3, kingslea road, houston, johnstone, pa6 7er · solar water heating £4,000 - £6,000 £37 solar...

HOME REPORT

3 KINGSLEA ROADHOUSTON

JOHNSTONEPA6 7ER

ENERGYPERFORMANCE

CERTIFICATE

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

Scotland3 KINGSLEA ROAD, HOUSTON, JOHNSTONE, PA6 7ER

Dwelling type: Semi-detached bungalowDate of assessment: 18 July 2019Date of certificate: 22 July 2019Total floor area: 74 m2

Primary Energy Indicator: 432 kWh/m2/year

Reference number: 0112-2768-9433-9891-7661Type 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* £3,570

Over 3 years you could save* £1,710

See yourrecommendations

report for moreinformation

* based upon the cost of energy for heating, hot water, lighting and ventilation, calculated using standard assumptions

Very energy efficient - lower running costs Current Potential

A(92 plus)

84B(81-91)

C(69-80)

D(55-68)

48E(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 E (48). 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)

84B(81-91)

C(69-80)

D(55-68)

44E(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 (44). 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 savings over 3 years

1 Increase loft insulation to 270 mm £100 - £350 £150.00

2 Cavity wall insulation £500 - £1,500 £372.00

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

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

To find out more about the recommended measuresand other actions you could take today to stopwasting energy and money, visit greenerscotland.orgor contact Home Energy Scotland on 0808 808 2282.

of 6Elmhurst Energy Systems RdSAP Calculator v3.10r02 (SAP 9.93)

Recommendations Report3 KINGSLEA ROAD, HOUSTON, JOHNSTONE, PA6 7ER22 July 2019 RRN: 0112-2768-9433-9891-7661

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 Cavity wall, as built, no insulation (assumed)

Roof Pitched, 100 mm loft insulation

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 Room heaters, wood logs

Hot water From main system, no cylinder thermostat

Lighting Low energy lighting in 71% 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 72 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 5.3 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 3.8 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.

External insulation with cavity wall insulationBiomass boiler (Exempted Appliance if in Smoke Control Area)Micro CHP


Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £2,673 over 3 years £1,476 over 3 years

Hot water £675 over 3 years £210 over 3 years

Lighting £222 over 3 years £174 over 3 years

Totals £3,570 £1,860

You couldsave £1,710 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 Environment

E 50 E 46

D 55 E 51

D 60 D 57

D 61 D 57

D 64 D 62

C 71 C 72

C 72 C 74

B 84 B 84

1 Increase loft insulation to 270 mm £100 - £350 £50

2 Cavity wall insulation £500 - £1,500 £124

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

4 Low energy lighting for all fixed outlets £10 £14

5 Hot water cylinder thermostat £200 - £400 £74

6 Replace boiler with new condensingboiler £2,200 - £3,000 £157

7 Solar water heating £4,000 - £6,000 £37

8 Solar photovoltaic panels, 2.5 kWp £3,500 - £5,500 £290

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 Cavity wall insulationCavity wall insulation, to fill the gap between the inner and outer layers of external walls with an insulatingmaterial, reduces heat loss; this will improve levels of comfort, reduce energy use and lower fuel bills. Theinsulation material is pumped into the gap through small holes that are drilled into the outer walls, and the holesare made good afterwards. As specialist machinery is used to fill the cavity, a professional installation companyshould carry out this work, and they should carry out a thorough survey before commencing work to ensure thatthis type of insulation is suitable for this home and its exposure. They should also provide a guarantee for thework and handle any building standards issues. Further information about cavity wall insulation and details oflocal installers can be obtained from the National Insulation Association(www.nationalinsulationassociation.org.uk).

3 Floor insulation (suspended floor)Insulation of a floor will significantly reduce heat loss; this will improve levels of comfort, reduce energy use andlower fuel bills. Suspended floors can often be insulated from below but must have adequate ventilation toprevent dampness; seek advice about this if unsure. Further information about floor insulation is available frommany sources including www.energysavingtrust.org.uk/scotland/Insulation/Floor-insulation. Building regulationsgenerally apply to this work so it is best to check with your local authority building standards department.

4 Low energy lightingReplacement of traditional light bulbs with energy saving bulbs will reduce lighting costs over the lifetime of thebulb, and they last many times longer than ordinary light bulbs. Low energy lamps and fittings are nowcommonplace and readily available. Information on energy efficiency lighting can be found from a wide range oforganisations, including the Energy Saving Trust (http://www.energysavingtrust.org.uk/home-energy-efficiency/lighting).

5 Cylinder thermostatA hot water cylinder thermostat enables the boiler to switch off when the water in the cylinder reaches therequired temperature; this minimises the amount of energy that is used and lowers fuel bills. The thermostat is atemperature sensor that sends a signal to the boiler when the required temperature is reached. To be fullyeffective it needs to be sited in the correct position and hard wired in place, so it should be installed by acompetent plumber or heating engineer. Building regulations apply to this work, so it is best to check with yourlocal authority building standards department whether a building warrant will be required.

6 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 check with your local authority building standards department and seek advice from a qualified heatingengineer.

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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:

Biomass secondary heating


7 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.

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

Low and zero carbon energy sources

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) 11,890 (759) (1,906) N/A

Water heating (kWh per year) 3,250

Addendum

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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: Mrs. Lesley GardnerAssessor membership number: EES/009336Company name/trading name: D M Hall Chartered Surveyors LLPAddress: 1 Glasgow Road

PaisleyPA1 3PX

Phone number: 0141 887 7700Email 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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Advice and support to improve this propertyThere is support available, which could help you carry out some of the improvements recommended for this propertyon page 3 and stop wasting energy and money.For more information, visit greenerscotland.org or contact HomeEnergy Scotland on 0808 808 2282.

Home Energy Scotland’s independent and expert advisors can offer free and impartial advice on all aspects of energyefficiency, renewable energy and more.

SINGLESURVEY

survey report on:

3 KINGSLEA ROAD, HOUSTON,JOHNSTONE, PA6 7ER7th January 2020 PA200001

3 KINGSLEA ROADHOUSTONJOHNSTONEPA6 7ER

Mr Nicholas Combes

c/o3 Kingslea RoadHoustonJohnstonePA6 7ER

DM Hall LLP

7th January 2020

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


1.4

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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.


2.1

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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.


2.3

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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.


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

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

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

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

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

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


2.6

2.7

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

There are no particularly troublesome or unusual legal restrictions;

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

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

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

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

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

1. Information and scope of inspection

Page 1 of 14


Description

Accommodation

Gross internal floor area (m²)

Neighbourhood and location

Age

Weather

Chimney stacks

Roofing including roof space

Single Survey

Semi detached bungalow.

GROUND FLOOR : Entrance vestibule, inner hallway, living room,two bedrooms, kitchen and bathroom.

74 or thereby.

The property is contained within a private residential district withinclose proximity of the village centre area in the commuter village ofHouston. Surrounding properties are seen to be of somewhatvaried age and character. Local amenities and facilities areavailable within reasonable travelling distance.

59 years or thereby.

Wet and windy following a mixed period.

Visually inspected with the aid of binoculars whereappropriate.

Rendered brick with lead flashing.

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

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.

Traditional pitched structure being of timber frame design finishedexternally with concrete tiles with tiled ridge sections and lead lined

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Rainwater fittings

Main walls

Windows, external doors and joinery

External decorations

Conservatories / porches

Communal areas

Single Survey

valley gutter features.


The building incorporates a mix of PVC and cast iron fittings whichare of round and half round style. Valley guttering will require ahigher degree of maintenance.


Foundations and concealed parts were not exposed orinspected.

The building is constructed in traditional 300mm cavity brick withrender and facing brick external finishes.

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.

WINDOWS :

The property has uPVC style double glazed units throughout.

EXTERNAL DOORS :

The principal entry to the property is located to the front of the mainbuilding where there is a two leaf timber storm door arrangement inplace. There is a single leaf timber/glazed door in the kitchenwhich allows access to rear garden areas.

JOINERY : External fascia and soffits are formed in a mix of PVCand timber materials.

Visually inspected.

External elements including joinery were present and cast ironrainwater goods were remaining have a painted finish.

None noted.

None noted.

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Garages and permanent outbuildings

Outside areas and boundaries

Ceilings

Internal walls

Floors including sub floors

Internal joinery and kitchen fittings

Chimney breasts and fireplaces

Single Survey

Visually inspected.

Detached timber garage with corrugated asbestos roof structure.

There is also an open log store to the side of the main building.

Visually inspected.

The property incorporates garden areas to front, side and rear.Boundary divisions are formed by walls, timber fencing andvegetation.

The garden areas are arranged in grass, slabbed /poured concretepaths and gravel sections.

Visually inspected from floor level.

Plasterboard with paint, textured or lined finishes.

Visually inspected from floor level.

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

The internal walls are plastered on face. The property has masonrystyle partitioning.

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

The property incorporates a mix of solid concrete and suspendedtimber flooring.

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

Kitchen units were visually inspected excluding appliances.

Internal facings and skirtings are formed in timber materials. Theproperty has timber frame and panel/glazed pass doors.

Fully fitted kitchen accommodation. Fittings appear of same age.

Visually inspected.

No testing of the flues or fittings was carried out.

There is log burning stove in the living room which is assumed to bevented via the original chimney flue arrangements.

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Internal decorations

Cellars

Electricity

Gas

Water, plumbing, bathroom fittings

Heating and hot water

Single Survey

Visually inspected.

The internal walls are finished to a mix of paint, paper, ceramictiling and water proof linings.

None noted.

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

Mains supply.

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

Mains supply.

Visual inspection of the accessible pipework, water tanks,cylinders and fittings without removing any insulation.

No tests whatsoever were carried out to the system orappliances.

Mains supply. Where available for inspection pipework is seen tobe formed in copper and plastic materials. There is a PVC stylecold water storage tank at the roof space area.

The property has white sanitary ware in the bathroom includingW.C., wash hand basin and bath with wall mounted instant electricshower unit.

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


There is a system of gas central heating in the property. Thesystem is supplied by a 'Baxi' boiler which is in a kitchen cupboard.The unit supplies steel panel radiators throughout is assumed theprimary source of domestic hot water.

The system appears to be controlled via the boiler, radiator valvesand a room thermostat.

Secondary heating provided by log burning stove in living room.

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Drainage

Fire, smoke and burglar alarms

Any additional limits to inspection

Single Survey

Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

Drainage assumed to public sewage system. This can beconfirmed, if required.

Visually inspected.


Usual provision.

The property is currently unoccupied and unfurnished, althoughfloors are covered. No suitable access was obvious to anysub-floor area based on limitations. My roof space inspection wasrestricted in places due to limitations. No access was obviouswithin the garage at the time/limits of my replacement inspection.Only a restricted inspection of some boundaries was possible dueto the nature of the site/garden division.

Parts of the property, which are covered, unexposed orinaccessible, cannot be guaranteed to be free from defect.

I have not carried out an inspection for Japanese Knotweed andunless otherwise stated, for the purposes of the valuation I haveassumed that there is no Japanese Knotweed or other invasiveplants within the boundaries of the property or in neighbouringproperties.

The report does not include an asbestos inspection. Howeverasbestos was widely used in the building industry until around2000, when it became a banned substance. If the possibility ofasbestos based products has been reported within the limitations ofthe inspection and you have concerns you should engage aqualified asbestos surveyor.

In accordance with Health and Safety guidelines I have notdisturbed insulation, furniture or personal effects (particularly incupboards). Floor coverings have not been moved.

I was unable to see below the bath.

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Single Survey

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

2. Condition

Page 7 of 14


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

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Structural movement

Repair category 1

No obvious evidence of significant movement noted within the limitations of myinspection.

Notes

Dampness, rot and infestation

Repair category 1

No obvious evidence of significant dampness, rot or wood boring insectinfestation. However, see comments within internal walls section.

Notes

Chimney stacks

Repair category 2

There are signs of damaged chimney head render. Repair expenditures to beanticipated.

Notes

Roofing including roof space

Repair category 2

The roof covering is of an older style showing signs of weathering/wear and tear,including some localised loose/uneven areas. The roof skylight isweathered/dated. There is some damp stained/deteriorated timbers/sarkingevident within my roof space inspection.

Concrete tiles are typically guaranteed for 30 years but have a reasonable lifeexpectation around 50/60 years according to the BRE. Life expectancy will oftendepend on weathering and damage from the prevailing weather. A reputableroofing contractor can advise on life expectancy and repair/replacement costs.

Notes

Single Survey

Category 3 Category 2 Category 1

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Rainwater fittings

Repair category 2

There is some localised weathering/wear and tear evident to rainwater goods,including some corrosion to cast iron joints.

Cast iron fittings will require a higher degree of monitoring/maintenance.

Notes

Main walls

Repair category 2

There are signs of cracked and boss render to external elevations. Repairexpenditure is to be anticipated.

Notes

Windows, external doors and joinery

Repair category 2

There are signs of decay to external timber fascia. Where appropriate materialsshould be cut out and replaced.

The front and rear entrance doors are of an older design showing signs ofweathering and localised deterioration.

Notes

External decorations

Repair category 2

Flaking and weathered paintwork is noted to external elements. Whereappropriate the fabric should be repainted.

Notes

Conservatories/porches

Repair category -

None.Notes

Communal areas

Repair category -

None.Notes

Single Survey

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Garages and permanent outbuildings

Repair category 2

The garage unit is of very basic only standard ,wear, tear and deterioration isnoted. Repair expenditure is to be anticipated if regular use is required.

The garage roof is formed in corrugated asbestos sheeting. Whilst intact and leftundisturbed these materials are not considered to present a significant healthhazard. If any works are scheduled Specialist advice should be obtained. Thisshould be fully appreciated.

Notes

Outside areas and boundaries

Repair category 2

There are signs of damage to boundary and garden walls, external steps andpathways. Repairs are required.

There are trees within potential influencing distance of the building. Futuregrowth should be monitored as those located within a radius of the mature couldpose a threat to property and services.

There are some deteriorated/potted sections evident to the access road leading tothe subject and neighbouring properties. See also associated comments withinSection 4.

Notes

Ceilings

Repair category 2

As stated, there are some textured style ceiling finishes. Older style texturedfinishes can contain asbestos based or similar materials. At present, there aresome uneven/hairline distorted finishes in this regard. Specialist contractorsshould provide further advise in this regard as a precaution.

Elsewhere, there are some uneven/hairline distorted ceiling finishes.

Notes

Internal walls

Repair category 2

There is some condensation staining evident to some areas internally, includingsome noticeable staining within the kitchen storage cupboards. These areaswere generally dry when tested. Condensation can be alleviated by a properbalance of heating and ventilation.

Elsewhere, there is some localised deteriorated wall décor finishes, includingsome removed wallpaper within the kitchen apartment.

Notes

Single Survey

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Floors including sub-floors

Repair category 2

There are areas where timber flooring is uneven or loose underfoot. Ideallywhere necessary flooring should be exposed and re-fixed and renewed asrequired.

Notes

Internal joinery and kitchen fittings

Repair category 2

Wear and tear evident. Repair and upgrading works are to be anticipated. Ienvisage an incoming occupier will wish to upgrade the kitchen facilities whichare dated by current standards.

It does not appear that where present glazed internal pass doors containtoughened safety glass. Fittings should be upgraded.

Notes

Chimney breasts and fireplaces

Repair category 1

No significant defects evident.

As stated, there is a wood burning stove within the sitting room. I have thereforeassumed that this stove was installed via an appropriately qualified contractorand to a guaranteed/regulated standard. Furthermore, stoves should beregularly monitored and maintained as necessary. This can be confirmed.

Notes

Internal decorations

Repair category 2

Soiled in places. General redecoration required.Notes

Cellars

Repair category -

None noted.Notes

Electricity

Repair category 2

There are dated aspects evident to the electrical apparatus, where seen,including the fusebox. Furthermore, the proximity of the electrical socket to thekitchen sink unit area is unlikely to comply with current regulation standards.Qualified electrical contractor should be employed to carry out a full inspectionand thereafter implement all necessary upgrading/remedial works to the required

Notes

Single Survey

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standard.

It is recommended that all electrical installations be checked every five years oron change of ownership to keep up to date with frequent changes in SafetyRegulations. Further advice will be available from a qualified NICEIC/ SELECTregistered Contractor. It should be appreciated that only recently constructed orrewired properties will have installations which fully comply with IEE regulations.

Gas

Repair category 1

No visible reportable defects identified. I anticipate a prudent Purchaser maywish to have the gas installation and any appliances in the property tested ontaking occupancy and prior to future use.

It is considered advantageous to ensure regular checks are carried out by aContractor approved by Gas Safe Register.

Notes

Water, plumbing and bathroom fittings

Repair category 1

No significant defects evident.Notes

Heating and hot water

Repair category 2

The heating apparatus, and most noticeably the boiler, were found to be datedshowing signs of ageing/wear and tear, including a missing section to the boilercasing. On this basis, a qualified heating contractor should be employed to carryout a full inspection within the short term with regards to all necessaryupgrading/remedial works.

I anticipate a prudent purchaser would wish to have the installation fully checkedon taking occupancy and prior to future use.

It is assumed that the heating and hot water systems have been properly servicedand maintained on a regular basis and installed in accordance with the relevantregulations.

It is assumed that the central heating system has been properly installed andmaintained to meet with all relevant regulations, particularly in respect of flue andventilation requirements. Boilers and central heating systems should be testedand serviced by a Gas Safe registered contractor on an annual basis to ensuretheir safe and efficient operation.

Notes

Drainage

Repair category 1

No significant defects evident.Notes

Single Survey

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

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

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

Page 12 of 14


Single Survey

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

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Category 3

Category 2

Category 1

Structural movement 1

Dampness, rot and infestation 1

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 2

Outside areas and boundaries 2

Ceilings 2

Internal walls 2

Floors including sub-floors 2

Internal joinery and kitchen fittings 2

Chimney breasts and fireplaces 1

Internal decorations 2

Cellars -

Electricity 2

Gas 1

Water, plumbing and bathroom fittings 1

Heating and hot water 2

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

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


It would appear that the road leading to the subject and neighbouring properties is in private ownership. Thisshould be fully clarified legally. If applicable, all associated rights and liabilities in this regard should be fullyconfirmed.

I have assumed that replacement window units were installed to a guaranteed standard and in accordance withregulations in force at the time.

I have assumed that building insurance has been/will be obtained under normal terms.

£160,000 (ONE HUNDRED AND SIXTY THOUSAND POUNDS).

£175,000 (ONE HUNDRED AND SEVENTY FIVE THOUSAND POUNDS).

This is a replacement of a Home Report carried out on the 18th July, 2019.

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 [487384 = 5090 ]Electronically signed

David Cree

DM Hall LLP

1 Glasgow Road, Paisley, Renfrewshire, PA1 3PX

8th January 2020

Permanent outbuildings:

Detached timber garage. Open log store.

© Quest End Computer Services Limited 2008All rights reserved

Page 1 of 4


Property Address

Address 3 KINGSLEA ROAD, HOUSTON, JOHNSTONE, PA6 7ERSeller's Name Mr Nicholas CombesDate of Inspection 7th January 2020

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 1960

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

House X Bungalow Purpose built maisonette Converted maisonette

Purpose built flat Converted flat Tenement flat Flat over non-residential useOther (specify in General Remarks)

Detached X Semi detached Mid terrace End terrace

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

Yes X No

Yes No

1 Living room(s) 2 Bedroom(s) 1 Kitchen(s)

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

- m² (Internal) 85 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 central heating.


Page 2 of 4


Construction

Walls

Roof

Special Risks

Has the property suffered structural movement?

If Yes, is this recent or progressive?

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

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

Service Connections

Drainage Water

Electricity Gas

Central Heating

Site

Location

Planning Issues

Has the property been extended / converted / altered?

If Yes provide details in General Remarks.

Roads


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

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

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

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

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

Yes X No

When inspected, the subjects were unoccupied, unfurnished, although floors were covered.

Generally, the subjects were found to be in a fair condition requiring a degree of upgrading/ maintenanceattention. We have endeavoured to reflect all relevant factors. No obvious significant issues which would havean adverse impact upon value or security were in evidence with regards to limitations.

It would appear that the road leading to the subject and neighbouring properties is in private ownership. Thisshould be fully clarified legally. If applicable, all associated rights and liabilities in this regard should be fullyconfirmed.

None significant apparent based on limitations.


Page 3 of 4


General Remarks

Essential Repairs

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


Yes X No

The property would in our opinion form suitable security for normal loan purposes at the stated figure of value.Mortgage lending institutions will have their own individual lending criterias.

(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 £ 175,000

Market value on completion of essential repairs £ -

Insurance reinstatement value £ 160,000

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 [487384 = 5090 ]Electronically signed by:-

Surveyor's name David Cree

Professional qualifications BSc MRICS

Company name DM Hall LLP

Address 1 Glasgow Road, Paisley, Renfrewshire, PA1 3PX

Telephone 0141 887 7700

Fax 0141 887 6333

Report date 8th January 2020


Yes X No

Yes No

PROPERTYQUESTIONNAIRE

Property address

1

Property Questionnaire

Seller(s) 17/07/2019

Completion date of property questionnaire 17/07/2019

3,3 KINGSLEA ROAD,HOUSTON,JOHNSTONE,RENFREWSHIRE,PA6 7ER

Note for sellers

Information to be given to prospective buyer(s)

2


Please complete this form carefully. It is important that your answers are correct.

The information in your answers will help ensure that the sale of your house goes smoothly. Please answereach question with as much detailed information as you can.

If anything changes after you fill in this questionnaire but before the date of entry for the sale of your house, tellyour solicitor or estate agent immediately.

How long have you owned the property? 5 Years

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

What are the arrangements for parking at your property?

(Please tick all that apply)

1. Length of ownership

2. Council tax

3. Parking

Garage

Allocated parking space

Driveway

Shared parking

On street

Resident permit

Metered parking

Other (please specify):

4. Conservation area

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

Yes / No /Don't know

A B C D E F G H

Private Road so Property Owns Road at Front

3


5. Listed buildings

6. Alterations/additions/extensions

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

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

Yes / No

a. Yes / No

Yes / No

b. Yes / No

Yes / No

Yes / No

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

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

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

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

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

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

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

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

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

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

4


7. Central heating

8. Energy Performance Certificate

9. Issues that may have affected your property

a. Yes / No /Partial

b.

c. Yes / No

d.

Yes / No

a. Yes / No

Yes / No

b. Yes / No

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

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

Gas Central Heating

1995When was your central heating system or partial central heating systeminstalled?

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

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

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

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

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

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

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

If you have answered yes, please give details:

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

5


10. Services

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

Gas /liquid petroleum gas

Water mains /private water supply

Electricity

Mains drainage

Telephone

Cable TV / satellite

Broadband

b. Yes / No

c. Yes / No /Don't know

d. Yes / No

Services Connected Supplier

eon

council

eon

council

bt

sky

sky

Is there a septic tank system at your property?

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

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

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

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

6


11. Responsibilities for Shared or Common Areas

12. Charges associated with your property

a. Yes / No /Don't Know

b. Yes / No /Not applicable

c. Yes / No

d. Yes / No

e. Yes / No

f. Yes / No

a. Yes / No

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


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


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

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


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


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


Is there a factor or property manager for your property?

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

7


13. Specialist works

b. Yes / No /Don't Know

Yes / No /Don't Know

c.

a. Yes / No

b. Yes / No

c. Yes / No

Is there a common buildings insurance policy?

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

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

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

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

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


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

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

Guarantees are held by:

8


14. Guarantees

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

(i) Electrical work No Yes Don'tknow

Withtitle

deedsLost

(ii) Roofing No Yes Don'tknow

Withtitle

deedsLost

(iii) Central heating No Yes Don'tknow

Withtitle

deedsLost

(iv) NHBC No Yes Don'tknow

Withtitle

deedsLost

(v) Damp course No Yes Don'tknow

Withtitle

deedsLost

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

No Yes Don'tknow

Withtitle

deedsLost

CannotAnswer*

CannotAnswer*

CannotAnswer*

CannotAnswer*

CannotAnswer*

CannotAnswer*

15. Boundaries

b.

c. Yes / No

Yes / No /Don't know

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

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


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


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

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

9


16. Notices that affect your property

Signature(s):

Date:

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

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

a. Yes / No /Don't know

b. Yes / No /Don't know

c. Yes / No /Don't know

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

that affects your property in some other way?

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

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Glasgow (North)0141 332 8615

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