bryvard seafield street, banff, ab45 1eb · 2019. 12. 13. · elmhurst energy systems sap2009...

Home Report

For clients of

BRYVARD SEAFIELD STREET

BANFFAB45 1EB

Energy Performance Certificate

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You can use this document to:

Compare current ratings of properties to see which are more energy efficient and environmentally friendlyFind out how to save energy and money and also reduce CO2 emissions by improving your home

Energy Performance Certificate (EPC)

BRYVARD, SEAFIELD STREET, BANFF, AB45 1EB

Dwelling type: Detached houseDate of assessment: 04 March 2014Date of certificate: 07 March 2014Total floor area: 296 m2

Reference number: 0160-2914-3270-9704-3305Type of assessment: RdSAP, existing dwellingPrimary Energy Indicator: 422 kWh/m2/yearMain heating and fuel: Boiler and radiators, mains

gas

Estimated energy costs for your home for 3 years* £15,261

Over 3 years you could save* £8,361

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)

B(81-91)

71C(69-80)

D(55-68)

E(39-54

31F(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 F (31). The average ratingfor a home 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)

B(81-91)

C(69-80)

67D(55-68)

E(39-54

29F(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 F (29). The average ratingfor a home 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 £1359

2 Room-in-roof insulation £1,500 - £2,700 £1680

3 Internal or external wall insulation £4,000 - £14,000 £2223

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 8Elmhurst Energy Systems SAP2009 Calculator (RDSAP System) v1.14r06 (SAP 9.91)

Recommendations ReportBRYVARD, SEAFIELD STREET, BANFF, AB45 1EB07 March 2014 RRN: 0160-2914-3270-9704-3305

Summary of the energy performance related features of this homeThis table sets out the results of the survey which lists the current energy-related features of this home. Each elementis assessed by the national calculation methodology; 1 star = very poor (least efficient), 2 stars = poor, 3 stars =average, 4 stars = good and 5 stars = very good (most efficient). The assessment does not take into consideration thecondition of an element and how well it is working. ‘Assumed’ means that the insulation could not be inspected and anassumption has been made in the methodology, based on age and type of construction.

Element Description Energy Efficiency Environmental

Walls Sandstone, as built, no insulation (assumed)

Roof Pitched, no insulationRoof room(s), no insulation

Floor Suspended, no insulation (assumed)

Windows Single glazed

Main heating Boiler and radiators, mains gasBoiler and radiators, mains gas

Main heating controls Programmer, TRVs and bypassProgrammer, room thermostat and TRVs

Secondary heating Room heaters, electric

Hot water From main system

Lighting Low energy lighting in 41% 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 average Scottish household produces about 6 tonnes of carbon dioxide every year. Based on this assessment,heating and lighting this home currently produces approximately 24 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 14.5 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.

Air or ground source heat pumpMicro CHP


Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £14,373 over 3 years £6,258 over 3 years

Hot water £390 over 3 years £321 over 3 years

Lighting £498 over 3 years £321 over 3 years

Totals £15,261 £6,900

You couldsave £8,361 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

F 36 F 33

E 42 E 39

E 53 E 47

D 55 E 49

D 57 E 52

D 58 E 52

D 64 D 60

D 67 D 63

C 71 D 67

1 Increase loft insulation to 270 mm £100 - £350 £453

2 Room-in-roof insulation £1,500 - £2,700 £560

3 Internal or external wall insulation £4,000 - £14,000 £741

4 Floor insulation £800 - £1,200 £167

5 Draughtproofing £80 - £120 £166

6 Low energy lighting for all fixedoutlets £120 £48

7 Replace boiler with new condensingboiler £2,200 - £3,000 £427

8 Replace single glazed windows withlow-E double glazing £3,300 - £6,500 £226

9 Solar photovoltaic panels, 2.5 kWp £9,000 - £14,000 £214

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 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.

3 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.

4 Floor insulationInsulation 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 and details of localcontractors can be obtained from the National Insulation Association (www.nationalinsulationassociation.org.uk).Building regulations generally apply to this work so it is best to check this with your local authority buildingstandards department.

5 DraughtproofingFitting draughtproofing, strips of insulation around windows and doors, will improve the comfort in the home. Acontractor can be employed but draughtproofing can be installed by a competent DIY enthusiast.

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 Double glazingDouble glazing is the term given to a system where two panes of glass are made up into a sealed unit.Replacing existing single-glazed windows with double glazing will improve comfort in the home by reducingdraughts and cold spots near windows. Double-glazed windows may also reduce noise, improve security andcombat problems with condensation. Building regulations apply to this work and planning permission may alsobe required, so it is best to check with your local authority on what standards need to be met. A building warrantis not required if the windows comply with the current requirements.

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

For most homes, the vast majority of energy costs come from heating the home. Where applicable to your home, thetable below shows the energy that could be saved by insulating the attic and walls, based upon the typical energy usefor this building. Numbers shown in brackets are the reduction in energy use possible from each improvementmeasure.

Heat demand Existing dwelling Impact of loftinsulation

Impact of cavitywall insulation

Impact of solid wallinsulation

Space heating (kWh per year) 74,652 (7,285) N/A (11,565)

Water heating (kWh per year) 2,400

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

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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. Colin HepburnAssessor membership number: EES/009372Company name/trading name: D M Hall Chartered Surveyors LLPAddress: 64 Market Place

AberdeenshireInverurieAB51 3XN

Phone number: 01467 624393Email 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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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

Single Survey

survey report on:

BRYVARD, SEAFIELD STREET,BANFF, AB45 1EB4th March 2014 IN140284

BRYVARDSEAFIELD STREETBANFFAB45 1EB

Mr Terry Winter & Mrs Stephanie Winter

BryvardSeafield StreetBanffAB45 1EB

DM Hall LLP

4th March 2014

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


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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


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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.


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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


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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;


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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.


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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.


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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.


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1.

2.

3.

Category 3: Urgent repairs or replacement are needed now. Failure to deal with them may causeproblems to other parts of the property or cause a safety hazard. Estimates for repairs orreplacement are needed now.

Category 2: Repairs or replacement requiring future attention, but estimates are still advised.

Category 1: No immediate action or repair is needed.


Page 6 of 6


ENERGY REPORTA section is included that makes provision for an Energy Report, relative to the property. TheSurveyor will collect physical data from the property and provide such data in a format required by anaccredited Energy Company. The Surveyor cannot of course accept liability for any advice given bythe Energy Company.

VALUATION AND CONVEYANCER ISSUESThe last section of the Report contains matters considered relevant to the Conveyancer (Solicitor). Italso contains the Surveyor's opinion both of the market value of the property and of the re-instatementcost, as defined below.

"Market Value" is the estimated amount for which a property should exchange on the date of valuationbetween a willing buyer and a willing seller in an arm's-length transaction after proper marketingwherein the parties had each acted knowledgeably, prudently and without compulsion. In arriving atthe opinion of the Market Value, the Surveyor also makes various standard assumptions covering, forexample, vacant possession; tenure and other legal considerations; contamination and hazardousmaterials; the condition of un-inspected parts; the right to use mains services; and the exclusion ofcurtains, carpets etc. from the valuation. In the case of flats, the following further assumptions aremade that:

Any additional assumption, or any found not to apply, is reported.

"Re-instatement cost" is an estimate for insurance purposes of the current cost of rebuilding theProperty in its present form unless otherwise stated. This includes the cost of rebuilding the garageand permanent outbuildings, site clearance and professional fees, but excludes VAT (except on thefees).

Sellers or prospective Purchasers may consider it prudent to instruct a reinspection and revaluationafter a period of 12 weeks (or sooner if appropriate) to reflect changing circumstances in the marketand/or in the physical condition of the Property.


2.6

2.7

There are rights of access and exit over all communal roadways, corridors, stairways etc. and touse communal grounds, parking areas, and other facilities;

There are no particularly troublesome or unusual legal restrictions;

There is no current dispute between the occupiers of the flats or any outstanding claims or losses;and the costs of repairs to the building are shared among the co-proprietors on an equitablebasis.

This section tells you about the type, accommodation, neighbourhood, age and construction of the property. It alsotells you about the extent of the inspection and highlights anything that the surveyor could not inspect.

All references to visual inspection refer to an inspection from within the property without moving any obstructionsand externally from ground level within the site and adjoining public areas. Any references to left or right in adescription of the exterior of the property refer to the view of someone standing facing that part of the property fromthe outside.

The inspection is carried out without causing damage to the building or its contents and without endangering theoccupiers or the surveyor. Heavy furniture, stored items and insulation are not moved. Unless identified in the reportthe surveyor will assume that no harmful or hazardous materials or techniques have been used in the construction.The presence or possible consequences of any site contamination will not be researched.

Services such as TV/cable connection, internet connection, swimming pools and other leisure facilities etc. will notbe inspected or reported on.

1. Information and scope of inspection

Page 1 of 14


Description

Accommodation

Gross internal floor area (m²)

Neighbourhood and location

Age

Weather

Chimney stacks

Single Survey

The subjects comprise a DETACHED TWO STOREY AND ATTICVILLA.

ON THE GROUND FLOOR - ENTRANCE VESTIBULE AND HALL,LOUNGE, SITTING ROOM, DINING ROOM, STUDY, DININGKITCHEN, SCULLERY AND TOILET.

ON THE FIRST FLOOR - FIVE BEDROOMS, BATHROOM, ANDTWO EN-SUITE SHOWER ROOMS.

ON THE ATTIC FLOOR - TWO BEDROOMS, BATHROOM ANDDRESSING AREA.

296 sqm.

The property, is located within an established residential housinglocation within the coastal town of Banff. Whilst local facilities arelimited within the immediate vicinity, a wider range of amenities areavailable within the city of Aberdeen to the south.

In excess of 100 years.

Weather conditions were overcast at the time of inspection.

Visually inspected with the aid of binoculars whereappropriate.

There are chimney heads serving the gable elevations of thesubject property. These are of solid stone construction, above rooflevel, for the most part, capped with stone copings and fire claychimney pots. The chimney head to the rear gable elevationincorporates brick work at upper level, with concrete coping andfire clay pot.

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Roofing including roof space

Rainwater fittings

Main walls

Windows, external doors and joinery

External decorations

Single Survey

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.

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.

Roof areas are of pitched timber frame construction, clad with slate.The ridge is tiled or capped in lead, with lead and zinc valleys. Thebay windows to the front elevation are partly slated and partly leadclad. Access to roof structures was limited, to small hatch accesspoints within the eaves areas at attic level. There was no insulationfound to accessible roof void areas.


The gutters are of a mixed cast iron and PVC half round and boxdesign with cast iron downpipes in the main.


Foundations and concealed parts were not exposed orinspected.

The main walls are of traditional solid stone construction, cementpointed externally, while internally strapped and lined with amixture of lath and plaster and plasterboard.

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 are of a standard single glazed timber sash andcasement type throughout. Front and rear doors are of a timbercasement type with timber soffits and fascias where fitted.

Visually inspected.

External timbers are painted as necessary.

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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

There are no conservatories or porches.

There are no communal areas.

Visually inspected.

There are no garages or significant permanent outbuildings. Thereis a small store off the rear wing of stone construction under slateroof. This has a small loft area.

Visually inspected.

The property occupies a reasonable sized site with garden groundbeing available to the front, side and rear. The subject property isset hard to the pavement line to the east most gable elevation.Boundaries are defined by stone built boundary walls.

Visually inspected from floor level.

Ceilings are formed in a mixture of lath and plaster andplasterboard.

Visually inspected from floor level.

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

The internal walls are of timber stud with a mixture of lath andplaster and plasterboard finish.

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.

The floors are of a primarily suspended timber type throughout, witha concrete floor in the ground floor kitchen area. There were nohatch access points to the sub floor area. All floors were coveredat the time of inspection.

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

Kitchen units were visually inspected excluding appliances.

Internal joinery finishes are for the most part original, and appear todate from the period of construction. Interior doors are panelledand timber framed, while kitchen fittings consist of a range of floor

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Chimney breasts and fireplaces

Internal decorations

Cellars

Electricity

Gas

Water, plumbing, bathroom fittings

Single Survey

and wall mounted units.

Visually inspected.

No testing of the flues or fittings was carried out.

There are numerous fireplaces throughout the subject property.None were in operation at the time of inspection.

Visually inspected.

Internal walls and ceilings are generally painted throughout.

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.

The subject property is connected to the mains electrical supply,with the meter being located in the dining room cupboard. Visiblewiring is in PVC coated cabling, incorporating 13 amp socketoutlets.

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.

There is a mains gas supply with external meter fitted.

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.

The property is connected to the mains water supply. Thebathroom and en-suite shower rooms, comprise low level toiletsand wash hand basins, bath or shower tray with mixer tap showerover. One of the en-suites has an electric shower over the tray.Visible pipe work is formed in copper and PVC materials.

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Heating and hot water

Drainage

Fire, smoke and burglar alarms

Any additional limits to inspection

Single Survey

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


Heating is provided by a series of wall mounted radiators, fitted withthermostatic radiator valves. There are two independent centralheating boilers, comprising a "Worcester Highflow" which servesthe ground floor accommodation, with a boiler at first floor level"Ideal NF 250" which serves the first floor. There is a hot watertank which has an immersion heater fitted. Heating within the atticfloor accommodation is by means of independent electric panelheaters.

Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

The subjects are connected to the mains drains for both storm andfoul water.

Visually inspected.


Smoke detectors are fitted.

My inspection was restricted internally as the property is currentlyoccupied and all floors covered. My physical inspection of the roofspace was limited by insulation materials, stored items and hatchaccess points. I was unable to carry out a sub floor inspection dueto a lack of suitable hatch access points. Storage cupboardscontained personal possessions.

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Single Survey

This section identifies problems and tells you about the urgency of any repairs by using one of the following threecategories:

2. Condition

Page 7 of 14


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

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Structural movement

Repair category 2

During the course of inspection, evidence of previous movement in the propertywas noted, but within the limitations of my inspection, I found no evidence tosuggest that any movement appeared serious, or that there are obvious signs ofrecent movement having occurred. Cracking to plaster finishes was notedinternally, with some stress tearing to paper finishes noted.

Notes

Dampness, rot and infestation

Repair category 3

There is evidence of damp ingress, around the window ingo to the first floor northmost front bedroom. There is evidence of deteriorating plaster finishes, whichmay be in part due to past water ingress. Elevated damp levels were noted totimber ground floors in some areas, and evidence of woodworm infestationaffecting timber work within roof void areas was noted. Prolonged dampness,increases the risk of timber defects to confined areas. It is important to remedywater ingress timeously to prevent deterioration of the building fabric. Weunderstand that previous treatment works may have been carried out within thesubject property by a previous owner, possibly in excess of 20 years ago. Itwould be advantageous to obtain and retain all relevant documentation,particularly guarantees with the titles for future reference. However, there is arisk that further problems exist within concealed areas of the building. Aspecialist firm would be able to investigate the extent of the problems and effectremedial and any associated repairs using guaranteed methods.

Notes

Chimney stacks

Repair category 2

Weathering was noted to pointer work around the chimney heads, and areas ofdefective pointer work were noted. A broken chimney pot was noted, togetherwith some weed growth. Detailing around the chimney heads, should thereforebe checked at close quarters, and repaired or replaced as necessary.Redundant flues should be checked to ensure that they have been properlycapped and vented, and existing flues where they are to be retained and usedshould be checked and swept prior to reuse.

Notes

Single Survey

Category 3 Category 2 Category 1

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Roofing including roof space

Repair category 2

No significant reportable defects noted, but a number of chipped and damagedslates were noted to the roof structure. Staining to roof flashings was noted, andareas of ridge and skew pointing will require attention.

Notes

Rainwater fittings

Repair category 2

No significant reportable defects noted, but corrosion to cast iron rainwater goodswas noted and repair and maintenance is likely to be required. Weed and debrisgrowth was noted to some sections of guttering and these should be cleaned outon a regular basis. Ongoing repair and maintenance can be anticipated.

Notes

Main walls

Repair category 2

Areas of weathered external pointer work were noted to the main structure.Ongoing repair and maintenance to pointer work can be anticipated.

Notes

Windows, external doors and joinery

Repair category 2

Softening and rot to some external timbers were noted, and all external timberswill require to be checked, and repaired or replaced as necessary.

Notes

External decorations

Repair category 2

Weathering was noted to external painted surfaces.Notes

Conservatories/porches

Repair category -

There are no conservatories or porches.Notes

Single Survey

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Communal areas

Repair category -

There are no communal areas.Notes

Garages and permanent outbuildings

Repair category 1

No reportable defects noted.Notes

Outside areas and boundaries

Repair category 1

No significant reportable defects noted, but liability for repair and maintenance toboundary walls should be carefully ascertained by reference to the titles. Groundlevels particularly to the rear garden area are higher than ground levels to theadjoining street so boundary walls will in part be retaining.

Notes

Ceilings

Repair category 1

Cracking to plaster finishes was noted within a number of areas. Areas of softand loose plaster work were noted, and repair and maintenance to plasterfinishes can be anticipated. Lath and plaster ceilings, depend on the keybetween the lath and the plaster finishes. When the plaster starts to pull loosefrom the lath, the cracking often becomes widespread. Small cracks in this typeof ceiling can develop into a larger repair. Vibration and noise can often be acause of lath and plaster failure, as can the installation of heating.

Notes

Internal walls

Repair category 2

Cracking to plaster finishes was noted internally, which is typical in a building ofthis age and type.

Notes

Floors including sub-floors

Repair category 2

I would draw your attention to my comments under "Dampness, rot andinfestation" above. Spillage in kitchens and bathrooms can affect the underlyingfabric without being obvious on the surface, and the flooring in these areasshould be checked at close quarters on a regular basis.

Notes

Single Survey

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Internal joinery and kitchen fittings

Repair category 1

Fixtures and fittings appear to be in a workable if slightly dated condition.Notes

Chimney breasts and fireplaces

Repair category 1

All existing flues, should be checked and swept and tested prior to reuse.Redundant flues should be checked to ensure that they have been capped atroof level.

Notes

Internal decorations

Repair category 1

No significant reportable defects noted, but it would not be unreasonable toanticipate an incoming occupier will wish to carry out some redecoration inaccordance with personal tastes and requirements.

Notes

Cellars

Repair category -

There are no cellars.Notes

Electricity

Repair category 1

No significant reportable defects noted, but it is recommended that all electricalinstallations be checked every five years to keep up to date with the frequentchanges to safety regulations. Further advice would be available from a qualifiedNICEIC registered contractor.

Notes

Gas

Repair category 1

No reportable defects noted, but it is recommended that all gas installations bechecked annually, and further advice will be available from an appropriatelyqualified contractor.

Notes

Single Survey

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Water, plumbing and bathroom fittings

Repair category 1

No reportable defects noted.Notes

Heating and hot water

Repair category 1

No significant reportable defects noted. The heating system is rather unusual,comprising two separate boilers, serving parts of the subject property. Thecentral heating system does not extend to the attic floor accommodation. Whilstthere was no evidence of leakage from the domestic hot water systems andheating systems at the time of inspection, systems should be serviced annuallyto ensure that they run efficiently and safely. A qualified heating contractor wouldbe able to inspect the existing installations, and provide advice on what, if anyupgrading works might be desirable.

Notes

Drainage

Repair category 1

Covers have not been lifted. I have assumed the drainage system to be in asatisfactory working order, as there was no evidence of leakage or chokage atthe time of inspection.

Notes

Single Survey

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

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

WarningIf left unattended, even for a relatively short period, Category 2 repairs can rapidly develop into more seriousCategory 3 repairs. The existence of Category 2 or Category 3 repairs may have an adverse effect on marketability,value and the sale price ultimately achieved for the property. This is particularly true during slow market conditionswhere the effect can be considerable.

Page 12 of 14


Single Survey

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

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Category 3

Category 2

Category 1

Structural movement 2

Dampness, rot and infestation 3

Chimney stacks 2

Roofing including roof space 2

Rainwater fittings 2

Main walls 2

Windows, external doors and joinery 2

External decorations 2

Conservatories/porches -

Communal areas -

Garages and permanent outbuildings 1

Outside areas and boundaries 1

Ceilings 1

Internal walls 2

Floors including sub-floors 2

Internal joinery and kitchen fittings 1

Chimney breasts and fireplaces 1

Internal decorations 1

Cellars -

Electricity 1

Gas 1

Water, plumbing and bathroom fittings 1

Heating and hot water 1

Drainage 1

Guidance notes on accessibility informationThree steps or fewer to a main entrance door of the property:In flatted developments the 'main entrance' would be the flat's own entrance door, not the external door to thecommunal stair. The 'three steps or fewer' are counted from external ground level to the flat's entrance door. Wherea lift is present, the count is based on the number of steps climbed when using the lift.

Unrestricted parking within 25 metres:For this purpose, 'Unrestricted parking' includes parking available by means of a parking permit. Restricted parkingincludes parking that is subject to parking restrictions, as indicated by the presence of solid yellow, red or white linesat the edge of the road or by a parking control sign, parking meters or other coin-operated machines.

3. Accessibility information

Page 13 of 14


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

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

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

4. Are all door openings greater than 750mm?

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

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

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

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

Single Survey

X

X

X

X

X

X

X

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

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

4. Valuation and conveyancer issues

Page 14 of 14


The extent of the subject property will require to be carefully ascertained by reference to the titles. I understandthe property may have previously been treated by a firm of timber/damp specialists under guarantee, and it wouldbe advantageous to obtain and retain with the titles copies of all relevant documentation. However, in light of theevidence of water ingress internally, we would recommend a specialist contractor should be engaged to inspectand repair as necessary.

We would advise that the subjects have previously been run as a guest house. However, for the avoidance ofdoubt, our valuation below is based on the value of the heritage only. The property, is currently not trading as aguest house.

£1,000,000 (ONE MILLION POUNDS).

In my opinion, the market value as at the 04 March 2014 of the absolute ownership interest in the property withvacant possession as inspected is £260,000 (TWO HUNDRED AND SIXTY THOUSAND POUNDS). Althoughnot immune to the effects of the credit crunch and recession, the local property market has neverthelessremained reasonably robust, with a reasonable number of properties currently on the market, and a reasonablenumber of transactions taking place.

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 [504649 = 6620 ]Electronically signed

COLIN F HEPBURN

DM Hall LLP

64 Market Place, Inverurie, Aberdeenshire, AB51 3XN

7th March 2014

Permanent outbuildings:

External shed.

© Quest End Computer Services Limited 2008All rights reserved

Page 1 of 4


Property Address

Address BRYVARD, SEAFIELD STREET, BANFF, AB45 1EBSeller's Name Mr Terry Winter & Mrs Stephanie WinterDate of Inspection 4th March 2014

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 1900

Tenure

Ground rent £ Unexpired years

Accommodation

Number of Rooms

Gross Floor Area (excluding garages and outbuildings)

Residential Element (greater than 40%)

Garage / Parking / Outbuildings

Available on site?

Mortgage Valuation Report

Lift provided?

X Absolute Ownership Leasehold

X House Bungalow Purpose built maisonette Converted maisonette

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

Other (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

4 Living room(s) 7 Bedroom(s) 1 Kitchen(s)

4 Bathroom(s) 5 WC(s) 1 Other (Specify in General remarks)

296 m² (Internal) 366 m² (External)

X Yes No

Single garage Double garage Parking space X 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.

Gas fired central heating system from two separate boilers. Electric panel heating to the attic floor.


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)

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

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

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

X Yes No

Yes X No

Yes X No

X Mains Private None X Mains Private None

X Mains Private None X Mains Private None

X Yes Partial None

Yes X No

The property is located within an area of residential properties, within the town of Banff. The subjects areconveniently situated for the facilities available within the community. A wider range of amenities can be foundwithin the city of Aberdeen to the south.

At the time of inspection, the property was occupied, fully furnished and all floors covered. Our inspection of theproperty was restricted due to fitted floor covering, furnishings and hatch access points.

We understand that the property may have previously been treated by timber specialists under guarantee, and itwould be advantageous to obtain and retain copies of all relevant documentation with the titles for futurereference. However, during the course of inspection, evidence of water ingress was noted, and furtherinvestigation by a timber/damp specialist would be advisable. The property was noted to be in a fair condition,but would benefit from a program of general modernisation and refurbishments.

We would advise that the subjects have previously been run as a guest house. However, for the avoidance ofdoubt, our valuation below is based on the value of the heritage only. The property, is currently not trading as aguest house.

External detailing, will require to be inspected at close quarters and repaired as necessary, particularly gutters,roof, roof pertinents, roof flashings and chimney heads. Water ingress was noted to be affecting some of theupper floor accommodation, particularly the front bedroom area, and this would require to be investigated andrepaired as necessary. Internal plaster work, is loose and deteriorated in places, and will require attention.

None noted.


Page 3 of 4


General Remarks

Essential Repairs

Estimated cost of essential repairs £ nil Retention recommended? Amount £ nil


Yes X No

Subject to our comments contained within this report, we would confirm that the property forms suitable securityfor mortgage purposes.

(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 £ 260,000

Market value on completion of essential repairs £Insurance reinstatement value £ 1000000

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 [504649 = 6620 ]Electronically signed by:-

Surveyor's name COLIN F HEPBURN

Professional qualifications MRICS

Company name DM Hall LLP

Address 64 Market Place, Inverurie, Aberdeenshire, AB51 3XN

Telephone 01467 624393

Fax 01467 622742

Report date 7th March 2014


Yes X No

Yes No

Property Questionnaire

Q

for more information call:

01314776000or visit www.dmhall.co.uk