6, CREITY HALL ROAD , MILTON OF BUCHANAN, GLASGOW, G63 · PDF fileElmhurst Energy Systems RdSAP Calculator v2.06r14 (SAP 9.92) Page 1 of 5 Recommendations Report 6 CREITY HALL ROAD,

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

Scotland6 CREITY HALL ROAD, MILTON OF BUCHANAN, GLASGOW, G63 0JA

Dwelling type: Semi-detached houseDate of assessment: 07 March 2016Date of certificate: 07 March 2016Total floor area: 94 m2

Primary Energy Indicator: 153 kWh/m2/year

Reference number: 0435-1021-9207-1836-2900Type 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* £2,502

Over 3 years you could save* £393

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

109A(92 plus)

83B(81-91)

C(69-80)

D(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 B (83). 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

103A(92 plus)

B(81-91)

80C(69-80)

D(55-68)

E(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 C (80). 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 Floor insulation (solid floor) £4,000 - £6,000 £189.00

2 Heating controls (room thermostat) £350 - £450 £96.00

3 Solar water heating £4,000 - £6,000 £105.00

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

A Green Deal has paid to install energy efficiency improvementsat this property. A daily Green Deal charge is payable via theelectricity bill. Important details about the Green Deal on thisproperty, including the amount of the charge, can be found in

the 'Information about the Green Deal' section at the end of thisEPC.

Page 1 of 5Elmhurst Energy Systems RdSAP Calculator v2.06r14 (SAP 9.92)

Recommendations Report6 CREITY HALL ROAD, MILTON OF BUCHANAN, GLASGOW, G63 0JA07 March 2016 RRN: 0435-1021-9207-1836-2900

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 System built, with external insulation

Roof Pitched, 350 mm loft insulation

Floor Solid, no insulation (assumed)

Windows Fully double glazed

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 all 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 27 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 2.6 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 2.5 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 £1,959 over 3 years £1,671 over 3 years

Hot water £342 over 3 years £237 over 3 years

Lighting £201 over 3 years £201 over 3 years

Totals £2,502 £2,109

You couldsave £393

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

B 85 B 82

B 86 B 84

B 88 B 86

A 109 A 103

1 Floor insulation (solid floor) £4,000 - £6,000 £63

2 Upgrade heating controls £350 - £450 £32

3 Solar water heating £4,000 - £6,000 £35

4 Wind turbine £15,000 - £25,000 £590

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:

Solar photovoltaics


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 Floor insulation (solid floor)Insulation of a floor will significantly reduce heat loss; this will improve levels of comfort, reduce energy use andlower fuel bills. Insulating solid floors can present challenges; insulation laid on top of existing solid floors mayimpact on existing doors and finishes whilst lifting of a solid floor to insert insulation below will requireconsideration of the potential effect on both structural stability and damp proofing. It is advised to seek advicefrom a Chartered Structural Engineer or a registered Architect about this if unsure. Further information aboutfloor insulation is available from many sources including www.energysavingtrust.org.uk/scotland/Insulation/Floor-insulation. Building regulations generally apply to this work and may also require a building warrant so it is bestto check this with your local authority building standards department.

2 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 obtain advice from your local authority building standards department and from a qualified heating engineer.

3 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.

4 Wind turbineA wind turbine provides electricity from wind energy. This electricity is used throughout the home in the sameway as the electricity purchased from an energy supplier. Wind turbines are not suitable for all properties. Thesystem’s effectiveness depends on local wind speeds and the presence of nearby obstructions, and a sitesurvey should be undertaken by an accredited installer. Planning permission might be required and buildingregulations generally apply to this work and a building warrant may be required, so it is best to check these withyour local authority. The assessment does not include the effect of any Feed-in Tariff which could appreciablyincrease the savings that are shown on this EPC for a wind turbine, provided that both the product and theinstaller are certified by the Microgeneration Certification Scheme (or equivalent). Details of local MCS installersare available at www.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) 10,024 N/A N/A N/A

Water heating (kWh per year) 2,209

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. Gerry BradyAssessor membership number: EES/008678Company name/trading name: Hardies Property & Construction ConsultantsAddress: Suite 1.31, The Innovation Centre 1 Ainslie Road

Hillington ParkGlasgowG52 4RU

Phone number: 01315 579300Email 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

This Certificate and Recommendations Report will be available to view online by any party with access to the reportreference number (RRN) and to organisations delivering energy efficiency and carbon reduction initiatives on behalf ofthe Scottish and UK Governments. If you are the current owner or occupier of this building and do not wish this data tobe used by these organisations to contact you in relation to such initiatives, please opt out by visitingwww.scottishepcregister.org.uk and your data will be restricted accordingly. Further information on this and on EnergyPerformance Certificates in general can be found at www.scotland.gov.uk/epc.

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Information about the Green DealPlan relating to this property

Energy Performance CertificateRRN: 9055-1921-9200-1534-2904

The Green Deal Plan can be paid off early,although charges may apply. The Green Deal Planis an unsecured loan, which is regulated by theConsumer Credit Act 1974. It is designed to saveyou at least as much money as you will have torepay. However, the actual level of your savingswill depend on how much energy you use (e.g. toheat your property) and the future cost of energy.

A Green Deal Plan has paid to install energyefficiency improvements at this property. If youbecome responsible for paying the electricitybill, you will be required to pay the Green Dealcharge set out below. Also, you must complywith the terms and conditions in the GreenDeal Plan. You should ask for a copy of the upto date Green Deal Plan from the owner of theproperty or the landlord and familiariseyourself with the contents.

Current charge amount: £0.86 per dayPayment period start: 20/01/2015Payment period end: 12/09/2037Interest rate payable: fixed at 8.24% APR

This is the current charge amount but there can besubsequent charging periods with different chargeamounts depending on the detail of the Plan

Plan charges:

are payable as part of the electricity bill.•reduce as each improvement is paid-off.•

GD Plan number: AC0000114805Green Deal Provider: Home Energy and LifestyleManagement LimitedTel: 0800 138 9494Email: [email protected] EPC can only be used to disclose the Green DealPlan until 7 Mar 2017. From 8 Mar 2017 a further versionshould be retrieved from www.scottishepcregister.org.ukusing the EPC Report Reference Number (RRN above)

Current charge amount: £0.86 per dayPayment period start: 20/01/2015Payment period end: 12/09/2037Interest rate payable: fixed at 8.24% APR

This is the current charge amount but there can besubsequent charging periods with different chargeamounts depending on the detail of the Plan

Plan charges:

are payable as part of the electricity bill.•reduce as each improvement is paid-off.•

GD Plan number: AC0000114805Green Deal Provider: Home Energy and LifestyleManagement LimitedTel: 0800 138 9494Email: [email protected] EPC can only be used to disclose the Green DealPlan until 7 Mar 2017. From 8 Mar 2017 a further versionshould be retrieved from www.scottishepcregister.org.ukusing the EPC Report Reference Number (RRN above)

Improvements installed Paid-off in

Solar photovoltaic panels (3..5kWp, orientation S) May 2037

Estimates of how these improvements could reduceannual energy bills for a typical userTotal: £339 p.a. Gas: £0 p.a. Electricity: £339 p.a. Other:£0 p.a.Most improvements reduce the energy used for heating.These estimates are based on:

the original Green Deal assessment;•the improvements installed by this Plan (opposite);•typical energy use for this type of property, usingcurrent energy prices.

•

If you are a low user of energy you may not achievethese estimated savings.

Improvements installed Paid-off in

Solar photovoltaic panels (3..5kWp, orientation S) May 2037

Estimates of how these improvements could reduceannual energy bills for a typical userTotal: £339 p.a. Gas: £0 p.a. Electricity: £339 p.a. Other:£0 p.a.Most improvements reduce the energy used for heating.These estimates are based on:

the original Green Deal assessment;•the improvements installed by this Plan (opposite);•typical energy use for this type of property, usingcurrent energy prices.

•

If you are a low user of energy you may not achievethese estimated savings.

Other important information

This Green Deal Plan is regulated by the Consumer CreditAct 1974. This provides certain protections to those paying thePlan instalments through their electricity bill.The improvements listed above were installed under this GreenDeal Plan and are due to be paid off at the times specified. If animprovement listed above has not been paid off, you shouldcheck that:

it is still in place;•no alterations have been made to this property that wouldreduce its effectiveness;

•

it has been maintained in line with guidance from the GreenDeal Provider.

•

If, after taking-on this property, you are considering or carryingout renovations that may impact on the improvements installedunder this plan, or you notice that such changes have alreadybeen made, you must contact your Green Deal Provider.

Mandatory product guarantees are supplied for at least fiveyears. These may be subject to maintenance or servicingrequirements and you should check these have been met.Charges may apply if you decide to repay this Green Deal Planearly and these details are set out in the Plan.If you take on this property, you may have to repay this Planearly if you want to demolish this property or permanentlydisconnect the electricity supply – contact your Green DealProvider for further details.New bill payers are advised to contact their energy supplier whenthey take on a Green Deal property, particularly if the propertyhas a pre-payment meter.Further information can be found on the Green Deal Plan, acopy of which can be obtained from the owner of theproperty, or from the Green Deal Provider with the owner’sconsent.

survey report on:

6 Creity Hall Road, Milton of Buchanan,GLASGOW, G63 0JA7th March 2016 HP442559

6 Creity Hall RoadMilton of BuchananGLASGOWG63 0JA

Mr T & Mrs A Palmer

c/o Purple Bricks

Hardies Property & Construction Consultants

7th March 2016

Single Survey

Property address

Customer

Customer address

Prepared by

Date of inspection

1

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

Page 1 of 6


PART 1 - GENERAL1.1 THE SURVEYORS

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

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

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

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

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

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

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

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

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

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

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

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

Terms and Conditions

1.2

2


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1.3

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

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

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

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

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

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

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

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

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


1.4

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.


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1.6 INTELLECTUAL PROPERTYAll intellectual property rights whatsoever (including copyright) in and to the Report, excluding theheadings and rubrics, are the exclusive property of the Surveyors and shall remain their exclusiveproperty unless they assign the same to any other party in writing.

PAYMENTThe Surveyors are entitled to refrain from delivering the Report to anyone until the fee and othercharges for it notified to the Seller have been paid. Additional fees will be charged for subsequentinspections and Reports.

CANCELLATIONThe Seller will be entitled to cancel the inspection by notifying the Surveyor's office at any time beforethe day of the inspection.

The Surveyor will be entitled not to proceed with the inspection (and will so report promptly to theSeller) if after arriving at the property, the Surveyor concludes that it is of a type of construction ofwhich the surveyor has insufficient specialist knowledge to be able to provide the inspectionsatisfactorily. The Surveyor will also be entitled not to proceed if after arriving at the property, thesurveyor concludes that the property is exempt under Part 3 of The Housing (Scotland) Act 2006 asdetailed in the (Prescribed Documents) Regulations 2008. If there is a potential threat to their healthor personal safety, the inspection may be postponed or cancelled, at the Surveyor's discretion.

In the case of cancellation or the inspection not proceeding, the Surveyor will refund any fees paid bythe Seller for the inspection and Report, except for expenses reasonably incurred and any fee due inlight of the final paragraph of this section.

In the case of cancellation by the Seller, for whatever reason, after the inspection has taken place butbefore a written report is issued, the Surveyor will be entitled to raise an Invoice equivalent to 80% ofthe agreed fee.

PRECEDENCEIf there is any incompatibility between these Terms and Conditions and the Report, these Terms andConditions take precedence.

DEFINITIONS


1.7

1.8

1.9

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;


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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.


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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.


2.3

2.4

2.5

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 15


Description

Accommodation

Gross internal floor area (m²)

Neighbourhood and location

Age

Weather

Chimney stacks

Roofing including roof space

Single Survey

The subjects comprise a two storey, semi detached house withsolar roof panels, parking bay and garden grounds.

Ground Floor: Entrance Hall, Living Room, Kitchen, ShowerRoom/Toilet.

First Floor: Three Bedrooms.

94m2.

The property is situated in the residential hamlet of Milton ofBuchanan, developed by similar semi detached properties. Theproperty has rural aspects to the front and rear elevations. Milton ofBuchanan lies approximately 2 miles from Drymen where localservices and amenities are available.

Circa 1950.

Dry and sunny.

Visually inspected with the aid of binoculars whereappropriate.

Brick and rendered chimney stack with concrete coping. It isunderstood the chimney has been capped.

Sloping roofs were visually inspected with the aid ofbinoculars where appropriate.

Flat roofs were visually inspected from vantage points withinthe property and where safe and reasonable to do so from a3m ladder externally.

Roof spaces were visually inspected and were entered wherethere was safe and reasonable access, normally defined asbeing from a 3m ladder within the property.

Page 2 of 15


Rainwater fittings

Main walls

Windows, external doors and joinery

External decorations

Single Survey

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

The roof is dual pitched, clad with interlocking concrete tiles.

The roof space is a pitched steel truss with timber sarking, lightconcrete block party wall and approximately 350mm of fibre quiltinsulation laid between and over the ceiling joists.


PVC ogee gutters discharging into PVC downpipes.


Foundations and concealed parts were not exposed orinspected.

The external walls are of non traditional construction being a"Cruden Rural" house type.

The property has poured concrete external leaf walls with aninternal leaf of timber frame and fibre board, all supported by asteel frame.

This house type is not one of those which is designated asdefective under the Housing Scotland Act.

The building has been renovated externally by the provision ofexternal wall insulation coated with a new dry dash render. Thiswork appears to have been carried out in the relatively recent past.

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.

All of the windows and doors have been renewed at some time inthe relatively recent past with modern uPVC double glazed units.

The skew at the gable wallhead is formed in galvanised metal.

Visually inspected.

Self coloured finishes.

Page 3 of 15


Conservatories / porches

Communal areas

Garages and permanent outbuildings

Outside areas and boundaries

Ceilings

Internal walls

Floors including sub floors

Internal joinery and kitchen fittings

Single Survey

None.

None.

Visually inspected.

LPG tank within the rear garden. Timber sheds within the reargarden

Visually inspected.

The front forecourt is given over largely to a parking bay finishedwith hardcore.

The rear garden is laid mainly in lawn bounded by timber fencing.

Visually inspected from floor level.

The ceilings are of fibre board and plasterboard.

Visually inspected from floor level.

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

The internal walls are timber stud and plasterboard or fibre board.

Surfaces of exposed floors were visually inspected. Nocarpets or floor coverings were lifted.

Sub-floor areas were inspected only to the extent visible froma readily accessible and unfixed hatch by way of an inverted"head and shoulders" inspection at the access point.

Physical access to the sub floor area may be taken if theSurveyor deems it is safe and reasonable to do so, and subjectto a minimum clearance of 1m between the underside of floorjoists and the solum as determined from the access hatch.

Floors to the ground floor are solid concrete.

The upper floors are suspended timber.

There is no sub floor area.

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

Kitchen units were visually inspected excluding appliances.

The internal joinery is largely original to the property withpredominantly timber panel doors although the kitchen has a pineand glazed door and pine skirting was evident within the livingroom.

Page 4 of 15


Chimney breasts and fireplaces

Internal decorations

Cellars

Electricity

Gas

Single Survey

The kitchen is fitted with ash veneer wall and base units withformica worktop.

Visually inspected.

No testing of the flues or fittings was carried out.

There is an internal chimney breast within the living room, however,it is understood that the chimney has been capped and is nowredundant.

There is a solid fuel burning stove insitu at the chimney breast inthe living room, however, this is redundant.

Visually inspected.

Wallpaper and emulsion finishes to the walls and ceilings. Bareplasterboard finish to the front bedroom ceiling which has recentlybeen renewed.

Gloss painted and natural wood finishes to the internal joinery.

None.

Accessible parts of the wiring were visually inspected withoutremoving fittings. No tests whatsoever were carried out to thesystem or appliances. Visual inspection does not assess anyservices to make sure they work properly and efficiently andmeet modern standards. If any services are turned off, thesurveyor will state that in the report and will not turn them on.

A mains electricity supply is connected.

The property has the benefit of 12 solar panels to the front elevationwhich is connected to the electric meter.

It is understood that this system provides free electricity duringdaylight hours.

It is further understood that the solar panels are leased from theowner energy company although there is an option to purchasethe solar panels for a sum of £8,000.

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.

An LPG gas supply is provided. The tank is located within the reargarden.

Page 5 of 15


Water, plumbing, bathroom fittings

Heating and hot water

Drainage

Fire, smoke and burglar alarms

Any additional limits to inspection

Single Survey

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.

Where visible the plumbing system is run in modern copper pipingand PVC wastes.

The sanitary fittings comprise a modern three piece white suite withshower cabinet, wash hand basin and WC.

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


The property has the benefit of an LPG gas fired central heatingsystem powered by a Ferroli combination boiler which heats waterfilled radiators throughout the property and also providesinstantaneous hot water.

Temperature control of the heating system is by means of aprogrammer at the boiler and thermostatic radiator valves.

Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

It is understood that there is a common septic tank system servicing6 of the properties in the street.

It is understood the septic tank is located within the garden groundsof an adjacent property.

Visually inspected.


The property has the benefit of smoke alarms at each floor level.

There is no intruder alarm system.

For flats / maisonettes

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

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

The building containing the flat, including any externalcommunal areas, was visually inspected only to the extent that

Page 6 of 15


Single Survey

the surveyor is able to give an opinion on the generalcondition and standard of maintenance.

The majority of the floors were obscured by tightly fitted floorcoverings and no meaningful examination of the floor surfacescould be undertaken.

There is no sub floor area.

Only a head and shoulders inspection was carried out of the roofspace due to health and safety considerations. The roof spacewas heavily insulated with fibre quilt which obscured services andfragile areas together with a lack of sufficient crawl boards.

All of the concealed areas are assumed to be free from significantdefect.

We have not carried out an inspection for Japanese Knotweed orother invasive plant species and unless otherwise stated for thepurposes of this report we have assumed that there is noJapanese Knotweed or other invasive plant species within theboundaries of the property or in neighbouring properties. Theidentification of Japanese Knotweed or other invasive plant speciesshould be made by a Specialist Contractor.

Page 7 of 15


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 8 of 15


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

No evidence of significant structural movement noted.Notes

Dampness, rot and infestation

Repair category 1

No defects of this nature noted within the curtilage of the house.

No evidence of significant condensation was noted at the date of inspection,however, it should be noted that this can alter due to varying weather conditionsand the occupation usage of the property.

Notes

Chimney stacks

Repair category 1

From our ground level inspection, the chimney stack appeared generally in fairrepair, however, the chimney stack is understood to be capped and redundant.

Notes

Roofing including roof space

Repair category 2

The property appears to be covered with its original interlocking concrete tile roof.Moss growth was noted to the roof tiling, particularly to the rear elevation andthis should be cleared to promote free drainage.

Roof tiles of this type and age will require regular and ongoing maintenancehaving a limited life expectancy. The implications of having to re-roof theproperty at some point in the future should be recognised, particularly with thepresence of solar panels to the front elevation.

Our inspection of the roof space confirmed the non traditional construction havinga steel frame supported roof.

Notes

Single Survey

Category 3 Category 2 Category 1

Page 9 of 15


The roof space appeared to be generally in fair repair at the visible areas,however, our inspection was severely restricted due to the presence of thickinsulation covering fragile areas and services.

Rainwater fittings

Repair category 2

Modern PVC components, however, the front gutters were noted to be chokedwith weeds and require to be cleared.

It was dry at the date of inspection. There was no staining to the surroundingbuilding fabric to indicate the presence of any leaks to the rainwater goods.

Notes

Main walls

Repair category 1

The property is of non traditional construction. The external walls have beenre-faced with insulation and new dry dash rendering in the relatively recent past.

At the date of inspection we noted no reportable defect to the external walls fromour ground level inspection. The external walls are dry lined internally withplasterboard or fibre board.

Notes

Windows, external doors and joinery

Repair category 1

All of the windows and doors have been renewed at some time in the relativelyrecent past with modern uPVC double glazed units.

Whilst there was no obvious defect on the date of our inspection, it should beappreciated that double glazed sealed units do have a limited life expectancy anddefective seals can lead to condensation between the panes necessitatingreplacement of the unit. This can sometimes only be obvious during adverseweather conditions.

Notes

External decorations

Repair category 1

Predominantly self coloured finishes.Notes

Conservatories/porches

Repair category -

None.Notes

Single Survey

Page 10 of 15


Communal areas

Repair category -

None.Notes

Garages and permanent outbuildings

Repair category 1

There is a large timber store within the rear garden with a flat roof covered withmineral felt.

There is a second dilapidated timber shed within the rear garden which has beenexcluded from the valuation.

Notes

Outside areas and boundaries

Repair category 1

The property has rural aspects to the front and rear elevation. No reportabledefect noted to the site at the visible areas.

Notes

Ceilings

Repair category 2

The front bedroom ceiling has been renewed with plasterboard as a result of aprevious leak which has now been repaired. The ceiling however remains to beskimmed and decorated.

Notes

Internal walls

Repair category 1

No evidence of significant defect noted to the internal walls at the visible areas.Notes

Floors including sub-floors

Repair category 1

The ground floors are solid concrete. The upper floors are suspended timber.

The floors were obscured by tightly fitted floor coverings, however, the floors werenoted to be relatively level with no significant loose or uneven flooring noted.

Notes

Single Survey

Page 11 of 15


Internal joinery and kitchen fittings

Repair category 2

Internal joinery features and kitchen fittings are somewhat dated and faded.Notes

Chimney breasts and fireplaces

Repair category 2

The chimney breast and fireplace are now redundant. The cast iron stoverequires to be removed.

Notes

Internal decorations

Repair category 3

The property requires comprehensive redecoration.Notes

Cellars

Repair category -

None.Notes

Electricity

Repair category 1

The wiring at the consumer unit is modern PVC cabling and the switchgearcontains a modern circuit breaking fusebox.

There is further switchgear connecting the solar panels to the main grid throughthe electric meter.

It should be noted that we are unable to comment upon concealed wiring and thatonly brand new or recently re-wired properties will fully comply with the most upto date IET Regulations.

Notes

Gas

Repair category 1

An LPG supply of gas is connected. It is recommended that all gas appliancesbe subject to an initial check to ensure that they are safe and comply withcurrent Gas Safety Regulations. Thereafter all appliances should be maintainedon an annual basis by Gas Safe engineers.

Notes

Single Survey

Page 12 of 15


Water, plumbing and bathroom fittings

Repair category 1

At the date of inspection the visible plumbing system appeared to be run inmodern copper piping with PVC wastes.

The sanitary fittings are all modern and all appear serviceable.

Notes

Heating and hot water

Repair category 1

No evidence of visible defect to the central heating components, however thesystem has not been tested.

Notes

Drainage

Repair category 1

The property has a shared common private septic tank drainage system. Thevaluation assumes that the system complies with SEPA regulations and that allservitudes and way leaves for the right of access for cleaning and maintenancehave been established.

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 13 of 15


Single Survey

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

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Category 3

Category 2

Category 1

Structural movement 1

Dampness, rot and infestation 1

Chimney stacks 1

Roofing including roof space 2

Rainwater fittings 2

Main walls 1

Windows, external doors and joinery 1

External decorations 1

Conservatories/porches -

Communal areas -

Garages and permanent outbuildings 1

Outside areas and boundaries 1

Ceilings 2

Internal walls 1

Floors including sub-floors 1

Internal joinery and kitchen fittings 2

Chimney breasts and fireplaces 2

Internal decorations 3

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 14 of 15


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

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

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

4. Are all door openings greater than 750mm?

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

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

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

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

Single Survey

X

X

X

X

X

X

X

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

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

4. Valuation and conveyancer issues

Page 15 of 15


It is assumed that tenure is Absolute Ownership.

It is assumed that the property is unaffected by any planning or road proposals.

It is assumed that the road fronting the property is adopted by the Local Authority.

The property has the benefit of solar panels which generates energy to the electric grid via the electric meter. Itis understood that the system is leased from a power supplier although there is an option to purchase the solarpanels for a sum of £8,000. It is recommended that any intending purchaser confirms that the lease terms andconditions are acceptable to both themselves and also to any proposed mortgage lender, prior to concluding apurchase.

The current cost of reinstating the property in its present form is estimated for insurance purposes to beapproximately £190,000 (ONE HUNDRED AND NINETY THOUSAND POUNDS).

In our opinion, the Market Value as at 7th March 2016 of the heritable subjects described herein, with vacantpossession, in their present condition, can be fairly stated in the sum of £125,000 (ONE HUNDRED ANDTWENTY FIVE THOUSAND POUNDS).

This report is provided in accordance with the Conditions of Engagement supplied.

This report is not the product of a building survey and all defects and other matters should be fully consideredand, where appropriate, be the subject of specialist and tradesmen's reports prior to the conclusion of Missives.

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 [539941 = 9288 ]Electronically signed

G T Brady

Hardies Property & Construction Consultants

Unit 1/31, 1 Ainslie Road, Hillington Park, Glasgow, G52 4RU

14th March 2016

Permanent outbuildings:

Timber shed.

© Quest End Computer Services Limited 2008All rights reserved

Page 1 of 4


Property Address

Address 6 Creity Hall Road, Milton of Buchanan, GLASGOW, G63 0JASeller's Name Mr T & Mrs A PalmerDate of Inspection 7th March 2016

Property Details

Property Type

Property Style

Does the surveyor believe that the property was built for the public sector,e.g. local authority, military, police?

Flats/Maisonettes only Floor(s) on which located No. of floors in block

No. of units in blockApproximate Year of Construction 1950

Tenure

Ground rent £ Unexpired years

Accommodation

Number of Rooms

Gross Floor Area (excluding garages and outbuildings)

Residential Element (greater than 40%)

Garage / Parking / Outbuildings

Available on site?

Mortgage Valuation Report

Lift provided?

X Absolute Ownership Leasehold

X House Bungalow Purpose built maisonette Converted maisonette

Purpose built flat Converted flat Tenement flat Flat over non-residential use

Other (specify in General Remarks)

Detached X Semi detached Mid terrace End terrace

Back to back High rise block Low rise block Other (specify in General Remarks)

X Yes No

Yes No

1 Living room(s) 3 Bedroom(s) 1 Kitchen(s)

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

94 m² (Internal) 105 m² (External)

X Yes No

Single garage Double garage X Parking space No garage / garage space / parking space

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.

LPG Gas fired radiator system.


Page 2 of 4


Construction

Walls

Roof

Special Risks

Has the property suffered structural movement?

If Yes, is this recent or progressive?

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

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

Service Connections

Drainage Water

Electricity Gas

Central Heating

Site

Location

Planning Issues

Has the property been extended / converted / altered?

If Yes provide details in General Remarks.

Roads


Rights of way Shared drives / access Garage or other amenities on separate site Shared service connections

Ill-defined boundaries Agricultural land included with property Other (specify in General Remarks)

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

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

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

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

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

Yes X No

Yes No

Yes X No

Mains X Private None X Mains Private None

X Mains Private None Mains X Private None

X Yes Partial None

Yes X No

The subjects comprise a semi detached house situated in the hamlet of Milton of Buchanan approximately 2miles from Drymen where all local services and amenities are available.

The property has rural aspects to the front and rear elevation.

The property is of non traditional construction being a "Cruden Rural" semi detached house. This is not one ofthose house types which is designated as defective under the terms of the Housing Scotland Act.

The external walls of the property have been refurbished with the application of insulation and a new externalrender coating.

The property has the benefit of 12 solar panels situated on the front roof slope. It is understood that these panelsprovide electricity directly to the electric meter and that electricity during daylight hours is free. The panels areunderstood to be leased from the energy supplier although there is understood to be an option to purchase thepanels for the sum of £8,000. This matter should be drawn to the attention of the mortgage provider, prior tocompletion of missives, to ensure that this arrangement with the power company complies with their guidelines.

At the date of inspection the building fabric appeared to have been maintained generally in fair repair althoughthe roof covering is original and affected by some moss growth. The roof is original and likely to require regularand ongoing maintenance. The cost implications of having to renew the roof covering at some point in the future,given the presence of solar panels to the front elevation, should be recognised.

Internally the property was found to require a degree of general redecoration and re-fitting. The overall conditionof the property has been reflected in the valuation provided.

None required for mortgage purposes, however, confirmation of the solar panel lease arrangements should beapproved by the lender prior to concluding missives.


Page 3 of 4


General Remarks

Essential Repairs

Estimated cost of essential repairs £ Retention recommended? Amount £


Yes X No

In our opinion the subjects form an adequate security for mortgage purposes in their present condition, subject toconfirmation that the solar panel lease arrangements fall within the lenders guidelines.

(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 £ 125,000

Market value on completion of essential repairs £Insurance reinstatement value £ 190,000

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 £

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

Declaration

Signed Security Print Code [539941 = 9288 ]Electronically signed by:-

Surveyor's name G T Brady

Professional qualifications BSc FRICS

Company name Hardies Property & Construction Consultants

Address Unit 1/31, 1 Ainslie Road, Hillington Park, Glasgow, G52 4RU

Telephone 0141 585 6373

Fax 0141 585 6372

Report date 14th March 2016


Yes X No

Yes No

Property address

1

Property Questionnaire

Seller(s) 2-3-16

Completion date of property questionnaire 2-3-16

6 CREITY HALL ROAD,MILTON OF BUCHANAN,GLASGOW,G63 0JA

Note for sellers

Information to be given to prospective buyer(s)

2


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. Please answereach 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 your house, tellyour solicitor or estate agent immediately.

How long have you owned the property? 7 years

Which Council Tax band is your property in? (Please circle)

What are the arrangements for parking at your property?

(Please tick all that apply)

1. Length of ownership

2. Council tax

3. Parking

Garage

Allocated parking space

Driveway

Shared parking

On street

Resident permit

Metered parking

Other (please specify):

4. Conservation area

Is your property in a designated Conservation Area (i.e. an area of specialarchitectural or historical interest, the character or appearance of which it isdesirable to preserve or enhance)?

Yes / No /Don't know

A B C D E F G H

3


5. Listed buildings

6. Alterations/additions/extensions

(iii) Please describe the changes made to the windows, doors or patio doors (with approximatedates when the work was completed):

Please give any guarantees which you received for this work to your solicitor or estate agent.

Yes / No

a. Yes / No

Yes / No

b. Yes / No

Yes / No

Yes / No

Is your property a Listed Building, or contained within one (i.e. a buildingrecognised and approved as being of special architectural or historicalinterest)?

(i) During your time in the property, have you carried out any structuralalterations, additions or extensions (for example, provision of an extrabath/shower room, toilet, or bedroom)?

If you have answered yes, please describe below the changes which you havemade:

(ii) Did you obtain planning permission, building warrant, completion certificateand other consents for this work?

If you have answered yes, the relevant documents will be needed by thepurchaser and you should give them to your solicitor as soon as possible forchecking.

If you do not have the documents yourself, please note below who has thesedocuments and your solicitor or estate agent will arrange to obtain them:

Have you had replacement windows, doors, patio doors or double glazinginstalled in your property?

If you have answered yes, please answer the three questions below:

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

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

4


7. Central heating

8. Energy Performance Certificate

9. Issues that may have affected your property

a. Yes / No /Partial

b.

c. Yes / No

d.

Yes / No

a. Yes / No

Yes / No

b. Yes / No

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

If you have answered yes / partial - what kind of central heating is there?(Examples: gas-fired, solid fuel, electric storage heating, gas warm air).

lpg gas

6-7 years ag0When was your central heating system or partial central heating systeminstalled?

Do you have a maintenance contract for the central heating system?

If you have answered yes, please give details of the company with which youhave a maintenance contract:

When was your maintenance agreement last renewed?(Please provide the month and year).

Does your property have an Energy Performance Certificate which is less than10 years old?

Has there been any storm, flood, fire or other structural damage to yourproperty while you have owned it?

If you have answered yes, is the damage the subject of any outstandinginsurance claim?

Are you aware of the existence of asbestos in your property?

If you have answered yes, please give details:

If you have answered yes, please answer the three questions below:

5


10. Services

a. Please tick which services are connected to your property and give details of thesupplier:

Gas /liquid petroleum gas

Water mains /private water supply

Electricity

Mains drainage

Telephone

Cable TV / satellite

Broadband

b. Yes / No

c. Yes / No /Don't know

d. Yes / No

Services Connected Supplier

flow gas

scottish water

scottish hydro

bt

sky

bt broad band

Is there a septic tank system at your property?

If you have answered yes, please answer the two questions below:

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

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

If you have answered yes, please give details of the company with which youhave a maintenance contract:

stirling council

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11. Responsibilities for Shared or Common Areas

12. Charges associated with your property

a. Yes / No /Don't Know

b. Yes / No /Not applicable

c. Yes / No

d. Yes / No

e. Yes / No

f. Yes / No

a. Yes / No

Are you aware of any responsibility to contribute to the cost of anything usedjointly, such as the repair of a shared drive, private road, boundary, or gardenarea?


Is there a responsibility to contribute to repair and maintenance of the roof,common stairwell or other common areas?


Has there been any major repair or replacement of any part of the roof duringthe time you have owned the property?

Do you have the right to walk over any of your neighbours' property - forexample to put out your rubbish bin or to maintain your boundaries?


As far as you are aware, do any of your neighbours have the right to walk overyour property, for example to put out their rubbish bin or to maintain theirboundaries?


As far as you are aware, is there a public right of way across any part of yourproperty? (public right of way is a way over which the public has a right topass, whether or not the land is privately-owned.)


Is there a factor or property manager for your property?

If you have answered yes, please provide the name and address, and givedetails of any deposit held and approximate charges:

7


13. Specialist works

b. Yes / No /Don't Know

Yes / No /Don't Know

c.

a. Yes / No

b. Yes / No

c. Yes / No

Is there a common buildings insurance policy?

If you have answered yes, is the cost of the insurance included in yourmonthly/annual factor's charges?

Please give details of any other charges you have to pay on a regular basis forthe upkeep of common areas or repair works, for example to a residents'association, or maintenance or stair fund.

As far as you are aware, has treatment of dry rot, wet rot, damp or any otherspecialist work ever been carried out to your property?

If you have answered yes, please say what the repairs were for, whether youcarried out the repairs (and when) or if they were done before you bought theproperty:

As far as you are aware, has any preventative work for dry rot, wet rot, or dampever been carried out to your property?


If you have answered yes to 13(a) or (b), do you have any guarantees relating tothis work?

If you have answered yes, these guarantees will be needed by the purchaserand should be given to your solicitor as soon as possible for checking. If youdo not have them yourself please write below who has these documents andyour solicitor or estate agent will arrange for them to be obtained. You will alsoneed to provide a description of the work carried out. This may be shown in theoriginal estimate.

Guarantees are held by:

8


14. Guarantees

a. Are there any guarantees or warranties for any of the following:

(i) Electrical work No Yes Don'tknow

Withtitle

deedsLost

(ii) Roofing No Yes Don'tknow

Withtitle

deedsLost

(iii) Central heating No Yes Don'tknow

Withtitle

deedsLost

(iv) NHBC No Yes Don'tknow

Withtitle

deedsLost

(v) Damp course No Yes Don'tknow

Withtitle

deedsLost

(vi)Any other work or installations? (forexample, cavity wall insulation,underpinning, indemnity policy)

No Yes Don'tknow

Withtitle

deedsLost

CannotAnswer*

CannotAnswer*

CannotAnswer*

CannotAnswer*

CannotAnswer*

CannotAnswer*

15. Boundaries

b.

c. Yes / No

Yes / No /Don't know

If you have answered 'yes' or 'with title deeds', please give details of the workor installations to which the guarantee(s) relate(s):

new external insulated external wall

Are there any outstanding claims under any of the guarantees listed above?


So far as you are aware, has any boundary of your property been moved in thelast 10 years?


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 knowledge andbelief.

9


16. Notices that affect your property

Signature(s):

Date:

In the past 3 years have you ever received a notice:

If you have answered yes to any of a-c above, please give the notices to your solicitor or estateagent, including any notices which arrive at any time before the date of entry of the purchaser ofyour property.

a. Yes / No /Don't know

b. Yes / No /Don't know

c. Yes / No /Don't know

advising that the owner of a neighbouring property has made a planningapplication?

that affects your property in some other way?

that requires you to do any maintenance, repairs or improvements to yourproperty?