BUILDING SURVEY REPORT

IN RESPECT OF PREMISES KNOWN AS

PREPARED ON BEHALF OF

Prepared by

John Peacock, BSc(Hons) MRICS, MAE

Of

MILLER METCALFE 11 Institute Street

Bolton BL1 1PZ

Date of Report

REPORT REFERENCE

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REPORT CONTENTS

1. INTRODUCTION……………………………………………………..

1.01 Scope of Instructions

1.02 Property Address

1.03 Clients Name and Address

1.04 Date of Survey

1.05 Weather

1.06 Limitations of Inspection

1.07 Information Relied upon in this Report

2. DESCRIPTION OF THE PROPERTY……………………………..

2.01 Type and Age

2.02 Accommodation

2.03 Tenure and Occupation

2.04 Orientation and Exposure

3. LOCATION…………………………………………………………..

3.01 Location

3.02 The Site and Surrounding Area

4. SURVEYOR’S OVERALL ASSESSMENT………………………

4.01 Surveyor’s Overall Opinion

4.02 Summary of Repairs

4.03 Further Investigations

5. CONSTRUCTION AND CONDITION…………………………….

5.01 The Constructional Principles

5.02 Main Roofs

5.03 Roof Spaces

5.04 Chimneys/ Chimney Breasts

5.05 Rainwater Fittings

5.06 External Decorations

5.07 Damp Proof Course and Floor Ventilation

5.08 External Joinery and Decoration

5.09 Ceilings

5.10 Internal Walls and Partitions

5.11 Floors

5.12 Internal Joinery

5.13 Internal Decorations

5.14 Basements and Cellars

5.15 Dampness and Timber Defects

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6. SERVICES…………………………………………………………….

6.01 Electrics

6.02 Gas

6.03 Water Supply and Plumbing

6.04 Space Heating and Hot Water

6.05 Drainage

7. OUTBUILDINGS, GROUNDS AND BOUNDARIES……………….

7.01 Gardens and Grounds

7.02 Garages

7.03 Conservatories

7.04 Other Buildings

7.05 Shared Areas

8. ENVIRONMENTAL AND OTHER ISSUES………………………….. 8.01 Thermal Insulation and Energy Efficiency

8.02 Noise and Disturbance

8.03 Means of Escape/Security

8.04 Other Health and Safety Concerns

8.05 Hazardous Materials

9. MATTERS FOR LEGAL ADVISERS’ ATTENTION………………….

9.01 Statutory

9.02 Rights of Way, Easements and Shared Services

9.03 Guarantees/Warranties

10. VALUATION 10.01 Valuation

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1. INTRODUCTION 1.01 Scope of Instructions This building survey report has been prepared in accordance with the signed Terms and Conditions of Engagement. It is pointed out that this is a general building survey report on the property and not a Schedule of Condition which would list every minor defect. It is a report intended to give a general opinion as to the condition of the property, and to enable you to plan for future maintenance. Most clients find it useful to read the Conclusions and Summary in Section 4 of the report first, to gain a general ‘overview’ of the most significant matters. It is, however, essential that the whole report is read and considered in detail. Prior to a legal commitment to purchase, you should conclude all of the further investigations we have recommended and have these and all the repairs priced so that you are fully aware of the financial commitment you will be entering into when purchasing the property. This report has been prepared solely for the benefit of the named client. No liability is accepted to any third party. No formal enquiries have been made of the Statutory Authorities, or investigations made to verify information as to the tenure and existence of rights or easements. Where work has been carried out to the property in the past, the surveyor cannot warrant that this has been done in accordance with manufacturers’ recommendations, British/European Standards and Codes of Practice, Agreement Certificates, and statutory regulations. This report is for the private and confidential use of ????? for whom the report is undertaken and should not be reproduced in whole or part or relied upon by third parties for any use without the express written authority of Miller Metcalfe. 1.02 Property Address 1.03 Clients Name and Address 1.04 Date of Survey 1.05 Weather The weather at the time of inspection was dry and overcast.

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1.06 Limits of Inspection Comment cannot be given on areas that are covered, concealed or not otherwise readily visible. There may be detectable signs of concealed defects, in which case recommendations are made in the report. In the absence of any such evidence it must be assumed in producing this report that such areas are free from defect. If greater assurance is required on these matters, it will be necessary to carry out exposure works. Unless these are carried out prior to a legal commitment to purchase, there is a risk that additional defects and consequent repair costs will be discovered at a later date. The weather was dry at the time of inspection; therefore it is not possible to state that gutter joints, roof junctions and flashings, etc are totally watertight. The property was unoccupied, although provided with floor coverings to the majority of rooms at the time of inspection. Each room has been inspected in detail. Damp meter readings have been taken where possible without moving heavy furniture. Fitted carpets have not been raised other than where reasonably practicable at the edges. The inspection of the services was limited to those areas which are visible. No comment can be made as to the condition of any services which are not visible. It should be appreciated that some service pipes and cables are covered and any access panels cannot be opened without disturbing decorations, therefore a full inspection was not possible. Some pipes and cables are provided below flooring, making inspection impracticable. In such circumstances the identification of leakages, if any, may not be possible. Services have not been tested but where appropriate specific advice has been made as to the advisability of having the services inspected by a specialist contractor. It should be appreciated that parts of the property are over 100 years old. Accordingly, such parts of the structure and fabric should not be expected to be ‘as new’ and due regard has to be given to natural deterioration due to the elements and usage. The report has been prepared having due regard to the age and type of the building. This report reflects the condition of the various parts of the property at the time of our inspection. It is possible that defects could arise between the date of the survey and the date upon which you take occupation. This report reflects the condition of the various parts of the property at the time of our inspection It must be accepted that this report can only comment on what is visible and reasonably accessible to the surveyor at the time of inspection. It should be appreciated that infestations or defects may be present or may arise if those already discovered remain untreated in a proper manner. For the purposes of this report, only significant defects and deficiencies readily apparent from a visual inspection are reported. Services can only be fully assessed by testing. Building standards are continually being upgraded and older properties become increasingly out of date due to the passage of time, leading to a requirement for improved efficiency. As a consequence there is the potential for higher running costs, compared to newly built properties. We have not exposed the foundations of the property. Without exposing all the foundations to the property, you must accept the risk of unseen defects. However unless noted within this

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report, we have not noted any above ground defects, which relate to defective foundations or signs of defective foundations. We have not carried out any geological survey or site investigation and cannot confirm the nature or characteristics of the soil with regard to fill or possible contamination. Normal legal searches should confirm the past use of the site and if instructed, we will advise further. The shape of the building and site constraints restricted the inspection of the external elevations to the side and rear of the garage. The flat roof to the rear extension only permitted a limited view due to the reach of the Surveyor’s ladder. The flat roof voids to the single-storey addition were inaccessible. No beams, lintels or other supporting components were exposed to allow examination. Consequently, we are unable to comment fully upon the condition of these concealed areas and therefore you must accept the risk of unseen defects should you wish to proceed without further investigation. 1.07 Information Relied upon in this Report The property was vacant at the time of inspection, consequently no information was able to be obtained from the current owners. We are unaware of the tenure of the property and appropriate legal enquiries are recommended. No information was available with respect to the boundary responsibilities and no access was available to the passageway situated to the rear of the garage, due to the access gate on the rear boundary being nailed shut. It is understood from the Environment Agency website that the property lies just outside the area prone to flooding. Further legal enquiries are advised.

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2. DESCRIPTION OF THE PROPERTY 2.01 Type and Age The property is a semi-detached house which has been subject to various extensions and alterations. The original property is in excess of 100 years old. 2.02 Accommodation The accommodation consists of:-

Cellar: Small cellar areas positioned beneath the hall and beneath the w.c. room

within the rear extension.

Ground floor: Entrance hall, lounge, dining room, kitchen, utility area, shower/w.c. room,

rear hall, four additional living rooms, with additional rooms utilised as a

kitchenette, shower room, bedroom and w.c. room.

First floor: Landing, four bedrooms, three en-suite shower/w.c. rooms. Separate

bathroom/wc. Additional bedroom within the roof space area of the single-

storey projection, accessed off the main bedroom adjoining the

bathroom/w.c.

Attic: One room.

External: Detached double garage (not currently utilised as a garage due to the step

in front of the structure), store.

The property is situated on a small plot. The property is pavement fronted, with relatively

small yard areas to the rear and side.

2.03 Tenure and Occupation The property was vacant at the date of inspection. 2.04 Orientation and Exposure The front of the property faces approximately north. All directions and room locations in this report are given assuming that the reader is facing the front of the property from High Street.

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3. LOCATION 3.01 Location The property is situated on the edge of Hatfield, on a busy main road. The area is provided with full amenities. 3.02 The Site and Surrounding Area The property is located on a relatively level site, it being pavement fronted to High Street. The road is busy and noisy.

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4. SURVEYOR’S OVERALL ASSESSMENT 4.01 Surveyors Overall Opinion It is important that the report should be considered in its entirety before proceeding. If there are any points in the report which require clarification or on which you require further advice, please do not hesitate to contact the writer. Whilst we do not attempt here to reiterate all of the points contained in the main body of the report, the following synopsis of the more significant matters may be of some assistance: The property requires significant expenditure and repairs. The extent of repair expenditure and rectification of sub standard works was unable to be conclusively determined due to the limitations of inspection. Because of the extent of defects within the property and requirement for destructive investigations we do not recommend the property as being suitable for purchase. The property was constructed in excess of 100 years ago, with various additions and alterations having been undertaken over the relatively recent history of the structure. The building does not comply with current regulations in numerous respects. The repairs referred to within the body of the report are those which are typically found in properties of this age and design. This does not mean that they can be ignored, since more serious problems could otherwise develop. The legal enquiries in the “matters for legal adviser’s attention” Section later in the report should be noted in full and all enquiries should be completed prior to a legal commitment to purchase. 4.02 Summary of Repairs It is recommended that quotations for all repairs contained within this report are obtained prior to legal commitment to purchase.

1. Obtain a roofing contractor’s report for overhauling all roof surfaces. The extent of works required to the roofs are such that stripping, underfelting and re-slating is necessary.

2. Obtain a roofing contractor’s report for renewing the flat roof to the rear extension. Significant damp ingress recorded to the ceilings. The requirement for destructive investigations to confirm the extent of dampness and timber deterioration will be necessary, to the extent that renewal of the entire roof structure and ceilings may be required.

3. Support to the chimney stack to the rear hall appears inadequate and significant dampness occurring from the chimney stack is affecting the rear hall ceiling. Removal of the stack or further investigations to ensure satisfactory support and thereafter rectification of damp ingress should be undertaken.

4. Obtain contractors’ quotations for lowering ground levels to all parts of the property to prevent penetrating and rising dampness.

5. Obtain damp proof course/timber report to comment further on the evidence of rising dampness. All contractors’ recommendations should be implemented.

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6. Several double glazed units failed. Contractors to provide quotations for replacement of all failed double glazed units, ensuring that glazing situated at low level by current regulation standards is provided with suitably toughened glass.

7. The right side boundary wall leans noticeably and warrants reconstruction. Responsibilities for this wall should be confirmed with legal advisers.

4.03 Further Investigations Where further investigations have been recommended in this report, it is very important that you pursue these matters before proceeding with the purchase, since they may reveal the need for substantial expenditure. If you are aware of these costs prior to legal commitment to purchase, then you will have the opportunity to renegotiate the purchase price. The following further investigations are recommended prior to legal commitment to purchase.

1. As part of roofing contractors’ reports, the adequacy of the strength of roof timbers is of concern, with some cracking and deflection to individual timbers being recorded. Despite attempts to strengthen the roof contractors should provide quotations for ensuring additional strengthening, with all work to be implemented.

2. The rear extension is of basic quality construction being provided with single brick elevations and dry lining internally. This structure is not considered to be habitable by current regulation standards. The rear single-storey extension requires either removal or reconstruction to comply with current regulation standards. If this part of the building is to be utilised for outbuilding/storage purposes the significant penetrating dampness from the external walls and the roof require rectification, together with removal of all timbers/fittings to minimise against the potential for timber decay.

3. Contractors should investigate further the extent of penetrating dampness. All external elevations are dry lined, disguising the condition of original wall surfaces behind. Despite the attempts to disguise penetrating dampness to the original walls, dampness has occurred to several wall surfaces, particularly within the kitchen. Because of the potential expenditure and concern with regard to timber deterioration to those items in contact with damp surfaces, significant destructive investigations are required to confirm the extent of the problem.

4. The lounge extension roof is distorted, with irregularity noted and unevenness/misalignment to individual tiles. The limited roof void inspection questioned the structural strength and workmanship of the roof covering. Further contractors’ investigations required and all recommendations to ensure that the roof structure is compliant with current regulation specifications should be implemented.

5. Significant condensation present within the cellar beneath the w.c. room. Spores and strands to timbers of the w.c. floor suggested that dry rot has occurred. Further investigations required to identify the extent of any dry rot, with all recommendations to be implemented.

6. Legal enquiries required to ascertain whether the attic conversion to the main structure, and above the single-storey utility area, have received appropriate regulation consents. These spaces are not considered to be habitable due to the headroom and we were unable to confirm the adequacy of floor strength to conform to current regulation specifications.

7. The entire electrical installation should be inspected by an NIC EIC registered electrician and all recommendations implemented.

8. A test of the entire heating system by a Gas Safe registered heating engineer should be undertaken. All recommendations should be implemented.

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Because of the extent of inherent defects recorded to the property and indication of sub-standard works we are unable to recommend the property as being suitable for purchase. Until satisfactory destructive investigations and quotations have been obtained for all items, as referred to above we are unwilling to provide any valuation opinion at the present time. You are made aware in the report of certain risk areas relevant to the property which have not been fully investigated at this stage. You proceed to purchase in full knowledge of these risks and are made aware that in circumstances where essential repairs or works by specialists are not carried out further deterioration and damage may occur with subsequent increased risk and costs.

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5 CONSTRUCTION AND CONDITION 5.01 The Constructional Principles A pitched roof is usually a simple inclined beam structure, on a timber frame. The structure supports loads imposed on the roof from the weight of the materials and external elements such as wind and snow. These loads are transferred to the support point on the load bearing walls. Walls are typically conventional load bearing masonry which transfer loads to the foundations. With cavity wall construction most of the load is carried by the internal leaf of the brickwork or blockwork. The external leaf provides stability to the load bearing inner leaf by increasing its overall thickness and also provides weather-proofing. Solid walls rely on the thickness of the material to prevent weather penetration. The principal is that weather hitting the wall will be soaked up by the masonry. Provided that the wall is not too exposed and that there is sufficient heat and air movement, the water will evaporate away before it penetrates completely through to the wall. If the walls are particularly exposed or inadequately maintained penetrating dampness may occur. Thin walls are more vulnerable to penetrating dampness. Where there are openings in the walls, either brick arches or beams/lintels transfer the weight from above and around the openings to the support point. The thrust created at the support point is resisted by the weight of the masonry on each side of the opening. Dependent upon the orientation of the elevations, different parts of the building can be more prone to external factors. For example warm and wet winds typically come from the west and south-west, which are likely to create the potential for weathering and penetrating dampness and rot. North and north-eastern elevations tend to be more cold and relatively dry, although can be more prone to the weathering effect from frost damage or condensation. Moss build-up on roofs, which can wash off into gutters is also likely to be more pronounced on north and north-eastern elevations. South and south-westerly elevations are generally more exposed to high temperatures during the day and weathering, such as expansion or cracking in masonry, or paint finishes is a possibility. 5.02 Main Roofs The main roof is provided with a slate covering, including the single-storey projection at the rear. Two dormer roofs are provided to the rear roof pitch. Several slates were missing and dislodged, requiring further roofing contractor’s investigations. Pitched timber frame tiled covered roofs provided to the rear utility and lounge additions. Significant distortions and irregularity noted to the lounge roof and from the extent of the roof void able to be viewed we question the workmanship to this roof and whether it is compliant with regulation standards and warrants further investigation by contractors. Flat roof provided to the rear extension/annexe. Significant dampness present to the ceiling areas and complete renewal of this roof covering required, if this part of the structure is to be retained.

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It is now standard practice to insulate lofts in order to conserve energy and reduce heating costs. With the increase in insulation it has become necessary to reduce the risks of condensation problems by ventilating roof spaces. Improved eaves ventilation can be achieved in a variety of ways, improving the provision of ventilation grilles and air bricks in gable walls, as well as roof ventilators in the roof slopes. A reputable roofing contractor will be able to undertake this work and it is recommended that quotations be obtained prior to legal commitment to purchase. Slate covering is showing signs of ageing and deterioration, as a number of metal clips are visible where slates have been re-fixed following slippage. This indicates that nails are rusting away and there is the potential for further slippages. It is recommended that you should seek the advice of a reputable roofing contractor to ascertain the extent of works required to prevent the potential for ongoing slippages and whether stripping and re-slating of the roof should be undertaken. The roof covering is nearing the end of its effective life and re-covering will be needed in the near future. It is recommended that you obtain estimates from reputable roofing contractors so that you are fully aware of the cost implications of this work, prior to legal commitment to purchase. The mortar bedding and pointing to the ridge tiles is deteriorating. Some areas are worse than others. In order to reduce the possibility of wind uplift it is recommended that the ridge tiles are lifted, cleaned off and then rebedded on new mortar. Roofing contractors’ quotations should be obtained for this work. The flat roof is leaking to the rear extension and requires immediate re-roofing. A quotation should be obtained from a reputable roofing contractor for this work prior to legal commitment to purchase. The valley gutter located between the single-storey lounge projection and the rear utility projection could not be fully viewed although appears to be prone to dampness and no evident water overflow observed. This valley gutter could not be seen and therefore comments could not be made on its condition. Valley gutters are prone to leakage problems and a full inspection is recommended prior to legal commitment to purchase. Even valley gutters that are in sound condition can become blocked by leaves, snow or ice, causing water levels to rise above the edges of the joints and so seep into the fabric of the building. It should be noted that maintenance and repair costs, when needed, tend to be expensive. 5.03 Roof spaces The central part of the property has an attic room incorporated into the roof space. There was a roof space hatch situated to the right side bedroom adjacent to the bathroom and a further hatch situated to the bedroom located to the extreme left side of the building. No comment can be made on concealed roof timbers. It is possible that these may have suffered deterioration. Concealed timbers include the bottom ends of rafters, wall plates and purlin ends. No underfelting was provided to the roof space areas and daylight was evident indicating a requirement for re-covering of the roof. Mortar has been applied to the underside of this roof,

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known as torching, which was traditionally the method of providing secondary protection against driving wind and rain. Traditional timbers provided. The roof structure is of purlin and rafter construction, with additional strengthening having been provided, incorporating horizontal collaring between the rear and front roof pitches. Woodworm attack recorded to the traditional timbers, which appears to be potentially dormant, although from the limitations of the inspection it was not possible to conclusively determine this point. Further timber contractors’ reports should be obtained and any recommendations for preservative treatment should be undertaken. The timbers were cracked in part, particularly to the right side roof space hatch void and repairs to these timbers are required. The mortar joints in the chimney breasts are deteriorating, which may allow the escape of smoke and flue gases into the roof space. It is recommended that the chimney breast be repointed. Where required the perished areas of brickwork should also be cut out and replaced with sound bricks to maintain stability. A damaged ceiling to the dining room at ground floor level permitted a view to the roof void of the single pitch tile roof to the lounge addition. Purlins have been provided, although sections of cut planks were also noted and from the limited extent of our inspection to the roof void we were unable to conclusively determine the adequacy of the structural frame supporting this roof. Concern was evident externally with misalignment to the roof areas and distortions/loose tiling around skylights, questioning the standard of workmanship. Further roofing contractor’s advice should be sought. All recommendations for strengthening the roof and to ensure that the roof is compliant with current regulation standards should be implemented. Legal enquiries should be made to confirm that this roof covering did receive appropriate Local Authority consents at the time of construction. 5.04 Chimneys/chimney breasts The property is provided with four chimney stacks to the main structure and three chimney stacks to the rear single-storey addition. Pots are provided to the top of the majority of stacks, rather than cowls, which potentially allow rain ingress. No indication of adequate support to the rear hall chimney stack and significant damp ingress recorded to the rear hall ceiling. The flashings around the chimney stacks consist of lead and cement fillets. The fireplaces and chimney breasts appear sound. However, it was not possible to inspect the flues in detail. Within the limits of this report to assess the internal condition of flues or flue liners we can give no assurances as to the practicalities of using the fireplaces. It is recommended that all flues be checked prior to use. A competent chimney sweep will be able to sweep out the flues and carry out a smoke test, to ensure that they are functioning satisfactorily. The chimney flues, where redundant, they should be ventilated in order to prevent condensation occurring within the dis-used flues. A Gas Safe registered engineer should be employed to check the flues are clean and function satisfactorily before use. Because of the provision of the gas appliance it was not possible to inspect the flues during our inspection.

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Old chimney flues are prone to gradual deterioration and it is possible for smoke and fumes to escape through gaps in the mortar, at floor level or in roof spaces where the surfaces are unplastered. It has been known for smoke to permeate between adjoining buildings. No tests have been made but if this problem occurs, it will need to be rectified. There are modern specialist techniques for restoring old flues by lining with concrete, which can be done without disturbing the structure. Such work, however, is expensive. Because it was not possible to confirm the condition of flues there was also indication of missing and perished bricks to chimney stacks within the roof space areas and we cannot discount the potential for fuel entry into the roof voids. Testing of all chimney breasts and appliances to the flues should be undertaken, confirming adequate support to the residual chimney breasts/stacks where applicable. 5.05 Rainwater Fittings Plastic rainwater fittings are provided to both the front and rear elevations. Downpipes on the front elevation discharge onto the front street. Debris recorded to guttering, particularly the front elevation, which should be removed, to allow adequate discharge of rainwater to downpipes. Periodic inspection and adequate maintenance are necessary to minimise against the potential for rainwater fittings becoming defective and create the potential for dampness. This can lead to deterioration in the building fabric and the potential for development of rotten timbers. It was not raining at the time of inspection. Therefore the water-tightness of the joints of the rainwater goods could not be checked. The gutters and down-pipes should be observed during rain and any leaking joints re-sealed or replaced as necessary. Plastic gutters are relatively maintenance free but do require regular cleaning out and periodic re-sealing of their joints. Down-pipes need to be checked regularly to ensure that the joints have not come apart. 5.06 External Walls Elevations to the original structure are solid brick construction provided with a rendered finish. All internal walls were dry lined with plasterboard, which prevented the inspection of the inner faces of the original walls to identify the extent of any penetrating dampness. This said, penetrating dampness was recorded to parts of the interior, questioning the condition of the original walls behind the dry lining. Distortions were recorded to the original structure, which were not considered to be of structural significance. Tie bars have been provided to the original structure, which was a measure incorporated in anticipation of potential mining subsidence. No distortions recorded to the tie bars to warrant investigation. The single-storey lounge and rear annexe projection are single brick construction provided with dry lining. These structures are effectively outbuildings which are utilised for living purposes and do not comply with current regulation standards. These parts of the property are not of a standard to be regarded as being fit for living purposes. They either require removing, treating as basic storage/outbuilding space or require reconstruction to comply with

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regulation standards. We would not anticipate that these additions would have received Local Authority Building Regulation consents and legal enquiries should have been made on this matter. The foundations have not been exposed. Whilst there is a risk of unseen defects, there are no above ground signs of defective foundations. In a property of this age it is probable that the foundations are shallow by modern standards. Shallow foundations are at an increased risk from sub soil movement. Roots from trees and shrubs can also have a contributory effect to the condition of the foundations. The risk of movement can be reduced by both maintaining the drainage in good condition and controlling the growth of trees, shrubs and hedges. There was a tree located on the yard area adjacent to the front elevation. There are also mature trees located on neighbouring property beyond the right-side garden boundary. No problems were identified to the property as a consequence of the location of these trees, although periodic pruning will be necessary to assist in reducing root growth towards foundations. An inspection of the external surfaces of the main walls was made from ground level, with the aid of binoculars, a spirit level and a standard Surveyor’s ladder. The inspection was also facilitated from readily accessible windows. There is evidence of past slight cracking to external walls to the rendered surfaces, which is not considered to be of significance. Tie bars have been provided, which acted as a restraint against historical movement. This is due to natural settlement of the structure, and no further structural investigation is considered necessary to this area. The external mortar fillings around window and door frames are deteriorating. This can allow water to penetrate, with a risk of dampness and decay to timbers and internal plaster. Raking out and replacement with a flexible mastic is recommended. The mastic should be a type suitable for this specific purpose, and normally should not be applied along the top edge of any frame as this can increase the risk of water retention. If there is any doubt, further contractor’s advice would be prudent. Rendering is provided to all external elevations. Rendering may obscure defects such as movement cracks or defective brickwork. The existence of such defects can only be established by hacking back the render, which is beyond the scope of this survey and therefore, the risk of defects existing must be accepted. The rendering has been carried down to ground level to all elevations. This is not good practice as it can conduct moisture up from the ground, so by-passing the damp-proof course. Contractors should provide quotations for cutting back the render to at least 150mm above ground level and a suitable trim profile formed. Ideally, this should be a stainless steel trim designed for this purpose, to provide a neat appearance. Any defective brickwork revealed by this work should be replaced as necessary. The base of the brickwork to the property has been covered over with rendering. This may have been done as a cheap alternative to replacing bricks that have suffered frost damage.

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Consideration should be given to its removal. It should be noted that this may reveal defective brickwork which will need to be repaired or replaced. All rendered surfaces are provided with a paint finish which was poorly presented and flaking in parts. Rendering is missing and loose to the rear parts of the property, again questioning the condition of workmanship and the potential for dampness behind rendering which is causing the render to fall loose. Repairs are required to rendering after damp investigations have been undertaken, thereafter redecoration should be under address. 5.07 Damp Proof Course and Floor Ventilation No evidence of a remedial damp proof course to the property. Ground levels to all elevations were above internal floor level, creating the circumstances for rising dampness to occur. High damp meter readings were recorded to all elevations, indicating failure of the damp proof course. Ground floors are of solid construction and consequently there is no sub floor ventilation. Walls require a damp-proof course to prevent moisture travelling up through the structure, which can lead to internal dampness, perished plaster, spoilt decorations and rot in skirting boards and other timbers. The recommended minimum height for a damp-proof course is 150mm above external ground level. The reason for this gap is to prevent soil, debris, etc. building up and bridging the damp-proof course, and to minimise the risk of dampness caused by rain splashing. The damp-proof course is not at a sufficient height above the adjoining ground. The ground level should be lowered where necessary to achieve the minimum height recommended. Further contractor’s advice should be sought. Regard should also be given to surface water and how this will adequately discharge away from the property, if the external ground level is lowered. There is no requirement for sub-floor ventilation as the ground floor is of solid construction. 5.08 External Joinery and Decoration Plastic frame double glazed windows and doors provided. Evidence of failure of some double glazed units, as noted by misting to sealed units. There is a timber surround to the front door, maintenance being fair. Internally, several doors were provided with leaded glazing constructed in the traditional manner of glass panes being held in place by lead strips. Over a period of time the seals can deteriorate, causing unsightly condensation/misting between the panes. When this happens there is no remedy other than to replace the defective double glazed panes. Several windows are provided at low level.

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Window panes of less than 800mm above internal floor level, or glazed doors less than 1.5 metres above internal floor level require the provision of safety glass, to avoid injury and to comply with modern glazing codes of practice. We were unable to confirm the provision of safety glazing and further contractors’ reports should be obtained, with recommendations to provide safety glazing, if appropriate, to be implemented. The external decorations are showing signs of break-down. New decoration in reasonable course is recommended, including thorough preparation by removal of all loose and flaking decorative finishes. Filling of all cracks and making good damage prior to priming of bare surfaces and re-application of appropriate decorative coatings should be undertaken initially. 5.09 Ceilings Ceilings to the first floor property were low, including some doorheads, particularly to the landing area and care will be needed to avoid injury. Several ceilings were noted to be damaged, for example the dining room, the kitchen and the rear annexe rooms, particularly the rear most lounge, due to damp penetration. The ceilings have been inspected from within the rooms and no opening up has been undertaken. The nature of the ceiling materials cannot be ascertained fully without damage being caused. Ceilings appear to be of plasterboard construction. Cracks along the lines of plasterboard joints are not unusual. These cracks are not structurally significant and can be filled prior to redecoration. 5.10 Internal Walls and Partitions The internal walls are both solid and partition construction. External facing walls are dry lined and we were unable to confirm the condition of the original walls behind. This said, dampness was present, particularly to the annexe and kitchen areas suggesting the presence of penetrating dampness. We were unable to confirm the extent of dampness to the property due to the presence of dry lining. Some internal walls have been lined with plasterboard. This is often referred to as “dry lining” and is a popular method of finishing off the internal surfaces of walls as it saves on costs and reduces the drying out period when construction took place. Dry lining is where plasterboard sheets are fixed to either timber battens or dabs of plaster and then decorated over. This means that there is a gap between the plasterboard and the walls. Because of the gap, it is difficult to screw directly into the walls, although a range of proprietary fixing products can be found in DIY stores. Dry lining can sometimes hide dampness. It is not possible to ascertain the condition of wall surfaces behind dry lining. If the supporting timbers are not adequately protected and the intervening space ventilated, these can create the circumstances for decay to develop. Cracking was noted in the wall surfaces. These minor cracks are typically found in properties of this age and are not of structural significance. Such cracks can be filled when decorating.

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Distortion can be seen in the shape of some internal door frames, caused by internal settlement and shrinkage of floor timbers. We found no evidence of progressive movement to warrant further investigation. There is the potential to re-set distorted door frames acceptably square, as part of ongoing maintenance. It should be noted that if any work is proposed to be undertaken to the party wall with the neighbouring property a Notice will need to be served on the adjoining owner under the Party Wall Act 1996. Failure to serve such a Notice, when works are of significance that it may affect the party wall on the interior of the neighbouring property, can lead to legal action being taken by the adjoining owner. 5.11 Floors The ground floor is of solid construction, whilst the first floor and attic level are of suspended timber construction. The presence of floor coverings did limit the full extent of our inspection. Fitted coverings and furniture inevitably restrict the detail of inspection. Comments are therefore based on selected areas where the edges of floor coverings could be turned back, with the vendor’s permission, to give an indication of the method of construction used and its condition. The risk must be accepted that concealed defects may exist beneath the floor coverings. Some unevenness was noted to the floor surfaces but this is within reasonable tolerances and does not appear to be of structural significance. Moisture meter readings tests indicated that the solid floor to the annexe area appear not to have a damp –proof membrane. The provision of a damp-proof membrane prevents dampness from the ground beneath rising through to the interior of the property. There is the potential risk from damp penetration. Further contractors’ observations and quotations to confirm the extent of the problem and any associated remedial costs, if applicable, should be obtained. The flooring beneath the sanitary fittings could not be inspected as this would involve damaging investigations which are beyond the scope of a normal survey. If there has been leakage, such as from concealed pipework or through gaps in wall tiles, or around the bath/shower, dampness may have caused serious rot in the floor. We found no evidence of decay but further investigations would be necessary to establish whether any defects exist. If such work is to be undertaken, there will be some resultant damage and as appropriate contractors should be appointed to undertake this work, with the vendor’s permission, so that any replacement of panelling or flooring can be carefully undertaken. 5.12 Internal Joinery Past improvements have been undertaken to internal joinery, maintenance being of a reasonable standard. Traditional leaded pane doors have been installed to the property at ground floor level, several panes of glass have been cracked. No handrail is provided to the steep staircase. The provision of floor coverings, furniture, together with general storage did limit the extent of our inspection.

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The joinery was carefully inspected where readily accessible. No inspection has been made of built-in appliances. If the condition of these is important to your purchase, then they must be fully serviced and tested by an appropriate engineer prior to legal commitment to purchase. It should be remembered that we have not taken out any of the kitchen appliances and cannot verify the adequacy of connections. Leaks can occur at any time between the date of survey and your taking occupation. If leaks are found when you take up occupation, you should not assume that they were visible, accessible or indeed in existence at the time of survey. Any such leaks should be promptly rectified. Removal of appliances can reveal or cause defects in plasterwork and services. This must be accepted when proceeding with your purchase. The first floor windows were less than 800mm above internal floor level and the ground floor leaded glazed doors did not incorporate safety glass. We were unable to confirm the provision of safety glazing. It is recommend that you instruct contractors to confirm if such glazing is provided and all recommendations for replacement with such safety glass should be undertaken to comply with current regulations. Improvement to the mastic seal should be applied along the back edges of the kitchen worktops to prevent water penetration behind the units. The carcassing to these units is made of chipboard which can deteriorate if it becomes wet. It is therefore necessary to protect the chipboard by maintaining the seals and laminating coverings in good condition. The stairs are steep and narrow by modern standards. There is no handrail along the stairs. A handrail should be installed as a safety measure. 5.13 Internal Decorations General damage noted to internal decorations due to damp penetration, as referred to above in the report, for example the kitchen, ground floor dining room, external walls to the rear annexe and single-storey lounge projection and also at first floor level to the en-suite bathrooms where water staining was evident to the sloping ceilings due to damaged slating. Comprehensive repairs and refurbishment is required and making good all damp affected areas, thereafter appropriate decorations should be undertaken. 5.14 Basements and Cellars The property is provided with two cellar areas. There is a cellar area beneath the hall. This area has been plastered out, although all wall surfaces are damp and prone to penetrating damp ingress. As a consequence, the relatively modern plaster has started to fall loose from wall surfaces and further deterioration and failure of the plaster will occur due to the presence of dampness. There is a hatch positioned to the floor of the w.c. room within the annexe. Condensation was present to this area and no access to this space was possible due to the poor condition of the fixed ladder. Modern timbers have been provided to the w.c. floor, although strands and fibres were recorded to these timbers, suggesting the initial stages of dry rot. No purchase of

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the property should be undertaken until a comprehensive damp and timber report has been undertaken and all recommendations implemented. General damp conditions exist within the cellar. Consequently the space only has limited use for storage. The walls in the cellar are damp. Old cellar areas were very rarely protected from damp ingress and the damp from the adjoining ground will persist. Ventilation to the cellar area is considered to be inadequate. This requires improvement, to assist in reducing against the potential for timber deterioration. 5.15 Dampness and Timber Defects Tests were conducted with an electronic moisture meter at appropriate positions throughout the property (except where impermeable surface finishes, furniture, fitted cupboards and stored goods prevented access to take readings). High readings were obtained at low level to all elevations.

• Penetrating dampness recorded to the rear annexes where walls are of inadequate single brick construction.

• To the ceilings to the annexe beneath the flat roof, indicating failure of the roof area.

• To the kitchen ceiling and kitchen walls, indicating penetrating dampness.

• To the rear hall, to the walls and the ceilings.

• To the first floor en-suite bathroom, adjacent to the neighbouring property, where roof

slippages have caused water ingress.

• General damp patches recorded to other first floor areas, where slipped slates have caused water to ingress.

Plaster on walls affected by rising damp can contain salts from the soil which are hydro-scopic and attract moisture from the air. Until such contaminative plaster is removed and replaced with new plaster, the walls will remain damp. It is normally necessary to remove the plaster from the affected walls unto a height of at least 1 metre above the floor and replaster. The damp-proofing contractor’s guarantee may not be fully effective until such replastering has been carried out. Specialist contractor’s advice to ensure that the correct type of plaster is used to replace the defective areas of plaster is recommended. High readings were obtained from the damp meter to the solid floor surface to the annexe/extension areas. Where vinyl floor coverings are provided this can tend to prevent evaporation of such moisture and can lead to a build-up of dampness beneath the surface. Dampness to High Level Chimney Breast High readings were obtained at high level in the chimney breast in the kitchen area and also on adjoining wall/ceiling surfaces. The source of the damp ingress needs further investigation and rectifying. The damp and contaminated plaster will need to be removed and renewed.

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Rising dampness is caused by the natural effect of moisture from the ground rising up through a structure by means of capillary action. This will occur where there is failure or lack of a damp-proof course. Rising dampness will inevitably lead to spoilt decorations, defective plaster, and the potential for rot to timbers, so creating an unhealthy environment in which to live. The adjoining external ground is higher than the internal floor level to the majority of the property. It is not feasible to lower the ground levels around the house, and continuing dampness is inevitable unless proper damp-proofing, such as ‘tanking’, is undertaken. Tanking is the installation of a vertical damp-proofing system. This work needs to be carried out by a specialist and is likely to be disruptive. Further specialist contractors’ observations and quotations should be obtained. Dampness was recorded to both cellar areas. Penetrating dampness was recorded to the original walls of the structure, particularly to the kitchen area. Penetrating dampness was recorded to the single brick wall to the rear lounge and annexe structures, which appear not to be compliant with current regulation standards. Solid external walls can be prone to rain penetration. Leaking gutters and rain can cause the rainwater to soak through masonry. Persistent water penetration can cause damage to plaster and decorations, as well as potential timber decay. The risk can be minimised by maintaining gutters and downpipes in good condition. There is evidence of some condensation within the property, in the form of black spot mildew. General dampness/condensation was recorded to the w.c. cellar area. The control of condensation involves maintaining surface temperatures above due point (the temperature at which water vapour turns into moisture) and the provision of adequate thermal insulation and proper ventilation. The extent of condensation in a dwelling will depend not only on its orientation and construction, but on variable factors such as weather conditions, lifestyle and how the property is heated and ventilated. Improvements are needed to the ventilation arrangements, to assist in minimising condensation. This could be achieved by mechanic extract ventilation, particularly to those areas where excessive humidity is likely to be created, such as bathrooms and kitchens, or for bedrooms. Passive ventilation fitted to window frames can also help to disperse humidity, although additional measures may prove to be necessary. Adequate heating and ventilation will assist in keeping condensation to a minimum. The condition of unexposed timbers was unable to be confirmed and due to the extent of dampness recorded and the period of time that this appears to have been undertaken, to all parts of the property, including the annexe, roof space areas and behind dry lining to external walls, we cannot confirm the condition or soundness of these timbers.

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Dry rot was suspected to the cellar area beneath the w.c. room. Dry rot is a fungus which develops in timber, usually under conditions of dampness and inadequate ventilation. Fungus often grows between materials where light is excluded. This characteristic can conceal an outbreak at the development stage. Clarification can be difficult, disruptive and expensive to achieve. Further specialist advice should be obtained prior to a legal commitment to purchase.

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6. Services As a general note regarding services, we are not specialised in this field. We therefore recommend that you seek specialist advice on all service matters. The items below should be regarded as a helpful comment and suggestions. They are not a full and complete assessment of any problems that may exist. 6.01 Electrics The property is provided with two electrical circuits, with circuit breaker boards provided adjacent to the hall, to the stairs down to the cellar. It is impossible to fully assess the condition of an electrical installation on the basis of a visual inspection only. There are many factors relating to the adequacy of electrical installations which can only be identified by a test which covers matters relating to resistance, impedance and current. The Institute of Electrical Engineers (IEE) recommend that electrical installations should be tested on occupation or every 10 years. There is no indication as to the date of the last electrical testing. Several electric sockets and wiring for lighting was situated adjacent to damp surfaces, for example within the rear annex. The dampness may potentially be affecting the electrical circuitry. Because of the areas of concern, as detailed above, together with no indication of electrical testing having been undertaken we recommend the provision of an electrical inspection prior to legal commitment to purchase, with all recommendations to be implemented. The electrical installation is fitted with a Residual Current Circuit Breaker. This is a modern system designed to protect the users from electric shock. RCCB’s are extremely sensitive and consequently occasional tripping of switches will occur, effectively shutting down the affected circuit. It can often result when a light bulb fails, or it may be the result of a defective appliance. When this happens, the ‘trip-switch’ has to be reset. If this occurs with any frequency, an electrician should be instructed to investigate. 6.02 Gas Mains gas is supplied, the meter position being situated on the front wall to the left side of the property. The meter has been removed, although the gas point is still present. For precautionary purposes it is recommended that the gas installation be inspected by a Gas Safety registered engineer. All recommendations for improvement, to ensure compliance with current Gas Regulation standards should be implemented. 6.03 Water Supply and Plumbing The property is connected to the mains water supply. Sanitary fittings have been maintained to a reasonable standard. Skirting’s adjoining to the base of the shower cubicle showed some softness and cracking to mastic joints, questioning whether the base of the shower cubicles at first floor level are adequately supported and if leakages are occurring. This requires further

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investigation. Contractors should provide further quotations upon re-connection of the mains water and all recommendations should be implemented. We were unable to identify the condition of the internal stop tap. The external stop tap is located on the front pavement. Properties with a mains water supply require both internal and external stopcocks for a proper control of the incoming water supply. It is important to know the position of the stopcocks so that the water can be turned off in an emergency and when carrying out alterations to the plumbing system. They should be periodically checked to ensure that they open and close properly. The internal stop valve was not found during the survey and its position should be verified with the vendor. The sanitary fittings appear serviceable but were not exhaustibly tested. Ongoing maintenance is required around the base of the separate shower cubicle. The seal around the base of the cubicle can be prone to deterioration and create the potential for leakages, unless periodic maintenance is undertaken. The floor beneath the sanitary fittings could not be inspected as this would involve damaging investigations which are beyond the scope of a normal survey. If there has been leakage because of defective pipework, gap in wall tiles at the junction between wall tiles and sanitary fittings, dampness may have caused rot damage in the floor. Further investigations prior legal commitment to purchase is recommended, to establish whether such defects exist. With respect to showers generally, they should be regularly cleaned including the shower heads to prevent the harbouring of bacteria. It is important to ensure that the seals to the sanitary appliances, inparticular baths and showers are maintained in good condition to avoid water penetration to the floors beneath. As a precautionary measure it would be advisable to open up panels to check the condition of floors beneath the fittings. 6.04 Space Heating and Hot Water Domestic hot water is provided from the combination boiler. The combination boiler is located in the rear annexe back room, on the right side external wall. This is a modern appliance and appears to be operating satisfactorily at the time of inspection. For precautionary purposes a heating engineer should examine the hot water and heating boiler and undertake appropriate servicing, with any recommendations to be implemented. There was an open fireplace to the rear lounge annexe which was not tested. The radiators and visible pipework appear in satisfactory condition, with no significant corrosion or leakages noted.

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Testing of the heating system is recommended. Particularly, it should be clarified if the heating system is sufficient for a property of this size and all recommendations for upgrading should be implemented. 6.05 Drainage We assume the property is connected to the mains drainage system. There are three man-hole covers located to the rear of the property. All covers were able to be lifted and no blockages or fractures were identified within the inspection chambers. No evident problems or defects were recorded, with no blockages or fractures evident within the inspection chamber. The absence of any obvious problems within the chambers does not necessarily mean that the concealed parts are free from defects. Without a full inspection by a drainage specialist you must accept the risk of such defects existing. There was no above ground signs of blockage or damage or other significant defect at the time of our inspection.

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7. OUTBUILDINGS, GROUNDS AND BOUNDARIES 7.01 Gardens and Grounds The property is situated on a relatively level site. The garden areas are located to the rear and right side of the property, comprising yard/parking areas. The yard/garden areas were only fairly maintained. The driveway to the side of the property was maintained to a satisfactory standard. No access was possible to the gated area to the rear boundary and to the garage structure behind. Rendered surfaces were maintained to the walls to an adequate standard. These rendered surfaces will require periodic maintenance as the dampness to the brickwork will cause rendering to become loose over a period of time. The right side boundary wall located adjacent to the garage was leaning and despite the provision of a buttress we would recommend that this wall be reconstructed. Legal enquiries should be made to confirm responsibilities for this right side boundary wall. It is understood from the Environmental Agency website that the property is not located in an area close to being prone to flooding. Further legal enquiries are advised on this matter. There is a tree located in the front yard area and several mature trees located on neighbouring property beyond the right side boundary. There is the potential for root spread towards drainage channels and the property, although no associated damage was observed to warrant further investigation. It would be prudent for periodic maintenance to be undertaken to the trees, to ensure that they remain in healthy condition and so assist in minimising against the potential for falling branches. Consideration should also be given to periodic pruning to assist in preventing them from coming too large. 7.02 Garages The property has a detached double garage, of brick construction provided with rendered finishes and set beneath a shallow pitched timber and felt covered roof. There are steps in front of the garage, effectively this is a workshop only, although it would appear feasible for a garage to be reconverted back to accommodate a vehicle. Alterations to the timber flooring may be necessary to ensure that there is no failure to the timber, which appears to be slightly raised up above the original floor surface. 7.03 Conservatories There is no conservatory to the property. 7.04 Other Buildings There is a small brick outbuilding located in front of the garage provided with a rendered finish and set beneath a single pitched felt covered roof. This structure is maintained to a fair standard. No internal inspection was possible. The structure appears adequate for basic storage purposes only.

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7.05 Shared Areas There is a gate situated on the rear boundary which was nailed shut, which provides a passageway to the rear of the garage. No inspection of this area was possible and we are unable to confirm if there is any shared areas or accesses. Further legal enquiries are advised.

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8. ENVIRONMENTAL AND OTHER ISSUES 8.01 Thermal Insulation and Energy Efficiency As part of the marketing process current regulations require the provision of an Energy Performance Certificate. Legal enquiries are advised to confirm that such a Certificate has been obtained. This document provides the usual information regarding advice on energy efficiency and thermal improvement, which will assist in potentially reducing heating expenditure. Sloping ceilings are provided to the rear lounge annexe and to the en-suite rooms at first floor level, together with the roof void room located off the bedroom adjacent to the bathroom. We were unable to confirm the extent of any insulation behind the sloping ceilings. From the extent of our visual inspection we were unable to confirm the extent of insulation behind the sloping ceilings and the roof area above. It is important that gaps are maintained between the insulation and the underside of the roof, to assist in the adequate air flow and so reduce the potential for condensation. The annexe area comprises a w.c. room, kitchenette, bedroom and shower room. All these rooms require ventilation to comply with regulation standards and the mechanical ventilation provision is inadequate. This arrangement is not considered to be compliant with current regulation standards and also having regard to the basic standard of construction we question whether this part of the building has received any appropriate Local Authority consents. If this part of the structure is to be retained and utilised for habitable purposes the means of ventilation, fire escape, etc. should be brought up to current regulation standards. Further advice from the Local Authority should be obtained on this matter prior to a legal commitment to purchase. 8.02 Noise and Disturbance The proximity of the main road in front of the property is likely to result in noise and disturbance at the time. 8.03 Means of Escape/Security Smoke detectors should be maintained at the landing levels to give the earliest possible warning of fire. Further advice can be obtained from the local fire and rescue service. General advice can be obtained from the local Police authority with respect to the security measures. This property contains living accommodation on three storeys. The current Building Regulations for dwellings that are three or more stories require doors between habitable rooms and circulation areas of a self-closing type and together with their frames conform to current fire resistant standards. We were unable to confirm that all doors comply with this current safety standard and upgrading should be implemented.

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8.04 Other Health and Safety Concerns The property displays evidence of significant damp penetration and water ingress due to sub-standard construction buildings and poor maintenance. The presence of dampness condensation can create health problems to occupants over a period of time. Only comprehensive investigation of the extent of dampness and appropriate legal repairs, which are likely to be extensive and disruptive will assist in alleviating against the potential for health issues. 8.05 Hazardous Materials No other hazardous materials were identified, unless referred to in the body of the report.

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9. MATTERS FOR LEGAL ADVISERS’ ATTENTION 9.01 Statutory Confirm all Statutory Approvals for all alteration and construction work. Obtain copies of all Approved Plans for any alterations or extensions to the property. Any rights or responsibilities for the maintenance and upkeep of jointly used services including drainage, gutters, down pipes and chimneys should be established. The right for you to enter adjacent property to maintain any structure situated on or near the boundary and any similar rights your neighbour may have to enter on to your property. Any responsibilities to maintain access roads and driveways, which may not be adopted by the Local Authority, should be established. Obtain any certificates or guarantees, accompanying reports and plans for damp-proof course and timber treatment, which may have been carried out in the property. Investigate if any fire, public health or other requirements or regulations are satisfied and that up to date certificates are available. Investigate any proposed use of adjoining land and clarify the likelihood of any future type of development, which could adversely affect this property. Where there are trees in the adjacent gardens, which are growing sufficiently close to the property to cause possible damage, we would suggest that the owners are notified of the situation. Whilst there were clearly defined physical boundaries to the site, these may not necessarily lie on the legal boundaries. These matters should be checked through your Solicitors. You should obtain all guarantees relevant to the property, including matters such as replacement glazing, damp-proof course, etc. The guarantees should be formally assigned to you and preferably indemnified against eventualities such as contractors going out of business. The tenure is assumed to be Freehold, or Long Leasehold subject to nil or nominal Chief or Ground Rent. Your legal adviser should confirm all details. Confirmation should be obtained that all mains services are indeed connected. Confirmation should be obtained by the provision of service documentation, of when the electric and gas installations were last tested. Checks should be made as to whether or not; any of the trees are subject to Preservation, or similar Orders. Confirm the listed status of the building. The cost of remedial work to listed buildings is generally expensive.

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9.02 Rights of Way, Easements, Shared Services, etc. Legal advisers should make appropriate legal enquiries with respect to responsibilities for the boundary walls, the nailed open gated area at the rear boundary. Your legal adviser should check:- That the property is connected to the main sewer-state specific concern. Any responsibilities for maintenance of jointly used access and services-state why there is specific concern. Clarification of boundary positions and the responsibilities. Boundary walls are leaning over in parts and some reconstruction would be necessary, consequently confirmation of responsibilities are required. It is understood the property is not located in an area at risk of flooding, although further Environmental enquiries through legal advisers should confirm this point. 9.03 Guarantees/Warranties Where work has been carried out to the property previously, it is recommended that guarantees be obtained prior to a legal commitment to purchase. These should ideally be indemnified against eventualities such as the contractors going out of business, and should cover workmanship as well as materials. Confirmation should be obtained as to the residue of the guarantee and that a transfer will occur upon change in ownership. Legal enquiries should be made to confirm if any testing of the electrical, gas and heating appliances have been undertaken, with any testing of service records being obtained Prior to a legal commitment to purchase.

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10.01 VALUATION We are aware of the past marketing of the property and the significant reduction in asking prices. In essence, the price appears not unreasonable for a property in this location and of substantial proportions. However, parts of the structure are not built to a standard which is compliant with current regulations and there is considerable concern with regard to the extent of damage, repair works and further investigations to identify the full extent of defects, as has been referred to in Section 4. We are unable to recommend the property as being suitable for purchase. Consequently, no valuation is provided. We would be willing to reconsider this valuation advice subject to extensive contractors and specialist reports for all matters referred to in Section 4, itemising the extent of problems and costings for remedial work. Because of the risk of further defects disruption, including the potential for partial demolition of the building which is not compliant with current standards, our advice that we do not recommend the property as being suitable for purchase is re-iterated. The Reinstatement Value for rebuilding purposes is £590,000 (five hundred and ninety thousand pounds) as calculated in accordance with the RICS Guidelines.

Signed: Name & Qualifications: J W Peacock, BSc(Hons) MRICS MAE Position: Chartered Surveyor Office Address: 11 Institute Street

Bolton BL1 1PZ

Telephone Number: 01204-373634 Fax Number: 01204-362945 Date of Report:

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