhurst, an Approved Organisation appointed byScottish Ministers. The certificate has been produced under the Energy Performance of Buildings (Scotland)Regulations 2008 from data lodged to the Scottish EPC register.

Assessor's name: Mr. Kenneth GealsAssessor membership number: EES/009338Company name/trading name: D M Hall Chartered Surveyors LLPAddress: 15 Miller Road

AyrKA7 2AX

Phone number: 01292 286974Email address: [email protected] party disclosure: No related party

This Certificate and report will be available to view online by any party with access to the report reference number andto organisations delivering energy efficiency and carbon reduction initiatives on behalf of the Scottish and UKGovernments. If you are the current owner or occupier of this building and do not wish this data to be shared with thirdparties for purposes other than the sale or rental of the property, please notify the assessor listed above and your datawill be restricted accordingly. Further information on this and on Energy Performance Certificates in general can befound at www.scotland.gov.uk.

Opportunity to benefit from a Green Deal on this propertyWhen the Green Deal launches, it may enable owners and occupiers to make improvements to their property to makeit more energy efficient. Under a Green Deal, the cost of the improvements is repaid over time via a credit agreement.Repayments are made through 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.direct.gov.uk/savingenergy or call 0300 123 1234.

Authorisedhome energyassessment

Finance atno upfront

cost

Choose fromauthorisedinstallers

May be paidfrom savingsin energy bills

Repaymentsstay with theelectricity bill

payer

Single Survey

survey report on:

28 KILMARNOCK ROAD, CROSSHOUSE,KILMARNOCK, KA2 0HA18th June 2015 IV150914

28 KILMARNOCK ROADCROSSHOUSEKILMARNOCKKA2 0HA

Debbie Walsh

28 Kilmarnock RoadCROSSHOUSEKA2 0HA

DM Hall

18th June 2015

Single Survey

Property address

Customer

Customer address

Prepared by

Date of inspection

1

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

Page 1 of 6


PART 1 - GENERAL1.1 THE SURVEYORS

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

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

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

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

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

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

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

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

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

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

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

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

Terms and Conditions

1.2

2


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1.3

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

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

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

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

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

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

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

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

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


1.4

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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


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

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

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


Page 4 of 6


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

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

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

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

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


2.1

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

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

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

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

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

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

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

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

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


Page 5 of 6


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

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

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

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

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

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

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


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2.

3.

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

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

Category 1: No immediate action or repair is needed.


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

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

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

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

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

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


2.6

2.7

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

There are no particularly troublesome or unusual legal restrictions;

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

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

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

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

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

1. Information and scope of inspection

Page 1 of 13


Description

Accommodation

Gross internal floor area (m²)

Neighbourhood and location

Age

Weather

Chimney stacks

Roofing including roof space

Single Survey

The subjects comprise a one storey and attic DETACHEDCOTTAGE.

On Ground Floor: Entrance vestibule and Hallway; Lounge; Twobedrooms; Kitchen; Bathroom.

On First Floor: Two bedrooms.

120 sq.m.

The property is situated on the pavement line of Kilmarnock Road,in the centre of Crosshouse adjacent to licensed premises andconvenience stores. The property is convenient for all localfacilities with larger town facilities situated in Kilmarnock, some 3miles distant.

130 years.

Dull and overcast following a mixed spell.

Visually inspected with the aid of binoculars whereappropriate.

The main chimney stacks are of rendered brickwork type withassociated lead cement flashings, part rendered.

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.

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Rainwater fittings

Main walls

Windows, external doors and joinery

External decorations

Conservatories / porches

Single Survey

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

The roof covering is , in the main, covered with slates having zincridging. The roof of the bathroom has recently been recovered inslates.

There was no access to the main roof void of the property, but it isassumed the roof structure is of pitched, timber type with timbersarking. The roof over the kitchen is accessible and from a headand shoulders inspection it was noted to be of pitched, timber typewith underslating felt. There is little insulation within roof void.


Cast iron and PVC gutters and downpipe sections were noted withgutters being of a wall mounted design.


Foundations and concealed parts were not exposed orinspected.

The main walls to the original house are of solid stonework, pointedexternally. There is cement render to gable walls and the rearextension is of cavity brickwork, part pointed, part rendered. Thereis an injected damp proof course on the front elevation of theproperty. Sub floor ventilators, where visible, are in clay.

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.

Windows in the main are of UPVC replacement double glazingtype, although there is an old metal casement window within thebathroom. Front door is UPVC with rear door being timber andglass. Fascias and soffits to the property, where they exist, are inPVC.

None.

None

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Communal areas

Garages and permanent outbuildings

Outside areas and boundaries

Ceilings

Internal walls

Floors including sub floors

Internal joinery and kitchen fittings

Single Survey

None.

Visually inspected.

Within the rear garden ground there is a timber and felt shed andbrick and slate garage.

Visually inspected.

The property is situated in a fairly rectangular shaped site withboundaries of timber, iron railing and hedgerow type. There is nogarden ground to the front of the property, but access over a roughdrive to the left gable opens up to a rough yard and lawn areas ofrear garden.

Visually inspected from floor level.

All ceilings within the property are of plaster board type , some ofwhich are artexed.

Visually inspected from floor level.

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

The internal walls are of stud frame and plaster board, and brickand plastered on hard type.

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.

FLOORS: The flooring is of mixed type. There are suspendedtimber floors overlaid with chipboarding in part to the lower floorand to the upper floors. The remainder of the ground floors are ofsolid construction. Floors are currently carpeted, timber overlay,laminate flooring and/or ceramic tiling. There was no sub flooraccess.

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

Kitchen units were visually inspected excluding appliances.

Finishings and skirtings are in timber and internal doors are ofmoulded type and timber with glazing sections. The stair is oftimber type. Within the kitchen there is a range of eye and basestorage units with single drainer sink unit and 'white goods'.

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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.

Within the main lounge there is a brick and plaster chimney breastwith a multi-fuel stove.

Visually inspected.

Walls and ceilings are paper and painted and timberwork isvarnished and/or painted.

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.

Electricity is from mains supply with meter and switch gear situatedin hall cupboard. From this location electricity is conveyed throughthe property via PVC 13amp cabling.

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.

This is from mains supply. Gas meter is situated externally to theproperty.

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.

The property is connected to mains water supply. Where visibleplumbing is of copper piping type. Stop cock is within the kitchen.

The bathroom has recently been refitted with white suite of low levelwc,washand basin ,shower cabinet and panelled jacuzzi bath .

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


The property has the benefit of a gas fired central heating boilerfrom a wall mounted combi boiler contained within the kitchen.This central heating boiler serves domestic hot water and hot water

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Drainage

Fire, smoke and burglar alarms

Any additional limits to inspection

Single Survey

panel radiators which are fitted with thermostatic valves andlocated in all main apartments.

Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

Drainage is to the main sewer.

Visually inspected.


There is a smoke detection system to be found on first floor and theproperty has the benefit of a PIR burglar alarm system. None ofthese systems have been tested.

For flats / maisonettes

Only the subject flat and internal communal areas givingaccess to the flat were inspected.

If the roof space or under-building / basement is communal,reasonable and safe access is not always possible. If noinspection was possible, this will be stated. If no inspectionwas possible, the surveyor will assume that there are nodefects that will have a material effect on the valuation.

The building containing the flat, including any externalcommunal areas, was visually inspected only to the extent thatthe surveyor is able to give an opinion on the generalcondition and standard of maintenance.

The subjects were occupied, furnished and floors were covered.There was no sub floor access and we could not look at sub floorareas. There was no roof void inspection apart from the hatchwithin the ground floor kitchen. There is insulation laid betweenceiling joists.

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Single Survey

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

2. Condition

Page 7 of 13


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

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Structural movement

Repair category 1

Old stone fractures noted. There is evidence of previous movement in theproperty but within the limitations of my inspection I found no evidence tosuggest that the movement appears serious and there are no obvious signs ofrecent movement having occurred.

Notes

Dampness, rot and infestation

Repair category 1

Recent damp remedial repair works have taken place within some ground floorrooms with replastering works also implemented.

Repairs have also taken place to eradicate dampness at the right gable wall. Itcan be ensured that decorative finishes dry out properly in due course.

General levels of condensation were noted within the rear outshoot of theproperty which should be addressed accordingly.

Notes

Chimney stacks

Repair category 1

The chimneyhead at the right gable wall has recently been removed.Notes

Roofing including roof space

Repair category 2

Insulation provision can be upgraded to meet with modern standards.

Roof repair works have recently been undertaken .

Notes

Single Survey

Category 3 Category 2 Category 1

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Rainwater fittings

Repair category 1

Rainwater goods are in the process of being repaired/replaced.Notes

Main walls

Repair category 1

Where external ground levels are high these can be lowered to a suitable levelbeneath internal floor levels.

There are some areas of erosion and loose pointing to outer walls .

Notes

Windows, external doors and joinery

Repair category 2

There is rot to the rear door which will require to be cut out and repaired.Notes

External decorations

Repair category -

Not applicable.Notes

Conservatories/porches

Repair category -


Communal areas

Repair category -


Garages and permanent outbuildings

Repair category 1

No reportable defects.Notes

Single Survey

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Outside areas and boundaries

Repair category 1

Proper cultivation required to garden grounds.Notes

Ceilings

Repair category 2

Artex removal should be carried out using approved methodsNotes

Internal walls

Repair category 2

Damaged plaster boarding will require to be repaired.Notes

Floors including sub-floors

Repair category 1

No reportable defects identified.Notes

Internal joinery and kitchen fittings

Repair category 2

No assurances can be given that internal doors fitted with glazing panels haveappropriate safety glass fitted. Missing finishes require to be replaced. Ill-fittingunits within kitchen and broken oven door will require to be repaired. Thestaircase does not conform with current Building Regulations and steps can betaken to address this .

Notes

Chimney breasts and fireplaces

Repair category 1

No assurances can be given that the flue is appropriate for the multi-fuel stovethat is fitted within it and this may require to be inspected and examined by aheating engineer.

Notes

Internal decorations

Repair category 1

An incoming occupier may wish to redecorate to their own requirements.Notes

Single Survey

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Cellars

Repair category -


Electricity

Repair category 2

Aspects of the wiring system, particularly the fuse box are dated.

There are aspects of the electrical installation which may not satisfy current dayneeds. It is preferable to have electrical circuits upgraded by an NICEICregistered Electrician.

It is recommended that all electrical installation be checked every five years tokeep up to date with frequent changes in Safety Regulations. Further advice willbe available from a qualified NICEIC registered Contractor.

Notes

Gas

Repair category 1

No reportable defectsNotes

Water, plumbing and bathroom fittings

Repair category 1

No reportable defects identified.Notes

Heating and hot water

Repair category 1

No reportable defects. A heating engineer should service the heating system onan annual basis.

Notes

Drainage

Repair category 1

No reportable defects.Notes

Single Survey

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

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

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

Page 11 of 13


Single Survey

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

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Category 3

Category 2

Category 1

Structural movement 1

Dampness, rot and infestation 1

Chimney stacks 1

Roofing including roof space 2

Rainwater fittings 1

Main walls 1

Windows, external doors and joinery 2

External decorations -

Conservatories/porches -

Communal areas -

Garages and permanent outbuildings 1

Outside areas and boundaries 1

Ceilings 2

Internal walls 2

Floors including sub-floors 1

Internal joinery and kitchen fittings 2

Chimney breasts and fireplaces 1

Internal decorations 1

Cellars -

Electricity 2

Gas 1

Water, plumbing and bathroom fittings 1

Heating and hot water 1

Drainage 1

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

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

3. Accessibility information

Page 12 of 13


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

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

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

4. Are all door openings greater than 750mm?

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

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

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

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

Single Survey

X

X

X

X

X

X

X

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

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

4. Valuation and conveyancer issues

Page 13 of 13


During our inspection we noted that alterations/extensions have taken place within the property and in thisregard, we are required to assume that all necessary Local Authority consents have been sought and grantedand that a completion certificate has been issued or that such consents will be readily available at nominal cost.The position should be clarified prior to purchase.

Injected damp proof course has been inserted into the property and all guarantees should be kept with the Titles.

The extent of the garden ground and boundary liabilities will require to be confirmed by the CompletingConveyancer.

Estimated reinstatement for insurance - £350,000 (Three Hundred and Fifty Thousand Pounds).

Market Value - £145,000 (One Hundred and Forty Five Thousand Pounds).

This is a replacement single survey where the original inspection took place on 26th March 2014.

Market conditions have been slow in recent years but there have been some recent indications of improvingconsumer confidence.

Signed

Report author

Company name

Address

Date of report

Single Survey

Matters for a solicitor or licensed conveyancer

Estimated reinstatement cost for insurance purposes

Valuation and market comments

Security Print Code [477886 = 8133 ]Electronically signed

John Mchugh

DM Hall

45 Bank Street, Irvine, KA12 0LL

7th July 2015

Permanent outbuildings:

Timber and felt hut.

© Quest End Computer Services Limited 2008All rights reserved

Page 1 of 4


Property Address

Address 28 KILMARNOCK ROAD, CROSSHOUSE, KILMARNOCK, KA2 0HASeller's Name Debbie WalshDate of Inspection 18th June 2015

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 block

No. of units in blockApproximate Year of Construction 1880

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 use

Other (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

1 Living room(s) 4 Bedroom(s) 1 Kitchen(s)

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

120 m² (Internal) m² (External)

X Yes No

X Single garage Double garage 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.

Gas fired boiler to radiators.


Page 2 of 4


Construction

Walls

Roof

Special Risks

Has the property suffered structural movement?

If Yes, is this recent or progressive?

Is there evidence, history, or reason to anticipate subsidence, heave, landslip or flood in theimmediate vicinity?

If Yes to any of the above, provide details in General Remarks.

Service Connections

Drainage Water

Electricity Gas

Central Heating

Site

Location

Planning Issues

Has the property been extended / converted / altered?

If Yes provide details in General Remarks.

Roads


Rights of way 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 X Adopted Unadopted

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

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

X Yes No

Yes X No

Yes X No

X Mains Private None X Mains Private None

X Mains Private None X Mains Private None

X Yes Partial None

Yes X No

The property comprises a detached cottage and attic situated on the pavement line of the main thoroughfarethrough the town in an area where surrounding properties vary in character and design.

Generally the property was found to be in reasonable order consistent with age . A number of maintenancerepairs are required but these can be dealt with in the course of normal routine maintenance.

There is evidence of previous movement in the property but within the limitations of my inspection I found noevidence to suggest that the movement appears serious and there are no obvious signs of recent movementhaving occurred.

Alterations/extensions have taken place within the property and in this regard, we are required to assume that allnecessary Local Authority consents have been sought and granted and that a completion certificate has beenissued or that such consents will be readily available at nominal cost. The position should be clarified prior topurchase.

Injected damp proof course has been inserted into the property and all guarantees should be kept with the Titles.

The extent of the garden ground and boundary liabilities will require to be confirmed by the CompletingConveyancer.

None.


Page 3 of 4


General Remarks

Essential Repairs

Estimated cost of essential repairs £ 0 Retention recommended? Amount £ 0


Yes X No

The property forms suitable security for mortgage purposes.

(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 £ 145,000

Market value on completion of essential repairs £Insurance reinstatement value £ 350,000

Is a reinspection necessary?

Buy To Let Cases

What is the reasonable range of monthly rental income for the property assuming a letting on a 6 £ 550 - 600

Is the property in an area where there is a steady demand for rented accommodation of this type?

Declaration

Signed Security Print Code [477886 = 8133 ]Electronically signed by:-

Surveyor's name John Mchugh

Professional qualifications MRICS

Company name DM Hall

Address 45 Bank Street, Irvine, KA12 0LL

Telephone 01294 311 070

Fax 01294 311070

Report date 7th July 2015


Yes X No

X Yes No

Property Questionnaire

DM Hall Offices

dmhall.co.uk

Aberdeen01224 594172

Ayr01292 286974

Cumbernauld01236 618900

Cupar01334 844826

Dumfries01387 254318

Dundee01382 873100

Dunfermline01383 621262

Edinburgh0131 477 6000

Elgin01343 548501

Falkirk01324 628321

Galashiels01896 752009

Glasgow (North)

0141 332 8615

Glasgow (South)

0141 636 4141

Hamilton01698 284939

Inverness01463 241077

Inverurie01467 624393

Irvine01294 311070

Kirkcaldy01592 598200

Livingston01506 490404

Musselburgh0131 665 6782

Oban01631 564225

Paisley0141 887 7700

Perth01738 562100

Peterhead01779 470220

Stirling01786 475785