altona 1 st combs court banff ab45 1gamr1.homeflow.co.uk/files/property_asset/image/3225/... ·...

ALTONA1 ST COMBS COURT

BANFFAB45 1GA

Energy performance certificate

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

ScotlandALTONA, 1 ST COMBS COURT, BANFF, AB45 1GA

Dwelling type: Detached houseDate of assessment: 24 October 2016Date of certificate: 24 October 2016Total floor area: 152 m2

Primary Energy Indicator: 305 kWh/m2/year

Reference number: 3016-9120-3109-0334-9922Type 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* £5,322

Over 3 years you could save* £2,505

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)

85B(81-91)

C(69-80)

60D(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 (60). 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)

82B(81-91)

C(69-80)

D(55-68)

51E(39-54

F(21-38)

G(1-20)

Not environmentally friendly - higher CO2 emissions

Environmental Impact (CO2) Rating

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

Your current rating is band E (51). The average ratingfor 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 Increase loft insulation to 270 mm £100 - £350 £492.00

2 Flat roof insulation £850 - £1,500 £135.00

3 Room-in-roof insulation £1,500 - £2,700 £282.00

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 7Elmhurst Energy Systems RdSAP Calculator v2.09r04 (SAP 9.92)

Recommendations ReportALTONA, 1 ST COMBS COURT, BANFF, AB45 1GA24 October 2016 RRN: 3016-9120-3109-0334-9922

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 Solid brick, as built, partial insulation (assumed)

Roof Pitched, no insulationFlat, limited insulation (assumed)Roof room(s), ceiling insulated

Floor Suspended, no insulation (assumed)

Windows Fully double glazed

Main heating Boiler and radiators, mains gas

Main heating controls Programmer, room thermostat and TRVs

Secondary heating None

Hot water From main system

Lighting Low energy lighting in 4% 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 54 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 8.2 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 5.0 tonnes per year. You could reduce emissions even more byswitching to renewable energy sources.

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Alternative measuresThere are alternative improvement measures which you could also consider for your home. It would be advisable toseek further advice and illustration of the benefits and costs of such measures.

Biomass boiler (Exempted Appliance if in Smoke Control Area)Micro CHP


Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £4,335 over 3 years £2,325 over 3 years

Hot water £507 over 3 years £246 over 3 years

Lighting £480 over 3 years £246 over 3 years

Totals £5,322 £2,817

You couldsave £2,505 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

D 63 D 55

D 64 D 57

D 66 D 60

C 70 D 65

C 73 C 70

C 75 C 71

C 77 C 74

C 78 C 76

B 85 B 82

1 Increase loft insulation to 270 mm £100 - £350 £164

2 Flat roof insulation £850 - £1,500 £45

3 Room-in-roof insulation £1,500 - £2,700 £94

4 Internal or external wall insulation £4,000 - £14,000 £160

5 Floor insulation (suspended floor) £800 - £1,200 £147

6 Low energy lighting for all fixedoutlets £110 £64

7 Replace boiler with new condensingboiler £2,200 - £3,000 £117

8 Solar water heating £4,000 - £6,000 £44

9 Solar photovoltaic panels, 2.5 kWp £5,000 - £8,000 £256

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.

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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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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 Loft insulationLoft insulation laid in the loft space or between roof rafters to a depth of at least 270 mm will significantly reduceheat loss through the roof; this will improve levels of comfort, reduce energy use and lower fuel bills. Insulationshould not be placed below any cold water storage tank, any such tank should also be insulated on its sides andtop, and there should be boarding on battens over the insulation to provide safe access between the loft hatchand the cold water tank. The insulation can be installed by professional contractors but also by a capable DIYenthusiast. Loose granules may be used instead of insulation quilt; this form of loft insulation can be blown intoplace and can be useful where access is difficult. The loft space must have adequate ventilation to preventdampness; seek advice about this if unsure. Further information about loft insulation and details of localcontractors can be obtained from the National Insulation Association (www.nationalinsulationassociation.org.uk).

2 Flat roof insulationInsulating a flat roof will significantly reduce heat loss through the roof; this will improve levels of comfort, reduceenergy use and lower fuel bills. Insulation can be placed on top of the roof under the waterproof membrane andshould particularly be considered when the waterproofing needs to be replaced. Further information about roofinsulation and details of local contractors can be obtained from the National Insulation Association(www.nationalinsulationassociation.org.uk). Building regulations generally apply to this work so it is best to checkthis with your local authority building standards department.

3 Room-in-roof insulationInsulating roof rooms will significantly reduce heat loss; this will improve levels of comfort, reduce energy useand lower fuel bills. If it has a flat ceiling insulation can usually be added above the ceiling, and sloping ceilingsand walls of roof rooms can be insulated using an internal lining board. Roof voids must have adequateventilation to prevent dampness; seek advice about this if unsure. Further information about roof room insulationand details of local contractors can be obtained from the National Insulation Association(www.nationalinsulationassociation.org.uk). Building regulations generally apply to this work so it is best to checkthis with your local authority building standards department.

4 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 planning permission might be required andthat building regulations apply to this work so it is best to check with your local authority whether a buildingwarrant or planning permission will be required.

5 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 this with your local authority building standards department.

6 Low energy lightingReplacement of traditional light bulbs with energy saving recommended ones will reduce lighting costs over thelifetime of the bulb, and they last up to 12 times longer than ordinary light bulbs. Also consider selecting lowenergy light fittings when redecorating; contact the Lighting Association for your nearest stockist of DomesticEnergy Efficient Lighting Scheme fittings.

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


7 Condensing boilerA condensing boiler is capable of much higher efficiencies than other types of boiler, meaning it will burn lessfuel to heat this property. This improvement is most appropriate when the existing central heating boiler needsrepair or replacement, however there may be exceptional circumstances making this impractical. Condensingboilers need a drain for the condensate which limits their location; remember this when considering remodellingthe room containing the existing boiler even if the latter is to be retained for the time being (for example a kitchenmakeover). Building regulations generally apply to this work and a building warrant may be required, so it is bestto obtain advice from your local authority building standards department and from a qualified heating engineer.

8 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.

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

Low and zero carbon energy sources

Your home's heat demand

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) 24,624 (3,038) N/A (2,825)

Water heating (kWh per year) 2,993

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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. Alan KennedyAssessor membership number: EES/016140Company name/trading name: J & E ShepherdAddress: 11 Dalrymple Street

FraserburghAB43 9BH

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:

Altona, 1 St Combs Court,Banff, AB45 1GA24th October 2016 HP474862

Altona1 St Combs CourtBanffAB45 1GA

Mr G Rennie

per Stewart & Watson, Solicitors65 High StreetBanffAB45 1AN

J & E Shepherd

24th October 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

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2


Page 2 of 6


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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


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the Seller;

any person(s) noting an interest in purchasing the Property from the Seller;

any person(s) who make(s) (or on whose behalf is made) an offer to purchase the Property,whether or not that offer is accepted by the Seller;

the Purchaser; and

the professional advisers of any of these.


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


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

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

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


Page 4 of 6


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

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

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

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

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


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

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

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

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

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

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

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

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

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


Page 5 of 6


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

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

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

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

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

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

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


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2.4

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 16


Description

Accommodation

Gross internal floor area (m²)

Neighbourhood and location

Age

Weather

Chimney stacks

Roofing including roof space

Single Survey

A one and a half storey detached dwellinghouse.

Ground Floor - Entrance vestibule, hallway, open plan livingroom/dining room/sun lounge, bedroom, study, dining kitchen andshower-room with wc.

First Floor - Two bedrooms and bathroom with wc.

152 square metres or thereby.

The subjects are situated within an established private residentialarea in the small coastal town of Banff. Surrounding properties aregenerally of a mixed residential nature and adequate localamenities can be found within easy reach.

Originally built around 1980, extended to the rear around 1983.

Dry.

Visually inspected with the aid of binoculars whereappropriate.

There is a single chimney stack, of block and harled construction,with a clay chimney pot and having cement mortar skews aroundthe chimney head. The chimney was inspected from ground levelonly.

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

of 16


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 of traditional pitched timber construction, externallyclad with plain style concrete interlocking tiles, and having a tiledridge. In addition, there are flat felt roofs over the single storeyside projection, first floor dormer and rear extension.

The main roof covering was inspected from ground level only. Theflat roofs over single storey sections were viewed with the aid of aladder. The flat roof to the dormer could not be clearly seen.

An inspection of the roof space over the property was carried out,access being gained into the apex section via a ceiling hatch withfixed ladder on the first floor landing, and into the eaves sectionsvia wall hatches in each of the first floor bedrooms. These areaswere found to be mainly floored although unlined. Inspectionwithin these areas was restricted due to stored goods andinsulation materials, in part.


Rainwater fittings comprise plain style round section pvc guttersand downpipes, having been replaced in the past. It was notraining at the time of inspection and the adequacy of the systemcould not be verified.


Foundations and concealed parts were not exposed orinspected.

The main walls are of traditional solid concrete block construction,externally harled. The extension walls appeared to be of similarconstruction.

Having regard to the age of the property, it is assumed that a dampproof course would have been incorporated within the main wallsduring the original construction works and subsequent extensionworks.

There is provision for sub-floor ventilation in the form of air vents inthe outer walls.

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, replaced in the past, are of pvc framed construction,all equipped with sealed unit double glazing.

of 16


External decorations

Conservatories / porches

Communal areas

Garages and permanent outbuildings

Outside areas and boundaries

Ceilings

Internal walls

Single Survey

External doors are of pvc construction, with sealed unit doubleglazed panels.

It is understood that the windows and doors were replaced around2003/04. Not all windows/doors were opened or tested inoperation.

There are pvc clad fascia and soffits to the external eaves aroundthe house.

There is no requirement for external decoration to the house.

There is no porch or conservatory.

There are no communal areas.

Visually inspected.

There is a single car garage attached to the house, of block andharled wall construction, with a flat felt roof, and concrete flooring.Vehicular access is provided by an electrically operated sectionalmetal up-and-over door to the front, and there is an interconnectingdoor into the house. There is electric power and light within thegarage.

There is a small external store at the side of the house, of block andharled wall construction, with a tiled roof.

Visually inspected.

The subjects are contained within a sloping site, with fairly smallareas of garden ground. The garden areas are partly in grass andpartly in shrubbery.

There is a steeply sloping, fairly narrow, tarmac surfaced accessdriveway at the front of the property. There are concrete pathsaround the house.

Site boundaries are defined by stone and concrete block walls. Thesite at the rear is supported by a retaining block wall.

Visually inspected from floor level.

Ceilings are plasterboard lined throughout.

Visually inspected from floor level.

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

Internal walls and partitions are plasterboard lined throughout.There are fully tiled walls in the bathroom and shower-room.

of 16


Floors including sub floors

Internal joinery and kitchen fittings

Chimney breasts and fireplaces

Internal decorations

Single Survey

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

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.

The flooring throughout the main accommodation is of suspendedtimber laid in chipboard. Within the entrance vestibule the flooringis of solid concrete. Inspection of the flooring was considerablyrestricted due to fixed and fitted floor coverings and furniturethroughout, and the majority was unseen.

We were unable to locate any hatches or loose sections of flooringto gain access to the sub-floor area and accordingly the underfloortimbers were unseen and we are unable to comment on theircondition.

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

Kitchen units were visually inspected excluding appliances.

Internal doors are partly of lightweight flush panel sapele timberconstruction, partly of traditional style lightweight timber panelledconstruction, and partly of timber and glass. Skirtings and doorfacings appeared to be of softwood.

A timber staircase provides access to the upper flooraccommodation.

There are built-in cupboards at various places within the property,and built-in wardrobes, with mirrored doors, in the first floorbedrooms.

The kitchen, re-fitted during 2016, is equipped with a range of walland base cupboards, worktop surfacing, stainless steel sink unitand drainer, and built-in oven, microwave, cooker hob and hood.

Visually inspected.

No testing of the flues or fittings was carried out.

There is a feature fyfestone fireplace in the lounge, with presentlydisused chimney breast.

Visually inspected.

Internal walls and ceilings are painted and/or papered. Joinerytimbers are painted throughout.

of 16


Cellars

Electricity

Gas

Water, plumbing, bathroom fittings

Single Survey

There are no cellars.

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 supply of electricity is laid on to the property. The electricmeter and fusebox, incorporating residual circuit breakers, arelocated within a small cupboard off the side vestibule. There is adistribution of 13 amp socket outlets throughout the mainaccommodation.

It is understood that the fusebox was replaced in 2012.

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.

A mains supply of gas is laid on to the property. The gas meter islocated within the garage.

The only gas appliance within the property is the central heatingboiler.

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.

A mains supply of water is laid on to the property. The mainstop-cock is located below the kitchen sink. The rising main wasunseen.

The plumbing system, where seen, comprises copper supply pipesand pvc waste pipes. There are two plastic cold water tanks and asmall feeder tank located within the apex section of roof space.

The shower-room, re-fitted in the past, is equipped with white threepiece sanitary fittings, together with an electric instantaneousshower unit.

The bathroom is fitted out on the original lines, with coloured threepiece sanitary fittings.

Areas below the bath and shower cubicle were unseen. Leakagecan often occur around sanitary fittings causing deterioration toconcealed areas which may only become apparent once the fittingsare removed.

of 16


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.


Space heating is provided by a gas fired central heating system. Afreestanding "Potterton" boiler located in the garage, suppliespressed steel radiators throughout the main accommodation, mostof which are individually thermostatically controlled.

Hot water is also provided by the central heating boiler, with electricimmersion back-up. A foam insulated copper hot water cylinder islocated within the eaves section of roof space.

Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

Drainage is assumed to be connected to the main public sewer.

Visually inspected.


At the time of inspection there was a battery operated smoke alarmfitted in the kitchen.

The property was in occupation, fully furnished and floor covered atthe time of inspection. Fixed and fitted floor coverings andfurnishings were not lifted or moved. No sub-floor inspection waspossible. Concealed areas around sanitary fittings and washingappliances were unseen. Inspection within the roof space wasrestricted due to stored goods and insulation materials. Inspectionwithin cupboards and wardrobes was restricted due to stored goodsand personal effects.

Externally, flat roofs were viewed, where possible, with the aid of aladder. The flat roof to the dormer could not be clearly seen.

Woodwork or other parts of the structure that were covered,unexposed or inaccessible have not been inspected and we aretherefore unable to confirm that any such part of the property is freefrom beetle, rot or other defects.

Not all windows/doors were opened or tested in operation.

An inspection for Japanese Knotweed was not carried out. This isa plant 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 noJapanese Knotweed within the boundaries of the property or onneighbouring properties. Identification of Japanese Knotweed isbest undertaken by a specialist contractor.

of 16


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 16


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 ongoing settlement, heave or structural movement was apparent.Notes

Dampness, rot and infestation

Repair category 1

No evidence of woodworm, dampness or timber rot was apparent, within thescope and limitations of the inspection.

Notes

Chimney stacks

Repair category 2

Cement skews at the base of the chimneyhead are loose/broken, and in need ofattention.

Notes

Roofing including roof space

Repair category 2

There is a covering of moss on the roof tiles, which should be cleared duringroutine maintenance.

The various flat felt roof sections appeared fairly old, where seen, and will have alimited lifespan. This type of roof covering can be prone to unexpected leaksand, in this case, may require repair or replacement in the short term. Furtheradvice in this regard should be obtained from a competent roofing contractor.

There is no insulation cover to parts of the eaves sections of roof space, and theprovision of insulation would reduce heat loss through the roof.

Notes

Single Survey

Category 3 Category 2 Category 1

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Rainwater fittings

Repair category 1

No visible defects which have a material effect on value were noted to therainwater fittings.

Notes

Main walls

Repair category 2

There is cracking in the harling to the outer walls, requiring repair to preventfurther deterioration.

Notes

Windows, external doors and joinery

Repair category 1

No visible defects which have a material effect on value were noted to thewindows and external doors.

Notes

External decorations

Repair category -

Not applicable.Notes

Conservatories/porches

Repair category -


Communal areas

Repair category -


Garages and permanent outbuildings

Repair category 2

The felt roof covering to the garage has a limited lifespan and is of a type whichcan be prone to unexpected leaks. Repair or replacement may be necessary inthe short term. Further advice in this regard should be obtained from acompetent roofing contractor.

Areas of cracked and bossed harling were noted to the front wall of the garage,

Notes

Single Survey

of 16


requiring repair to prevent further deterioration.

Outside areas and boundaries

Repair category 2

There is cracking and distortion evident to the retaining wall at the rear of the site.

Concrete pathways to the side and rear of the house are showing signs ofcracking and slippage in places.

Notes

Ceilings

Repair category 1

No visible defects which have a material effect on value were noted to ceilinglinings.

Notes

Internal walls

Repair category 1

No visible defects which have a material effect on value were noted to internalwalls and partitions.

Notes

Floors including sub-floors

Repair category 1

No visible defects which have a material effect on value were noted to theflooring, within the scope and limitations of the inspection.

The chipboard flooring is of a non-moisture resistant type which can be prone todeterioration due to damp absorption.

Notes

Internal joinery and kitchen fittings

Repair category 1

No visible defects which have a material effect on value were noted to internaljoinery and kitchen fittings.

Notes

Chimney breasts and fireplaces

Repair category 1

No visible defects which have a material effect on value were noted to thechimney breast and fireplace.

Notes

Single Survey

of 16


Internal decorations

Repair category 1

No visible defects which have a material effect on value were noted to the internaldecoration.

Notes

Cellars

Repair category -


Electricity

Repair category 1

No visible defects which have a material effect on value were noted to theelectrical installation, within the scope and limitations of the inspection.

The Institution of Engineering and Technology recommends that inspection andtestings are undertaken at least every 10 years and on a change of occupancy. Itshould be appreciated that only the most recently constructed or rewiredproperties will have installations which fully comply with present IET Regulations.

Notes

Gas

Repair category 1

No visible defects which have a material effect on value were noted to the gasinstallation, within the scope and limitations of the inspection.

Gas appliances should be routinely checked and maintained by a Gas Saferegistered engineer.

Notes

Water, plumbing and bathroom fittings

Repair category 1

No visible defects which have a material effect on value were noted to theplumbing system and sanitary fittings, within the scope and limitations of theinspection.

It is advisable to maintain a watertight seal around sanitary fittings to preventwater spillage or leakage causing deterioration to surrounding areas.

Notes

Single Survey

of 16


Heating and hot water

Repair category 1

No visible defects which have a material effect on value were noted to the heatingand hot water systems, within the scope and limitations of the inspection.

Components of the heating system, including the boiler, may be prone tomalfunction due to age, possibly necessitating future replacement.

Heating systems should be routinely checked, maintained and regularly servicedby a competent heating engineer.

Notes

Drainage

Repair category 1

At the time of inspection there was no evidence of undue surface water on thesite.

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 16


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 2

Roofing including roof space 2

Rainwater fittings 1

Main walls 2

Windows, external doors and joinery 1

External decorations -

Conservatories/porches -

Communal areas -

Garages and permanent outbuildings 2

Outside areas and boundaries 2

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 14 of 16


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

2. Are there three steps or fewer to a main entrance door of 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 16


The property was altered and extended to the rear around 1983. As far as we could ascertain, no furthersignificant alterations or additions have been made to the property in more recent years which would haverequired local authority approval, although this cannot be guaranteed.

Electrical Certification pertaining to replacement of the fusebox in recent years should be obtained, checked andheld for future reference purposes.

The road and footpath fronting the property are fully formed and, we assume, maintained by the local authority.This should be confirmed.

Where defects or repairs have been identified within this report it is recommended that, prior to entering into anylegally binding sale or purchase contract, further specialists or contractors advice and estimates should beobtained, to establish the implications, if any, on a potential offer to purchase or the sale price likely to beachieved for the property.

For buildings insurance purposes, the current reinstatement cost assessment for the property, with dueallowance for demolition, site clearance and professional fees, would be fairly stated in the region of TWOHUNDREND AND NINETY THOUSAND POUNDS STERLING (£290,000). This figure is an estimate of the costof re-building the property and bears no direct relationship to current market value.

The current market value of the aforementioned subjects, as at the date of inspection, in their present conditionand on a full vacant possession basis, would be fairly stated in the capital sum of TWO HUNDRED AND FORTYTHOUSAND POUNDS STERLING (£240,000). This valuation is based on the heritable property only andexcludes any moveable fittings or furnishings contained therein.

The market for this type of property in this locality is relatively stable at the present time.

Signed

Report author

Company name

Address

Single Survey

Matters for a solicitor or licensed conveyancer

Estimated reinstatement cost for insurance purposes

Valuation and market comments

Security Print Code [341121 = 6303 ]Electronically signed

Alan V Kennedy

J & E Shepherd

11 Dalrymple Street, Fraserburgh, Aberdeenshire, AB43 9BH

of 16


Date of report

Single Survey

15th November 2016

Permanent outbuildings:

Small external store.

© Quest End Computer Services Limited 2008All rights reserved

Page 1 of 4


Property Address

Address Altona, 1 St Combs Court, Banff, AB45 1GASeller's Name Mr G RennieDate of Inspection 24th October 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 blockNo. of units in block

Approximate Year of Construction 1980

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) 3 Bedroom(s) 1 Kitchen(s)

2 Bathroom(s) 2 WC(s) 1 Other (Specify in General remarks)

152 m² (Internal) m² (External)

X Yes No

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

Based on visual inspection only. If any services appear to be non-mains, please comment on the type and locationof the supply in General Remarks.

Brief description of Central Heating:

Apparent legal issues to be verified by the conveyancer. Please provide a brief description in General Remarks.

Gas fired boiler to radiators.


Page 2 of 4


Construction

Walls

Roof

Special Risks

Has the property suffered structural movement?

If Yes, is this recent or progressive?

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

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

Service Connections

Drainage Water

Electricity Gas

Central Heating

Site

Location

Planning Issues

Has the property been extended / converted / altered?

If Yes provide details in General Remarks.

Roads


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

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

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

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

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

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

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

Yes X No

Yes 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 are situated within an established private residential area in the small coastal town of Banff.Surrounding properties are generally of a mixed residential nature and adequate local amenities can be foundwithin easy reach.

The property was generally found to be in good condition for its age and type, having been partially modernisedand upgraded in recent years, although requiring routine maintenance, which will likely be of an ongoing nature indue course.

There are various flat felt roof sections, which appeared fairly old and will have a limited lifespan. This type ofroof covering can be prone to unexpected leaks and, in this case, may require a repair or replacement in theshort term. All roof coverings should be checked by a roofing contractor, prior to purchase, with a view toadvising on their current condition and anticipated lifespan.

The property was altered and extended to the rear around 1983. As far as we could ascertain, no furthersignificant alterations or additions have been made to the property in more recent years which would haverequired local authority approval, although this cannot be guaranteed.

Other accommodation - study.

None apparent.


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 £ 240,000

Market value on completion of essential repairs £Insurance reinstatement value £ 290,000

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 [341121 = 6303 ]Electronically signed by:-

Surveyor's name Alan V Kennedy

Professional qualifications MRICS

Company name J & E Shepherd

Address 11 Dalrymple Street, Fraserburgh, Aberdeenshire, AB43 9BH

Telephone 01346 517456

Fax 01346 516867

Report date 15th November 2016


Yes X No

Yes No

Property Questionaire

Aberdeen: 01224 202800

Ayr: 01292 267987

Coatbridge: 01236 436561

Cumbernauld: 01236 780000

Dumbarton: 01389 731682

Dumfries: 01387 264333

Dundee: 01382 200454

Dunfermline: 01383 722337

East Kilbride: 01355 248535

Edinburgh: 0131 2251234

Falkirk: 01324 635999

Fraserburgh: 01346 517456

Forfar: 01307 466100

Galashiels: 01896 750150

Glasgow: 0141 3532080

Glasgow (Southside): 0141 649 8020

Greenock: 01475 730717

Hamilton: 01698 897548

Inverness: 01463 712239

Kilmarnock: 01563 520318

Kirkcaldy: 01592 205442

Livingston: 01506 416777

Montrose: 01674 676768

Motherwell: 01698 252229

Musselburgh: 0131 6533456

Paisley: 0141 8898334

Perth: 01738 638188

Peterhead: 01779 470766

Saltcoats: 01294 464228

St Andrews: 01334 477773

Stirling: 01786 450438

Shepherd Offices

Tel: 0845 263 7995 www.shepherd.co.uk Tel: 0845 263 7995