pa r t 1 . single survey

SINGLESURVEY

A report on the condition of the property, with categories being rated from 1 to 3.

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Single Survey

Survey report on:

Customer C&V Developments Limited

Customer address Garden CottageThe WellnageStation RoadDunsTD11 3EJ

Date of Inspection 16/09/2016

Prepared by Jim HaroldSelkirk - Allied Surveyors Scotland Plc

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survey report

1. INFORMATION AND SCOPE OF INSPECTION

This section tells you about the type, accommodation, neighbourhood, age andconstruction of the property. It also tells you about the extent of the inspection andhighlights anything that the Surveyor could not inspect.

All references to visual inspection refer to an inspection from within the property withoutmoving any obstructions and externally from ground level within the site and adjoiningpublic areas. Any references to left or right in a description of the exterior of the propertyrefer to the view of someone standing facing that part of the property from the outside.

The inspection is carried out without causing damage to the building or its contents andwithout endangering the occupiers or the Surveyor. Heavy furniture, stored items andinsulation are not moved. Unless identified in the report the Surveyor will assume that noharmful or hazardous materials or techniques have been used in the construction. Thepresence or possible consequences of any site contamination will not be researched.

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

Description The property is a detached two storey cottage, linked to aconverted two storey steading building, within its owncourtyard setting.

Accommodation The accommodation comprises:

GROUND FLOOR:Entrance HallwayLiving RoomKitchenDining RoomBedroom

FIRST FLOOR:LandingSitting RoomBedroom with en-suite Shower RoomTwo further BedroomsFamily Bathroom with WC and wash hand basin

Gross internal floorarea (m2)

The gross internal floor area is 166m2, or thereby.

Neighbourhood andlocation

The property is situated within the grounds of WellnageHouse and previously formed the garden cottage annexeand outbuilding to the main house. The property hasrecently been refurbished and extended into the adjacentconverted outbuildings, accessed from a shared driveway.

The property is situated close to the centre of the town,

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where all usual amenities are available.

Age The property is approximately 140 years old.

Weather The weather at the time of inspection was dry and sunny.The report should be read in context of these weatherconditions.

Chimney stacks Chimney stacks are of stone construction, with leadflashings and clay pots. There is also a stone belltowerprojecting above roof level.Visually inspected with the aid of binoculars where required.

Roofing including roofspace

Roofs over the cottage and converted steading are pitchedand finished with natural slate, nailed to timber sarkingboards supported by a timber frame.

Access to the roof over the converted steading is via a hatchin the bedroom ceiling. There is no accessible roof spaceabove the cottage. Where access was available, it wasnoted that polyurethane insulation has been laid at ceilinglevel between joists. The roof space over the convertedsteading is also used to house the cold water storage tankfor the property.Sloping roofs were visually inspected with the aid of binocularswhere required.

Flat roofs were visually inspected from vantage points within theproperty and where safe and reasonable to do so from a 3m ladderexternally.

Roof spaces were visually inspected and were entered where therewas safe and reasonable access, normally defined as being from a3m ladder within the property. If this is not possible, then physicalaccess to the roof space may be taken by other means if theSurveyor deems it safe and reasonable to do so.

Rainwater fittings Gutters and downpipes are formed in cast iron.Visually inspected with the aid of binoculars where required.

Main walls The main walls are of solid stone construction, partlyrendered and partly finished with natural stone.Visually inspected with the aid of binoculars where required.Foundations and concealed parts were not exposed or inspected.

Windows, externaldoors and joinery

The windows are part single glazed timber sash andcasement and part double glazed timber casements.

The external doors are of timber construction.

Other external joinery includes timber fascia boards andsoffits.

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Internal and external doors were opened and closed where keys wereavailable.

Random windows were opened and closed where possible.

Doors and windows were not forced open.

External decorations External decorations comprise previously painted externalwood and metalwork, including windows, doors, soffits,fascia boards and rainwater goods.Visually inspected.

Conservatories /porches

There are no conservatories or porches.

Communal areas There are no communal areas. There is, however, a shareddriveway from the public road.

Garages andpermanentoutbuildings

The property is set within a courtyard setting, there being adouble garage accessed from the courtyard, together withseveral outbuildings and hay lofts.Visually inspected.

Outside areas andboundaries

We were advised by the Vendor that the area of gardenground to the left of the driveway, as one enters the groundsfrom the main road, will form part of the subjects.

Garden grounds are formed in a combination of hard andsoft landscaping and boundaries are formed by stone wallsand hedges.Visually inspected.

Ceilings Ceilings throughout are a combination of lath and plasterand plasterboard.Visually inspected from floor level.

Internal walls The internal walls and partitions are lined in a combination oflath and plaster, plaster on the hard and plasterboard.Visually inspected from floor level.

Using a moisture meter, walls were randomly tested for dampnesswhere considered appropriate.

Floors including subfloors

The ground floor is of solid construction and the upper floorsare of suspended timber construction.Surfaces of exposed floors were visually inspected. No carpets orfloor coverings were lifted.

Internal joinery andkitchen fittings

The internal doors are timber ledged and braced cottagestyle doors, with some modern solid core timber doors withinthe steading conversion. Skirting boards and facings are

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formed in timber and there is a range of fitted units within thekitchen. There is an original timber staircase linking theground and first floors of the cottage and a new hardwoodstaircase linking the ground and first floors of the convertedsteading.

Built in cupboards were looked into but no stored items weremoved.Kitchen units were visually inspected excluding appliances.

Chimney breasts andfireplaces

There is a woodburning stove within the sitting room to thecottage.Visually inspected. No testing of the flues or fittings was carried out.

Internal decorations Internal decorations comprise emulsion paint to internalwalls and ceilings, with gloss paint and varnish to theinternal woodwork.Visually inspected.

Cellars There are no cellars.

Electricity There is a mains supply of electricity to the property. Themeter and distribution board, with modern circuit breakers, islocated in the cupboard off the sitting room. There is afurther distribution board located in the entrance hallway.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 and meetmodern standards. If any services are turned off, the Surveyor willstate that in the report and will not turn them on.

Gas There is no gas supply to the property.

Water, plumbing andbathroom fittings

The property is provided with a mains supply of water.Pipework, where visible, was found to be in copper andUPVC.

There is a range of new sanitary fittings within the familybathroom and en-suite shower room, including a closecoupled WC, wash hand basin, bath and shower cubicle.Visual inspection of the accessible pipework, water tanks, cylindersand fittings without removing any insulation.

No tests whatsoever were carried out to the system or appliances.

Heating and hot water The property is heated by slimline digital electric panelheaters, connected to a dual meter tariff system. Hot waterto fittings in the bathroom, shower room and kitchen isprovided from a hot water storage cylinder, with immersionheater, located in the cupboard adjacent to the sitting room.

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Accessible parts of the system were visually inspected apart fromcommunal systems, which were not inspected.


Drainage Foul and surface water drains are assumed to be connectedto the main public sewer.Drainage covers etc were not lifted.

Neither drains nor drainage systems were tested.

Fire, smoke and burglaralarms

Smoke detectors are provided to the ceilings in the hallwayand landing.Visually inspected.


Any additional limits toinspection

At the time of inspection the property was vacant andunfurnished, with fitted floor coverings in place throughout.An inspection for Japanese Knotweed was not carried out. This is aplant which is subject to control regulation, is considered to beinvasive and one which can render a property unsuitable for somemortgage lenders. It is therefore assumed that there is no JapaneseKnotweed within the boundaries of the property or its neighbouringproperty. Identification of Japanese Knotweed is best undertaken bya specialist contractor. If it exists removal must be undertaken in acontrolled manner by specialist contractors. This can prove to beexpensive.

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2. CONDITIONThis section identifies problems and tells you about the urgency of any repairs by usingone of the following 3 categories:

Category 3 Category 2 Category 1

Urgent repairs or replacement are needednow. Failure to deal with them may causeproblems to other parts of the property orcause a safety hazard. Estimates forrepairs or replacement are needed now.

Repairs or replacementrequiring future attention,but estimates are stilladvised.

No immediateaction or repairis needed.

Structural movement

Repair category:

Notes: There are indications that the property has been affected in thepast by structural movement, noted in respect of external walls,internal floor and doorheads. Any movement in the property isconsidered to be long standing and non progressive.

Dampness, rot and infestation

Repair category:

Notes: Insect infestation was noted to visible roof timbers over theconverted steading building and also within outbuildings.

At the time of inspection, it was also noted that there are drill holesto the external walls of the cottage, consistent with the injection of aretro fitted damp proof course. Moisture meter readings were takenat appropriate locations throughout the property. Some higher thannormal readings were noted to low level walls, however,plasterwork in these areas was found to be sound and intact andthe level of readings were not considered to be significant.

Chimney stacks

Repair category:

Notes: No significant defects were noted in respect of the chimney stacks.

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Repairs or replacementrequiring futureattention, but estimatesare still advised.


Roofing including roof space

Repair category:

Notes: No significant defects were noted in respect of the roof or roofspace.

Rainwater fittings

Repair category:

Notes: A leaking gutter was noted to the rear of the property and a leakwas also noted at the base of the downpipe to the front of theproperty.

Main walls

Repair category:

Notes: Historic staining and moss growth was noted to the gable wall, as aresult of past leakage from a gutter.

Open jointing and defective pointing was noted to stonework,particularly in respect of the converted outbuilding and crackingwas noted at the junction of windows frames and stonework to thefront elevation of the cottage.

Windows, external doors and joinery

Repair category:

Notes: No significant defects were noted in respect of windows, externaldoors and joinery.

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External decorations

Repair category:

Notes: No significant defects were noted in respect of externaldecorations.

Conservatories / porches

Repair category:

Notes: Not applicable.

Communal areas

Repair category:


Garages and permanent outbuildings

Repair category:

Notes: Some outbuildings have a floor level below finished ground leveland dampness was noted to these areas, together with to someexternal walls within the outbuidings.

Woodworm infestation was noted to visible roof timbers.

Open jointing was noted to the external stonework to theoutbuildings.

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Outside areas and boundaries

Repair category:

Notes: No significant defects were noted in respect of outside areas andboundaries.

Ceilings

Repair category:

Notes: Uneven plasterwork and hairline cracking was noted to plasterfinishes within the cottage.

Internal walls

Repair category:

Notes: Uneven plaster finishes were noted to the internal walls within thecottage.

Floors including sub-floors

Repair category:

Notes: No significant defects were noted in respect of the floors and subfloors.

Internal joinery and kitchen fittings

Repair category:

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Notes: No significant defects were noted in respect of the internal joineryand kitchen fittings.

Chimney breasts and fireplaces

Repair category:

Notes: No significant defects were noted in respect of chimney breastsand fireplaces. We would recommend that the flue to the stove inthe sitting room of the cottage be tested, prior to being brought intoreuse.

Internal decorations

Repair category:

Notes: The property was found to be well presented at the time ofinspection.

Cellars

Repair category:


Electricity

Repair category:

Notes: No visible defects were noted in respect of the electricalinstallation.

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The trade bodies governing electrical installations currently advisethat these should be tested prior to a change of occupancy and,thereafter, at least once every five years, by a competentElectrician.

Gas

Repair category:


Water, plumbing and bathroom fittings

Repair category:

Notes: No visible defects were noted in respect of the water, plumbing andbathroom fittings.

Heating and hot water

Repair category:

Notes: No visible defects were noted in respect of the heating and hotwater systems.

Drainage

Repair category:

Notes: No problems were noted with the run offs from fittings, wheretested.

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

Structural movement 1Dampness, rot and infestation 1Chimney stacks 1Roofing including roof space 1Rainwater fittings 2Main walls 1Windows, external doors and joinery 1External decorations 1Conservatories / porchesCommunal areasGarages and permanent outbuildings 2Outside areas and boundaries 1Ceilings 1Internal walls 1Floors including sub-floors 1Internal joinery and kitchen fittings 1Chimney breasts and fireplaces 1Internal decorations 1CellarsElectricity 1GasWater, plumbing and bathroom fittings 1Heating and hot water 1Drainage 1

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

WarningIf left unattended, even for a relatively short period, Category 2 repairs can rapidly develop intomore serious Category 3 repairs. The existence of Category 2 or Category 3 repairs may have anadverse effect on marketability, value and the sale price ultimately achieved for the property. Thisis particularly true during slow market conditions where the effect can be considerable.

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3. ACCESSIBILITY INFORMATION

Guidance Notes on Accessibility Information

Three steps or fewer to a main entrance door of the property: In flatted developmentsthe '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 theflat's entrance door. Where a lift is present, the count is based on the number of stepsclimbed when using the lift.

Unrestricted parking within 25 metres: For this purpose, 'Unrestricted parking' includesparking available by means of a parking permit. Restricted parking includes parking that issubject to parking restrictions, as indicated by the presence of solid yellow, red or whitelines at the edge of the road or by a parking control sign, parking meters or othercoinoperated machines.

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

2. Are there three steps or fewer to a main entrance door of theproperty? [x]YES [ ]NO

3. Is there a lift to the main entrance door of the property? [ ]YES [x]NO

4. Are all door openings greater than 750mm? [ ]YES [x]NO

5. Is there a toilet on the same level as the living room andkitchen? [ ]YES [x]NO

6. Is there a toilet on the same level as a bedroom? [x]YES [ ]NO

7. Are all rooms on the same level with no internal steps orstairs? [ ]YES [x]NO

8. Is there unrestricted parking within 25 metres of an entrancedoor to the building? [x]YES [ ]NO

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4. VALUATION AND CONVEYANCER ISSUES

This section highlights information that should be checked with a solicitor or licensedconveyancer. It also gives an opinion of market value and an estimated re-instatementcost for insurance purposes.

Matters for a solicitor or licensed conveyancer

The property has been altered to provide the current layout of accommodation. Ourvaluation assumes that all necessary Statutory Consents have been obtained and thatthe relevant paperwork will be made available to the Conveyancer for checking.

Access to the property is via a shared driveway. Our valuation assumes a right ofaccess along this shared driveway, from the public road to the property. TheConveyancer should ensure there is an equitable shared liability for the upkeep of theaccess road.

Confirmation is required of the position of boundaries to the property.

As stated in our report, there is evidence of woodworm in visible roof timbers and holeswere noted where a damp proof course has been injected to the property. TheConveyancer should request copies of any guarantees that may be in place in respectof timber and damp proofing treatment works previously carried out to the property.

Estimated re-instatement cost (£) for insurance purposes

£ 500,000 (Five Hundred Thousand Pounds Sterling)This figure is an opinion of an appropriate sum for which the property and substantialoutbuildings should be insured against total destruction, on a reinstatement basis,assuming reconstruction of the property in its existing design and materials. Finishingsand fittings have not been included. No allowance has been included for inflation duringthe insurance period or during reconstruction and no allowance has been made for VAT,other than on professional fees. Further discussions with your insurers are advised. Thefigure should be reviewed annually and in light of any future alterations or additions.

Valuation (£) and market comments

£ 250,000 (Two Hundred and Fifty Thousand Pounds Sterling)This figure assumes vacant possession and that the property is unaffected by anyadverse planning proposals, onerous burdens, title restrictions or servitude rights.

Report author: Jim Harold

Company name: Selkirk - Allied Surveyors Scotland Plc

Address: The Hermitage101 High Street

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SelkirkTD7 4JX

Signed: Electronically Signed: 83504-15BD14A9-780B

Date of report: 19/09/2016

pa r t 1 . single survey

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