the corner house 73 james street pittenweem …

THE CORNER HOUSE73 JAMES STREET

PITTENWEEMANSTRUTHER

KY10 2QN

Energy performance certificate

You can use this document to:Energy Performance Certificate (EPC)Dwellings

ScotlandTHE CORNER HOUSE, 73 JAMES STREET, PITTENWEEM, ANSTRUTHER, KY10 2QN

Dwelling type: Detached houseDate of assessment: 11 October 2018Date of certificate: 11 October 2018Total floor area: 123 m2

Primary Energy Indicator: 319 kWh/m2/year

Reference number: 9130-2199-4000-9698-2375Type of assessment: RdSAP, existing dwellingApproved Organisation: ElmhurstMain heating and fuel: Boiler and radiators, mains

gas

You can use this document to:Compare current ratings of properties to see which are more energy efficient and environmentally friendly•Find out how to save energy and money and also reduce CO2 emissions by improving your home•

Estimated energy costs for your home for 3 years* £4,209

Over 3 years you could save* £1,803

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)

84B(81-91)

C(69-80)

59D(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 (59). The average ratingfor EPCs 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)

81B(81-91)

C(69-80)

D(55-68)

50E(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 (50). The average ratingfor EPCs 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 Internal or external wall insulation £4,000 - £14,000 £1251.00

2 Floor insulation (suspended floor) £800 - £1,200 £342.00

3 Heating controls (room thermostat) £350 - £450 £111.00

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 5Elmhurst Energy Systems RdSAP Calculator v3.08r07 (SAP 9.93)

Recommendations ReportTHE CORNER HOUSE, 73 JAMES STREET, PITTENWEEM, ANSTRUTHER, KY10 2QN11 October 2018 RRN: 9130-2199-4000-9698-2375

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 or limestone, as built, no insulation(assumed)Solid brick, as built, no insulation (assumed)

Roof Pitched, 300 mm loft insulation

Floor Suspended, no insulation (assumed)

Windows Full secondary glazing

Main heating Boiler and radiators, mains gas

Main heating controls Programmer, TRVs and bypass

Secondary heating None

Hot water From main system

Lighting Low energy lighting in 90% of fixed outlets

The energy efficiency rating of your homeYour Energy Efficiency Rating is calculated using the standard UK methodology, RdSAP. This calculates energy usedfor heating, hot water, lighting and ventilation and then applies fuel costs to that energy use to give an overall ratingfor your home. The rating is given on a scale of 1 to 100. Other than the cost of fuel for electrical appliances and forcooking, a building with a rating of 100 would cost almost nothing to run.

As we all use our homes in different ways, the energy rating is calculated using standard occupancy assumptionswhich may be different from the way you use it. The rating also uses national weather information to allow comparisonbetween buildings in different parts of Scotland. However, to make information more relevant to your home, localweather data is used to calculate your energy use, CO2 emissions, running costs and the savings possible from makingimprovements.

The impact of your home on the environmentOne of the biggest contributors to global warming is carbon dioxide. The energy we use for heating, lighting and powerin our homes produces over a quarter of the UK’s carbon dioxide emissions. Different fuels produce different amountsof carbon dioxide for every kilowatt hour (kWh) of energy used. The Environmental Impact Rating of your home iscalculated by applying these 'carbon factors' for the fuels you use to your overall energy use.

The calculated emissions for your home are 56 kg CO2/m²/yr.

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 6.9 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 4.2 tonnes per year. You could reduce emissions even more byswitching to renewable energy sources.

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Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £3,642 over 3 years £1,935 over 3 years

Hot water £312 over 3 years £216 over 3 years

Lighting £255 over 3 years £255 over 3 years

Totals £4,209 £2,406

You couldsave £1,803 over 3 years

Potential future savings

These figures show how much the average household would spend in this property for heating, lighting and hot water.This excludes energy use for running appliances such as TVs, computers and cookers, and the benefits of anyelectricity generated by this home (for example, from photovoltaic panels). The potential savings in energy costs showthe effect of undertaking all of the recommended measures listed below.

Recommendations for improvementThe measures below will improve the energy and environmental performance of this dwelling. The performanceratings after improvements listed below are cumulative; that is, they assume the improvements have been installed inthe order that they appear in the table. Further information about the recommended measures and other simpleactions to take today to save money is available from the Home Energy Scotland hotline which can be contacted on0808 808 2282. Before carrying out work, make sure that the appropriate permissions are obtained, where necessary.This may include permission from a landlord (if you are a tenant) or the need to get a Building Warrant for certaintypes of work.

Recommended measures Indicative cost Typical savingper year

Rating after improvement

Energy EnvironmentGreenDeal

C 71 D 67

C 74 C 71

C 75 C 72

C 76 C 74

B 84 B 81

1 Internal or external wall insulation £4,000 - £14,000 £417

2 Floor insulation (suspended floor) £800 - £1,200 £114

3 Upgrade heating controls £350 - £450 £37

4 Solar water heating £4,000 - £6,000 £33

5 Solar photovoltaic panels, 2.5 kWp £5,000 - £8,000 £301

Measures which have a green deal tick are likely to be eligible for Green Deal finance plans based on indicativecosts. Subsidy also may be available for some measures, such as solid wall insulation. Additional support may also beavailable for certain households in receipt of means tested benefits. Measures which have an orange tick mayneed additional finance. To find out how you could use Green Deal finance to improve your property, visitwww.greenerscotland.org or contact the Home Energy Scotland hotline on 0808 808 2282.

Choosing the right improvement package

For free and impartial advice on choosing suitable measures for your property, contact the Home EnergyScotland hotline on 0808 808 2282 or go to www.greenerscotland.org.

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


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 Internal or external wall insulationInternal or external wall insulation involves adding a layer of insulation to either the inside or the outside surfaceof the external walls, which reduces heat loss and lowers fuel bills. As it is more expensive than cavity wallinsulation it is only recommended for walls without a cavity, or where for technical reasons a cavity cannot befilled. Internal insulation, known as dry-lining, is where a layer of insulation is fixed to the inside surface ofexternal walls; this type of insulation is best applied when rooms require redecorating. External solid wallinsulation is the application of an insulant and a weather-protective finish to the outside of the wall. This mayimprove the look of the home, particularly where existing brickwork or rendering is poor, and will provide long-lasting weather protection. Further information can be obtained from the National Insulation Association(www.nationalinsulationassociation.org.uk). It should be noted that a building warrant is required for theinstallation of external wall insulation. Planning permission may also be required and that building regulationsapply to external insulation so it is best to check with your local authority on both issues.

2 Floor insulation (suspended floor)Insulation 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 is available frommany sources including www.energysavingtrust.org.uk/scotland/Insulation/Floor-insulation. Building regulationsgenerally apply to this work so it is best to check with your local authority building standards department.

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

4 Solar water heatingA solar water heating panel, usually fixed to the roof, uses the sun to pre-heat the hot water supply. This cansignificantly reduce the demand on the heating system to provide hot water and hence save fuel and money.Planning permission might be required, building regulations generally apply to this work and a building warrantmay be required, so it is best to check these with your local authority. You could be eligible for Renewable HeatIncentive payments which could appreciably increase the savings beyond those shown on your EPC, providedthat both the product and the installer are certified by the Microgeneration Certification Scheme (or equivalent).Details of local MCS installers are available at www.microgenerationcertification.org.

5 Solar photovoltaic (PV) panelsA solar PV system is one which converts light directly into electricity via panels placed on the roof with no wasteand no emissions. This electricity is used throughout the home in the same way as the electricity purchased froman energy supplier. Planning permission might be required, building regulations generally apply to this work anda building warrant may be required, so it is best to check with your local authority. The assessment does notinclude the effect of any Feed-in Tariff which could appreciably increase the savings that are shown on this EPCfor solar photovoltaic panels, provided that both the product and the installer are certified by the MicrogenerationCertification Scheme (or equivalent). Details of local MCS installers are available atwww.microgenerationcertification.org.

Low and zero carbon energy sources

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Your home's heat demand

You could receive Renewable Heat Incentive (RHI) payments and help reduce carbon emissions by replacing yourexisting heating system with one that generates renewable heat and, where appropriate, having your loft insulated andcavity walls filled. The estimated energy required for space and water heating will form the basis of the payments. Formore information go to www.energysavingtrust.org.uk/scotland/rhi.

Heat demand Existing dwelling Impact of loftinsulation

Impact of cavitywall insulation

Impact of solid wallinsulation

Space heating (kWh per year) 23,675 N/A N/A (9,037)

Water heating (kWh per year) 2,297

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

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

The Energy Performance Certificate and this Recommendations Report for this building were produced following anenergy assessment undertaken by an assessor accredited by Elmhurst (www.elmhurstenergy.co.uk), an ApprovedOrganisation Appointed by Scottish Ministers. The certificate has been produced under the Energy Performance ofBuildings (Scotland) Regulations 2008 from data lodged to the Scottish EPC register. You can verify the validity of thisdocument by visiting www.scottishepcregister.org.uk and entering the report reference number (RRN) printed at thetop of this page.

Assessor's name: Mr. David MarrAssessor membership number: EES/019940Company name/trading name: J & E ShepherdAddress: 13 Albert Square

DundeeDD1 1XA

Phone number: 01382 200454Email address: [email protected] party disclosure: No related party

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

Use of this energy performance information

Once lodged by your EPC assessor, this Energy Performance Certificate and Recommendations Report are availableto view online at www.scottishepcregister.org.uk, with the facility to search for any single record by entering theproperty address. This gives everyone access to any current, valid EPC except where a property has a Green DealPlan, in which case the report reference number (RRN) must first be provided. The energy performance data in thesedocuments, together with other building information gathered during the assessment is held on the Scottish EPCRegister and is available to authorised recipients, including organisations delivering energy efficiency and carbonreduction initiatives on behalf of the Scottish and UK governments. A range of data from all assessments undertakenin Scotland is also published periodically by the Scottish Government. Further information on these matters and onEnergy Performance Certificates in general, can be found at www.gov.scot/epc.

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

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

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

To find out more, visit www.greenerscotland.org or call 0808 808 2282.

Authorisedhome energyassessment

Finance atno upfront

cost

Choose fromauthorisedinstallers

May be paidfrom savingsin energy bills

Repaymentsstay with theelectricity bill

payer

Scottish Single Survey

survey report on:

THE CORNER HOUSE, 73 JAMES STREET, PITTENWEEM,ANSTRUTHER, KY10 2QN8th October 2018 HP564769

THE CORNER HOUSE73 JAMES STREETPITTENWEEMANSTRUTHERKY10 2QN

Ms W Rundle

per Purple BricksSuites 7 & 8Caird ParkHamiltonML3 0QA

J & E Shepherd

8th October 2018

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


Page 2 of 6


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

1.5

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.


Page 3 of 6


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


1.7

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1.10

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

2.2

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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1.

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.


Page 6 of 6


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 14


Description

Accommodation

Gross internal floor area (m²)

Neighbourhood and location

Age

Weather

Chimney stacks

Roofing including roof space

Single Survey

The subjects comprise a detached two storey house with singlestorey projection and garden ground.

Ground Floor: Entrance Hall, Lounge, Bedroom, Kitchen/DiningArea, Bathroom, Toilet.

First Floor: Master Bedroom with Shower Room En-suite, Twofurther Bedrooms, Shower Room (off half landing).

123m² or thereby.

The subjects form part of an established residential area towardsthe eastmost end of James Street at its junction with Marygate andMilton Place. Essential facilities and amenities are available withinthe village and St Andrews town centre is within easy commutingdistance.

It is assumed that the original property will date back to circa 1900although it was converted from former public house premises intoresidential use in circa 2006.

At the time of inspection it was raining.

Visually inspected with the aid of binoculars whereappropriate.

The chimneys are of stone construction.

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 where

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Rainwater fittings

Main walls

Windows, external doors and joinery

Single Survey

there was safe and reasonable access, normally defined asbeing from a 3m ladder within the property.

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 main roof is pitched and clad with older Rosemary tiles to thefront elevation and modern clay tiles to the rear. The single storeyside projection has a lean-to tiled roof covering with the two storeyrear projection having a flat, assumed to be bituminous feltcovering.

Access into the main roof space area is gained via a trap hatchwithin the ceiling of the smallest bedroom at first floor level. Thereis a light but there is no loft ladder. This roof is constructed oftimber rafters, joists and sarking. The timbers are of mixed vintage.Only a limited head and shoulders inspection was possible into theroof space area due to the volume of insulation materials andstorage belongings.

There is also an additional ceiling hatch within the ceiling of theground floor lounge although due to the positioning of heavyfurniture below it was not possible to gain access to this roof spacearea.


Rainwater fittings are a mixture of cast iron and plastic.


Foundations and concealed parts were not exposed orinspected.

External walls of the original property are of solid stoneconstruction, partly rendered and roughcast externally. The reartwo storey projection appears to be of rendered brickwork.

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.

The windows to the property are of mixed vintage and fitted withtimber framed single and double glazed units with some secondaryglazing having been applied internally. There are also uPVCframed double glazed units incorporated.

The entrance doors are of timber with the French doors off thelounge being of uPVC materials.

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External decorations

Conservatories / porches

Communal areas

Garages and permanent outbuildings

Outside areas and boundaries

Ceilings

Internal walls

Floors including sub floors

Single Survey

Visually inspected.

The various external components of the property have a paintedfinish.

Not applicable.

Not applicable.

Not applicable.

Visually inspected.

Courtyard ground exists to the side and rear of the property. Thesegrounds are generally bound by stone walling.

We also understand that the property benefits from ownership ofthe pavement area to the front of the subjects which has provisionfor off-street parking.

Visually inspected from floor level.

The ceilings in the property are a mixture of lath and plaster andplasterboard.

Visually inspected from floor level.

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

The internal walls and partitions are a mixture of plaster, lath andplaster and plasterboard.

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.

Flooring was found to be mostly inaccessible due to the presenceof fitted floor coverings to the majority of the rooms. Surfaces aregenerally of suspended timber construction.

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Internal joinery and kitchen fittings

Chimney breasts and fireplaces

Internal decorations

Cellars

Electricity

Gas

Water, plumbing, bathroom fittings

Single Survey

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

Kitchen units were visually inspected excluding appliances.

The doors, facings and skirtings are of mixed vintage and are to astyle and keeping with a property of its age and type.

The kitchen fitments were replaced in 2017 and are to a moderndesign providing ample worktop and storage space.

Visually inspected.

No testing of the flues or fittings was carried out.

There are cast iron multi-fuel stoves incorporated within the loungeand ground floor bedroom. We understand that the stove withinthe ground floor bedroom was installed in 2012 with the loungestove being installed in 2017.

Visually inspected.

Internal decoration has been finished with painted/paperedmaterials.

Not applicable.

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.

Mains supply. The meter and consumer unit are located within thewall cupboard off the kitchen/dining area.

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.

Mains supply. The gas meter is located within the windowcupboard off the kitchen/dining area.

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.

Mains supply. The plumbing installation where seen appears to bein satisfactory materials. Sanitary fitments include modern whitesuites.

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Heating and hot water

Drainage

Fire, smoke and burglar alarms

Any additional limits to inspection

Single Survey

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


Heating and hot water are provided via the wall mounted gas firedcentral heating boiler which is located within the wall cupboard offthe shower room at the half landing. We understand the boiler wasreplaced in 2013.

Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

Drainage is connected to the main sewer.

Visually inspected.


There are smoke detectors fitted in the property.

At the time of inspection the property was occupied and theoccupants were present. It was fully furnished with fitted floorcoverings to the majority of the rooms. We did not gain access toany sub-floor area and due to the volume of insulation materialsand storing of personal belongings in the main roof space only arestricted head and shoulders inspection was possible.Furthermore due to the positioning of furniture below the ceilinghatch of the single storey projection there was no available accessto the roof space area of this annexe.

No checks nor tests have been carried out for any asbestos basedproducts unless otherwise stated.

The services/circuits have not been checked nor tested.

The various external components of the property were seen fromground level only and therefore it was not possible to fully gainsight of the flat covering to the rear two storey projection.

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 undertakenby a specialist contractor.

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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 14


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

Evidence of settlement/movement has affected the building reflected by crackingexternally. On the basis of a single inspection this appears longstanding with noevidence of recent movement apparent.

Notes

Dampness, rot and infestation

Repair category 2

Localised areas of dampness were evident in the property to including areaswithin the ground floor bedroom and bathroom. Appropriate furtherinvestigations and repairs will be required.

Traces of wood bore infestation were noted to timbers within the propertyincluding original timbers. In the absence of valid guarantees for previous timberspecialist treatment works, a reputable timber specialist should carry out a fulland thorough inspection of all timbers within the property and provide estimatesfor any recommended remedial works.

Condensation readings were noted in the property and approvedheating/ventilation would help to eliminate condensation issues.

We understand that previous specialist works have been carried out and theavailability and adequacy of any specialist guarantees which may exist should beconfirmed.

Notes

Chimney stacks

Repair category 1

Chimney stacks appear to be in a fair state of repair within the limitations of ourinspection but can be vulnerable to defect and should be regularly maintained.The usual signs of erosion were noted in parts.

Notes

Single Survey

Category 3 Category 2 Category 1

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Roofing including roof space

Repair category 2

The roof coverings are of mixed vintage and it is likely that the older Rosemarytiles will require above average attention. Areas of cement work were missingfrom below roof tiles which will require attention and the removal of vegetationgrowth to hip tiles would be beneficial.

It is good practice for a roof covering of this age and type that regular annualinspection is carried out and that all defective roof works are dealt with in aregular and proactive basis.

The flat covering to the rear two storey projection will be found to have a limitedlife span.

Where seen within the accessible roof space wood boring insect infestation wasevident to original timbers.

Notes

Rainwater fittings

Repair category 2

Gutters require to be cleared of vegetation and debris in the short term and on aregular basis.

Notes

Main walls

Repair category 1

Within the limitations of our inspection, no significant defects were noted, howevernormal levels of maintenance are recommended.

The usual signs of erosion and cracking through external walls was noted in partswhich may require future attention.

Notes

Windows, external doors and joinery

Repair category 2

The windows to the property are of mixed vintage. Due to the installation ofsecondary glazing internally it was not possible to full access some of thewindows for opening and shutting. It was noted however that there are somemissing window cords which will require attention.

Improvements to draught proofing of external doors may be beneficial.

Notes

External decorations

Repair category 1

The external decoration of the property is generally of a satisfactory standardalthough some areas are nearing the point of requiring attention.

Notes

Single Survey

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Conservatories/porches

Repair category -

N/ANotes

Communal areas

Repair category -

N/ANotes

Garages and permanent outbuildings

Repair category -

N/ANotes

Outside areas and boundaries

Repair category 1

Garden grounds appeared adequately maintained. General pointing to boundarywalling may be beneficial in parts.

The full extent of grounds and boundaries should be confirmed by your legaladviser.

Notes

Ceilings

Repair category 1

Within the limitations of our inspection no significant defects were noted.

The ceiling within the ground floor WC has recently been replaced due to leakagefrom the shower room above. We understand that the defect has been rectifiedalthough cosmetic repairs remain outstanding.

Notes

Internal walls

Repair category 1

Within the limitations of our inspection no significant defects were noted.Notes

Single Survey

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Floors including sub-floors

Repair category 1

Where access was gained the flooring was found to be generally hard, sound andfree from significant defect.

Notes

Internal joinery and kitchen fittings

Repair category 1

Within the limitations of our inspection no significant defects were noted.

Various glazed panels have been incorporated to internal doors. It is assumedthat the glazing has been fitted with toughened glass.

Notes

Chimney breasts and fireplaces

Repair category 1

It is assumed that the wood burning stoves have been installed in accordancewith manufacturer's recommendations for fluing and ventilation and have alwaysutilised the correct type of fuel. The appliances have not been tested byourselves and is therefore presumed in full, safe working order. The flues shouldbe regularly swept.

Notes

Internal decorations

Repair category 1

The property is in good decorative order.Notes

Cellars

Repair category -

N/ANotes

Electricity

Repair category 1

We understand that the property was fully rewired in 2006 and a visual inspectionof the installation revealed no significant defects or deficiencies, howeverbecause of the specialist nature of the installation if you want to ensure noproblems arrange a drainage test by an appropriate specialist.

It should be borne in mind that only the most recently fully rewired and newly builtproperties fully comply with current regulations.

The Institute of Engineering and Technology recommends that inspections and

Notes

Single Survey

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testings are undertaken at least every ten years and on a change of occupancy.It should be appreciated that only the most recently constructed or re-wiredproperties will have installations which fully comply with present IET regulations.

Gas

Repair category 1

In the interests of safety and in light of recent regulations it would be prudent tohave all gas appliances checked by a Gas Safe registered contractor.

Notes

Water, plumbing and bathroom fittings

Repair category 1

No tests have been undertaken of the system, however within the limitations ofour inspection, no significant defects were noted.

Regular maintenance will be required to the seals around the bath/showers. Noinspection was possible of the areas beneath which are assumed to be insatisfactory condition.

Notes

Heating and hot water

Repair category 1

It is assumed that the central heating system has been properly installed, updatedand maintained to meet with all current regulations and standards with particularregard to fluing and ventilation requirements.

It is good practice to have the system on a service contract with a gas saferegistered contractor to ensure adequate servicing and maintenance.

We understand that the property benefits from the remainder of the manufacture'sguarantee/warranty.

Notes

Drainage

Repair category 1

All foul and surface water drainage is assumed to be to the main public sewer.The system was not tested.

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 12 of 14


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 2

Chimney stacks 1

Roofing including roof space 2

Rainwater fittings 2

Main walls 1

Windows, external doors and joinery 2

External decorations 1

Conservatories/porches -

Communal areas -

Garages and permanent outbuildings -

Outside areas and boundaries 1

Ceilings 1

Internal walls 1

Floors including sub-floors 1

Internal joinery and kitchen fittings 1

Chimney breasts and fireplaces 1

Internal decorations 1

Cellars -

Electricity 1

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 13 of 14


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

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 14 of 14


Availability and adequacy of any specialist guarantees relating to previous works.

Service record/warranty for heating system including multi fuel stoves.

Extent of grounds and boundaries.

The property was converted from former public house premises to residential use in approximately 2006 andthere have been further internal alterations carried out since this time. It should be confirmed that all necessaryLocal Authority consents and approvals have been obtained for the works. We understand the property is listedas being of special architectural historical interest and is also located in a conservation village, the implications ofwhich should be noted.

For Reinstatement Cost Assessment purposes, it is recommended that the subjects be insured for a sum of notless than £550,000 (FIVE HUNDRED AND FIFTY THOUSAND POUNDS STERLING). This figure is the estimateof the cost of rebuilding the premises and bears no direct relationship to current market value.

Having considered matters, taking account of our general observations on site, we are of the opinion that theMarket Value of the subjects in their present condition and with the benefit of vacant possession may be fairlystated in the sum of £250,000 (TWO HUNDRED AND FIFTY THOUSAND POUNDS STERLING).

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 [375944 = 6860 ]Electronically signed

David P Marr

J & E Shepherd

11 Wemyssfield, Kirkcaldy, KY1 1XN

15th October 2018

Permanent outbuildings:

© Quest End Computer Services Limited 2008All rights reserved

Page 1 of 4


Property Address

Address THE CORNER HOUSE, 73 JAMES STREET, PITTENWEEM, ANSTRUTHER, KY10 2QNSeller's Name Ms W RundleDate of Inspection 8th October 2018

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 blockNo. of units in block

Approximate Year of Construction 1900

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 useOther (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)

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

123 m² (Internal) m² (External)

X Yes No

Single garage Double garage X 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.

A full gas fired central heating system installed.


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)

X Residential suburb Residential within town / city Mixed residential / commercial Mainly commercial

Commuter village Remote village Isolated rural property Other (specify in General Remarks)

X Made up road Unmade road Partly completed new road Pedestrian access only Adopted Unadopted

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

X Tile 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

X Yes No

The subjects form part of an established residential area towards the eastmost end of James Street at its junctionwith Marygate and Milton Place. Essential facilities and amenities are available within the village and St Andrewstown centre is within easy commuting distance.

This is well presented property which appears to be in a condition consistent with age and type of construction.As is common place with older properties the need for ongoing maintenance particularly to the external fabric ofthe building should be anticipated.

The property has suffered from structural movement although this appears longstanding.

The property was converted from former public house premises to residential use in approximately 2006 andthere have been further internal alterations carried out since this time. It should be confirmed that all necessaryLocal Authority consents and approvals have been obtained for the works. We understand the property is listedas being of special architectural historical interest and is also located in a conservation village, the implications ofwhich should be noted.

None.


Page 3 of 4


General Remarks

Essential Repairs

Estimated cost of essential repairs £ Retention recommended? Amount £


Yes X No

The property forms suitable security for mortgage purposes subject to the specific lending criteria of anymortgage provider.

(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 £ 250,000

Market value on completion of essential repairs £Insurance reinstatement value £ 550,000

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 £ N/A

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

Declaration

Signed Security Print Code [375944 = 6860 ]Electronically signed by:-

Surveyor's name David P Marr

Professional qualifications BSc MRICS

Company name J & E Shepherd

Address 11 Wemyssfield, Kirkcaldy, KY1 1XN

Telephone 01592 205442

Fax 01592 640567

Report date 15th October 2018


Yes X No

Yes No

Property Questionaire

Property Address 73,James Street,Pittenweem,ANSTRUTHER,Fife,KY10 2QN

Seller(s) Mrs Wendy Rundle

Completion date of property questionnaire 8.10.18

1 / 6

Note for sellers

Please complete this form carefully. It is important that your answers are correct.The information in your answers will help ensure that the sale of your house goes smoothly. Pleaseanswer each question with as much detailed information as you can.If anything changes after you fill in this questionnaire but before the date of entry for the sale of yourhouse, tell your solicitor or estate agent immediately.

Information to be given to prospective buyer(s)

1. Length of ownership

How long have you owned the property? 12

2. Council tax

Which Council Tax band is your property in? e

3. Parking

What are the arrangements for parking at your property? Driveway

4. Conservation area

Is your property in a designated Conservation Area (that isan area of special architectural or historical interest, thecharacter or appearance of which it is desirable to preserveor enhance)?

yes

5. Listed buildings

Is your property a Listed Building, or contained within one(that is a building recognised and approved as being ofspecial architectural or historical interest)?

yes

6. Alterations/additions/extensions

a) (i) During your time in the property, have you carried outany structural alterations, additions or extensions (forexample, provision of an extra bath/shower room, toilet, orbedroom)? If you have answered yes, please describebelow the changes which you have made:

yes

(details) Extra shower room in box room whereboiler is situated

(ii) Did you obtain planning permission, building warrant,completion certificate and other consents for this work? Ifyou have answered yes, the relevant documents will beneeded by the purchaser and you should give them to yoursolicitor as soon as possible for checking. If you do not havethe documents yourself, please note below who has thesedocuments and your solicitor or estate agent will arrange toobtain them:

no

b) Have you had replacement windows, doors, patio doors ordouble glazing installed in your property? If you haveanswered yes, please answer the three questions below:

yes

2 / 6

(i) Were the replacements the same shape and type as theones you replaced?

yes

(ii) Did this work involve any changes to the window or dooropenings?

no

(iii) Please describe the changes made to the windowsdoors, or patio doors (with approximate dates when thework was completed): Please give any guarantees whichyou received for this work to your solicitor or estate agent.

2017 new patio doors leading into garden

7. Central heating

a) Is there a central heating system in your property? (Note: apartial central heating system is one which does not heatall the main rooms of the property - the main living room,the bedroom(s), the hall and the bathroom).

yes

If you have answered yes or partial - what kind of centralheating is there? (Examples: gas-fired, solid fuel, electricstorage heating, gas warm air). If you have answered yes,please answer the three questions below:

gas-fired

(i) When was your central heating system or partial centralheating system installed?

2013

(ii) Do you have a maintenance contract for the centralheating system?If you have answered yes, please give details of thecompany with which you have a maintenance contract:

no

8. Energy Performance Certificate

Does your property have an Energy Performance Certificatewhich is less than 10 years old?

no

9. Issues that may have affected your property

a) Has there been any storm, flood, fire or other structuraldamage to your property while you have owned it?

no

If you have answered yes, is the damage the subject of anyoutstanding?

#

b) Are you aware of the existence of asbestos in yourproperty?

no

10. Issues that may have affected your property

a) Please select which services are connected to yourproperty:

Gas or Liquid Petroleum Gas, Water Mainsor Private Water Supply, Electricity, MainsDrainage, Telephone, Cable TV orSatellite, Broadband

b) Is there a septic tank system at your property? no

(i) Do you have appropriate consents for the discharge fromyour septic tank?

#

(ii) Do you have a maintenance contract for your septictank?

#

11. Responsibilities for shared or common areas

3 / 6

a) Are you aware of any responsibility to contribute to the costof anything used jointly, such as the repair of a shareddrive, private road, boundary, or garden area?

no

b) Is there a responsibility to contribute to repair andmaintenance of the roof, common stairwell or othercommon areas?

#

c) Has there been any major repair or replacement of any partof the roof during the time you have owned the property?

#

d) Do you have the right to walk over any of your neighboursproperty - for example to put out your rubbish bin or tomaintain your boundaries?

#

e) As far as you are aware, do any of your neighbours havethe right to walk over your property, for example to put outtheir rubbish bin or to maintain their boundaries?

#

f) As far as you are aware, is there a public right of wayacross any part of your property? (public right of way is away over which the public has a right to pass, whether ornot the land is privatel-owned.)

#

12. Charges associated with your property

a) Is there a factor or property manager for your property? no

b) Is there a common buildings insurance policy? #

c) Please give details of any other charges you have to pay ona regular basis for the upkeep of common areas or repairworks, for example to a residents' association, ormaintenance or stair fund.

13. Specialist works

a) As far as you are aware, has treatment of dry rot, wet rot,damp or any other specialist work ever been carried out toyour property?

If you have answered yes, please say what therepairs were for, whether you carried out the repairs(and when) or if they were done before you boughtthe property:

no

b) As far as you are aware, has any preventative work for dryrot, wet rot, or damp ever been carried out to yourproperty?

yes

If you have answered yes, please give details: Damp course prior to us buying propertyin 2006

c) If you have answered yes to 13(a) or (b), do you have anyguarantees relating to this work?If you have answered yes, these guarantees will be neededby the purchaser and should be given to your solicitor assoon as possible for checking. If you do not have themyourself please write below who has these documents andyour solicitor or estate agent will arrange for them to beobtained. You will also need to provide a description of thework carried out. This may be shown in the originalestimate.

no

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14. Guarantees

a) Are there any guarantees or warranties for any ofthe following:

i) Electrical work no

ii) Roofing no

iii) Central Heating yes

iv) National House Building Council (NHBC) no

v) Damp course yes

b) If you have answered 'yes' or 'with title deeds', please givedetails of the work or installations to which theguarantee(s) relate(s):

c) Are there any outstanding claims under any of theguarantees listed above?

no

15. Boundaries

So far as you are aware, has any boundary of your propertybeen moved in the last 10 years?

no

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16. Notices that affect your propertyIn the past three years have you ever received anotice:

a) advising that the owner of a neighbouring property hasmade a planning application?

no

b) that affects your property in some other way? no

c) that requires you to do any maintenance, repairs orimprovements to your property?

no

If you have answered yes to any of the above, please givethe notices to your solicitor or estate agent, including anynotices which arrive at any time before the date of entry ofthe purchaser of your property.

Declaration by the seller(s)/or other authorised body or person(s)

I/We confirm that the information in this form is true and correct to the best of my/our knowledgeand belief.

Signature(s) Wendy Rundle

Date 8.10.18

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