mishnish the square high street, earlston, td4 6db · td4 6db. energy performance certificate. you...

HOME REPORT

MISHNISH THE SQUARE HIGH STREET

EARLSTONTD4 6DB

ENERGYPERFORMANCE

CERTIFICATE

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

ScotlandMISHNISH THE SQUARE, HIGH STREET, EARLSTON, TD4 6DB

Dwelling type: Mid-terrace houseDate of assessment: 11 August 2016Date of certificate: 11 August 2016Total floor area: 200 m2

Primary Energy Indicator: 247 kWh/m2/year

Reference number: 9690-1015-3208-7646-1900Type of assessment: RdSAP, existing dwellingApproved Organisation: ElmhurstMain heating and fuel: Boiler and radiators, mains

gas

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

Estimated energy costs for your home for 3 years* £5,628

Over 3 years you could save* £1,731

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)

81B(81-91)

C(69-80)

65D(55-68)

E(39-54

F(21-38)

G(1-20)

Not energy efficient - higher running costs

Energy Efficiency Rating

This graph shows the current efficiency of your home,taking into account both energy efficiency and fuelcosts. The higher this rating, the lower your fuel billsare likely to be.

Your current rating is band D (65). 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)

B(81-91)

75C(69-80)

56D(55-68)

E(39-54

F(21-38)

G(1-20)

Not environmentally friendly - higher CO2 emissions

Environmental Impact (CO2) Rating

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

Your current rating is band D (56). The average ratingfor EPCs in Scotland is band D (59).

The potential rating shows the effect of undertaking allof the improvement measures listed within yourrecommendations report.

Top actions you can take to save money and make your home more efficient

Recommended measures Indicative cost Typical savingsover 3 years

Available withGreen Deal

1 Room-in-roof insulation £1,500 - £2,700 £1248.00

2 Low energy lighting £30 £78.00

3 Condensing boiler £2,200 - £3,000 £405.00

A full list of recommended improvement measures for your home, together with more information on potential cost andsavings and advice to help you carry out improvements can be found in your recommendations report.

THIS PAGE IS THE ENERGY PERFORMANCECERTIFICATE WHICH MUST BE AFFIXED TO THEDWELLING AND NOT BE REMOVED UNLESS IT IS

REPLACED WITH AN UPDATED CERTIFICATE

The Green Deal may allow you to make yourhome warmer and cheaper to run at no up-frontcapital cost. See your recommendations report

for more details.

of 5Elmhurst Energy Systems RdSAP Calculator v2.08r03 (SAP 9.92)

Recommendations ReportMISHNISH THE SQUARE, HIGH STREET, EARLSTON, TD4 6DB11 August 2016 RRN: 9690-1015-3208-7646-1900

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 Granite or whinstone, as built, no insulation(assumed)Timber frame, as built, insulated (assumed)

Roof Pitched, 200 mm loft insulationPitched, no insulation (assumed)Roof room(s), no insulation (assumed)

Floor Suspended, no insulation (assumed)Solid, insulated (assumed)

Windows Partial double glazing

Main heating Boiler and radiators, mains gas

Main heating controls Programmer, room thermostat and TRVs

Secondary heating None

Hot water From main system

Lighting Low energy lighting in 70% 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 44 kg CO2/m²/yr.

The average Scottish household produces about 6 tonnes of carbon dioxide every year. Based on this assessment,heating and lighting this home currently produces approximately 8.7 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 3.7 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.

Micro CHP


Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £4,725 over 3 years £3,177 over 3 years

Hot water £489 over 3 years £402 over 3 years

Lighting £414 over 3 years £318 over 3 years

Totals £5,628 £3,897

You couldsave £1,731 over 3 years

Potential future savings

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

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

Recommended measures Indicative cost Typical savingper year

Rating after improvement

Energy EnvironmentGreenDeal

C 72 D 66

C 73 D 67

C 75 C 70

B 81 C 75

1 Room-in-roof insulation £1,500 - £2,700 £416

2 Low energy lighting for all fixedoutlets £30 £26

3 Replace boiler with new condensingboiler £2,200 - £3,000 £135

4 Solar photovoltaic panels, 2.5 kWp £5,000 - £8,000 £258

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

Choosing the right improvement package

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

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


About the recommended measures to improve your home’s performance ratingThis section offers additional information and advice on the recommended improvement measures for your home

1 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.

2 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.

3 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.

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

Low and zero carbon energy sources

Your home's heat demand

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

Heat demand Existing dwelling Impact of loftinsulation

Impact of cavitywall insulation

Impact of solid wallinsulation

Space heating (kWh per year) 27,350 (2,791) N/A (235)

Water heating (kWh per year) 2,907

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

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

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

Assessor's name: Mr. Richard ClowesAssessor membership number: EES/009358Company name/trading name: D M Hall Chartered Surveyors LLPAddress: 150 St Andrew Street

GalasheilsTD1 1DY

Phone number: 01896 752009Email address: [email protected] party disclosure: No related party

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

Use of this energy performance information

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

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

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

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

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

Authorisedhome energyassessment

Finance atno upfront

cost

Choose fromauthorisedinstallers

May be paidfrom savingsin energy bills

Repaymentsstay with theelectricity bill

payer

SINGLESURVEY

survey report on:

MISHNISH THE SQUARE HIGH STREET,EARLSTON, TD4 6DB11th August 2016 HK160781

MISHNISH THE SQUARE HIGH STREETEARLSTONTD4 6DB

MR L MACKINNON

MISHNISHTHE SQUAREHIGH STREETEARLSTONTD4 6DB

DM Hall LLP

11th August 2016

Single Survey

Property address

Customer

Customer address

Prepared by

Date of inspection

1

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

Page 1 of 6


PART 1 - GENERAL1.1 THE SURVEYORS

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

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

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

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

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

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

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

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

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

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

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

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

Terms and Conditions

1.2

2


Page 2 of 6


1.3

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

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

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

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

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

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

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

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

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


1.4

1.5

the Seller;

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

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

the Purchaser; and

the professional advisers of any of these.


Page 3 of 6


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

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

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

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

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

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

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

DEFINITIONS


1.7

1.8

1.9

1.10

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

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

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


Page 4 of 6


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

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

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

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

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


2.1

2.2

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

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

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

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

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

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

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

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

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


Page 5 of 6


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

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

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

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

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

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

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


2.3

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2.5

1.

2.

3.

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

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

Category 1: No immediate action or repair is needed.


Page 6 of 6


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

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

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

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

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

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


2.6

2.7

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

There are no particularly troublesome or unusual legal restrictions;

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

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

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

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

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

1. Information and scope of inspection

Page 1 of 15


Description

Accommodation

Gross internal floor area (m²)

Neighbourhood and location

Age

Weather

Chimney stacks

Single Survey

The subjects comprise a two storey and attic mid terraced building.

GROUND FLOOR: Entrance vestibule, hallway, living room/familyroom, study area, living room 2 and kitchen/dining room.

FIRST FLOOR: Hall landing, master bedroom with dressingarea/box room off, two further bedrooms and bathroom.

SECOND FLOOR: Hall landing, bedroom 4 and storage cupboard.

201 sq m or thereby.

The subjects are located in a mixed residential/commercial areawhere surrounding properties are of a varying age and character.Local amenities and facilities are readily available in Earlston towncentre.

Originally constructed in around 1890 with extensions dating fromaround 2008.

Overcast, dull with heavy rain showers at the time of inspection.Weather in previous weeks has been varied.

Visually inspected with the aid of binoculars whereappropriate.

There are brick built chimney stacks serving the building pointedexternally with flashings formed in cement.

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Roofing including roof space

Rainwater fittings

Main walls

Windows, external doors and joinery

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.

A timber framed, pitched and slated roof with lead lined valleygutters and zinc ridges. There is a flat roofed section over the rearextension which appears to be covered in fibreglass.

ROOF SPACE: The main roof space is accessed via a hatch withpull down ladder located on the first floor hall landing. The internalconstruction comprises timber rafters and sarking board withinsulation placed between and across the ceiling joists to a depth ofapproximately 250mm or thereby. I am verbally informed by theowner that the insulation material was installed below the flooredareas. There is a secondary roof space accessed via a glazedhatch in the study/box room. This was not inspected due to accesslimitations. My overall inspection was consequently restricted.

There is access into an attic room/eaves areas from the secondfloor but it should be noted that my inspection of this area wasrestricted as this has been lined and contained a number of storedgoods and personal effects. My overall inspection wasconsequently restricted.


Formed in cast iron with round downpipes and half round gutters.


Foundations and concealed parts were not exposed orinspected.

The main walls are of traditional solid stone construction pointedexternally with what appeared to be brick built extensions to therear with a smooth rendered finish.

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.

Timber framed single glazed sash and casement windows. Thereis a timber panelled door to the front of the property and a timber

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External decorations

Conservatories / porches

Communal areas

Garages and permanent outbuildings

Outside areas and boundaries

Ceilings

Internal walls

Single Survey

framed double glazed door to the rear of the property. There areUPVC fascia and soffit boards around the extension. There arepainted timber features around the dormer projection to the rear ofthe subjects.

Visually inspected.

Formed in painted timbers and UPVC.

None.

None.

Visually inspected.

There is one large stone built former stable/byre pointed externallyunder a timber framed, pitched and slated roof. The store isaccessed via a sliding timber door.

I am verbally informed by the owner that the store area has beenspray treated for woodworm and that the rear roof slope wasextensively overhauled and further enquiries should be made inthis regard.

There are a number of timber lean-to's which will require ongoingmaintenance and repair to remain in good condition. The lean-toroofs are clad in a material with limited life and repair expenditureshould be anticipated.

Visually inspected.

The timber gate at the rear of the garden leading into the courtyardarea will require ongoing maintenance and repair with areas ofblocked timber noted.

Damaged/cracked concrete steps.

Visually inspected from floor level.

Areas of plaster cracking noted. Areas of making good noted.

Visually inspected from floor level.

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

There is a section of timber stud within the study area whichrequires to be plaster boarded and I am verbally informed by theowner that they are to undertake remedial repairs and furtherenquiries in this regard should be made.

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Floors including sub floors

Internal joinery and kitchen fittings

Chimney breasts and fireplaces

Internal decorations

Cellars

Electricity

Single Survey

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.

Areas of loose and noisy flooring.

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

Kitchen units were visually inspected excluding appliances.

The timber door providing access to the fourth/attic bedroom wasnoted to be damaged with a missing panel and this will requirerepair/replacement.

A number of glazed internal doors appear not to contain safetyglass.

Visually inspected.

No testing of the flues or fittings was carried out.

Flues should be swept and tested prior to first use.

Visually inspected.

Internal decoration appears worn and is damaged in placesrequiring ongoing maintenance.

Visually inspected where there was a safe and purpose-builtaccess.

None

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

It is recommended that all electrical installations be checked everyfive years to keep up to date with frequent changes in safetyregulations. Further advice will be available from a qualifiedSELECT registered contractor.

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Gas

Water, plumbing, bathroom fittings

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 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.

No reportable defects noted.

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.

Areas of lead plumbing noted in the ground floor WC. I am informedby the owner that this is now redundant.

I am verbally informed by the owner that the water supply to thesubjects was upgraded and renewed and further enquiries in thisregard should be made.

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


I am verbally informed by the owner that the gas boiler and centralheating system is checked and serviced annually and furtherenquiries in this regard should be made.

Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

Mains connection.

Visually inspected.


There are smoke detectors located in various locations throughoutthe property.

It should be noted my inspection of the main roof space wasrestricted by the presence of flooring, insulation material andstored goods/personal effects. My overall inspection wasconsequently restricted.

No inspection for Japanese Knotweed was carried out, unlessotherwise stated for the purpose of this report it is assumed thatthere is no Japanese Knotweed within the boundaries of theproperty or in the neighbouring properties.

I have not disturbed insulation in accordance with Health and

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Single Survey

Safety guidelines and furniture, personal effects, (particularly incupboards) and floor coverings have not been moved.

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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 8 of 15


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

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Structural movement

Repair category 1

No reportable defects.Notes

Dampness, rot and infestation

Repair category 2

There is evidence of damp penetration as evidenced by damp meter readings anddeterioration/staining to the party wall within the roof space. The eradication ofdampness and any associated decay will require a specialist repair usingguaranteed methods. Areas of dampness were also noted to the ceiling/wallwithin the attic bedroom.

Areas of salting and staining to roof timbers.

There is evidence of woodboring insect infestation to timbers throughout theproperty but in particular to sanded timber floorboards, the under stairs cupboardand also to roof spaces. I am verbally informed by the owner that remedial spraytreatments were undertaken and further enquiries in this regard should be made.

There is evidence of past damp penetration as evidenced by deterioration andstaining around the skylight at second floor level. When tested this appeared drybut the situation should be carefully monitored.

Notes

Chimney stacks

Repair category 2

Checks should be made to the flashings around the chimney stack to ensure thatthey are watertight.

Notes

Single Survey

Category 3 Category 2 Category 1

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Roofing including roof space

Repair category 2

A number of cracked, slipped and missing roof slates were noted.

There is a flat roof section over the rear extension which appears to be clad in amaterial with a limited life and whilst there is no indication of rain penetration,repair expenditure should be anticipated.

Notes

Rainwater fittings

Repair category 2

Ongoing maintenance should be anticipated to the external plumbing.Notes

Main walls

Repair category 1


Windows, external doors and joinery

Repair category 1

Ongoing maintenance is required to the external joinery including windows.Notes

External decorations

Repair category 1

See previous comments relating to external doors, windows and joinery.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

Areas of missing masonry noted. Repointing required. I am verbally informed bythe owner that spray treatments were undertaken for woodworm and furtherenquiries in this regard should be made.

Notes

Outside areas and boundaries

Repair category 2

Areas of rotten timber noted around the gate. Cracked and damaged concretesteps. It was noted that timbers around the gate were noted to be in poorcondition and were rotten requiring replacement.

Notes

Ceilings

Repair category 2

Areas of plaster cracking were noted.Notes

Internal walls

Repair category 2

There are areas of timber stud which require to be plaster boarded/finished. I amverbally informed by the owner that they are to undertake remedial repairs.

Notes

Floors including sub-floors

Repair category 1


Internal joinery and kitchen fittings

Repair category 2

There is a damaged timber door to the fourth bedroom which will requirereplacement/repair. There are timber doors with single glazed inserts which donot appear to contain safety glass.

Notes

Single Survey

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Chimney breasts and fireplaces

Repair category 1

Flues should be swept and tested prior to first use.Notes

Internal decorations

Repair category 1


Cellars

Repair category -

None.Notes

Electricity

Repair category 1

It is recommended that all electrical installations be checked every five years tokeep up to date with frequent changes in safety regulations. Further advice willbe available from a qualified SELECT registered contractor.

Notes

Gas

Repair category 1


Water, plumbing and bathroom fittings

Repair category 2

Areas of lead plumbing noted.

I am verbally informed by the owner that the water supply to the subjects wasupgraded and renewed and further enquiries in this regard should be made.

Notes

Heating and hot water

Repair category 1

I am verbally informed by the owner that the gas boiler and central heatingsystem is serviced annually.

Notes

Single Survey

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Drainage

Repair category 1

No obvious evidence of chokage.Notes

Single Survey

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

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

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

Page 13 of 15


Single Survey

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

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Category 3

Category 2

Category 1

Structural movement 1

Dampness, rot and infestation 2

Chimney stacks 2

Roofing including roof space 2

Rainwater fittings 2

Main walls 1

Windows, external doors and joinery 1

External decorations 1

Conservatories/porches -

Communal areas -

Garages and permanent outbuildings 2

Outside areas and boundaries 2

Ceilings 2

Internal walls 2

Floors including sub-floors 1

Internal joinery and kitchen fittings 2

Chimney breasts and fireplaces 1

Internal decorations 1

Cellars -

Electricity 1

Gas 1

Water, plumbing and bathroom fittings 2

Heating and hot water 1

Drainage 1

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

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

3. Accessibility information

Page 14 of 15


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

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

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

4. Are all door openings greater than 750mm?

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

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

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

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

Single Survey

X

X

X

X

X

X

X

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

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

4. Valuation and conveyancer issues

Page 15 of 15


The report assumes that all necessary Local Authority and other Consents are in place for alterations andextensions to the subjects and all appropriate documentation including Building Warrants and CompletionCertificates issued. If any works did not require Consent then it has been assumed that they meet the standardsrequired by the Building Regulations or are exempt.

I am verbally informed by the owner that remedial treatments were undertaken for woodworm in the form of spraytreatment and further enquiries should be made regarding any guarantee documentation which may be inexistence.

£585,000 (Five Hundred and Eighty Five Thousand Pounds).

£200,000 (Two Hundred Thousand Pounds).

At present there are continuing signs of activity in the market place although values remain static.

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 [485386 = 7183 ]Electronically signed

Richard A Clowes

DM Hall LLP

150 St Andrew Street, Galashiels, TD1 1DY

22nd August 2016

Permanent outbuildings:

Various timber lean-to's

© Quest End Computer Services Limited 2008All rights reserved

Page 1 of 4


Property Address

Address MISHNISH THE SQUARE HIGH STREET, EARLSTON, TD4 6DBSeller's Name MR L MACKINNONDate of Inspection 11th August 2016

Property Details

Property Type

Property Style

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

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

No. of units in blockApproximate Year of Construction 1890

Tenure

Ground rent £ Unexpired years

Accommodation

Number of Rooms

Gross Floor Area (excluding garages and outbuildings)

Residential Element (greater than 40%)

Garage / Parking / Outbuildings

Available on site?

Mortgage Valuation Report

Lift provided?

X Absolute Ownership Leasehold

X House Bungalow Purpose built maisonette Converted maisonette

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

Other (specify in General Remarks)

Detached Semi detached X Mid terrace End terrace

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

Yes X No

Yes No

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

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

201 m² (Internal) 221 m² (External)

X Yes No

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

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

Brief description of Central Heating:

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

Gas fired boiler to radiators.


Page 2 of 4


Construction

Walls

Roof

Special Risks

Has the property suffered structural movement?

If Yes, is this recent or progressive?

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

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

Service Connections

Drainage Water

Electricity Gas

Central Heating

Site

Location

Planning Issues

Has the property been extended / converted / altered?

If Yes provide details in General Remarks.

Roads


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

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

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

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

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

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

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

Yes X No

Yes No

Yes X No

X Mains Private None X Mains Private None

X Mains Private None X Mains Private None

X Yes Partial None

X Yes No

Accommodation (other): Two box rooms.

The general condition of the property appears consistent with its age and type of construction but some works ofrepair and maintenance are required. Elements of the property are ageing and likely to require attention.

The report assumes that all necessary Local Authority and other Consents are in place for alterations andextensions to the subjects and all appropriate documentation including Building Warrants and CompletionCertificates issued. If any works did not require Consent then it has been assumed that they meet the standardsrequired by the Building Regulations or are exempt.

I am verbally informed by the owner that remedial treatments were undertaken for woodworm in the form of spraytreatment and further enquiries should be made regarding any guarantee documentation which may be inexistence.

It should be noted my inspection of the main roof space was restricted by the presence of flooring, insulationmaterial and stored goods/personal effects. My overall inspection was consequently restricted.

No inspection for Japanese Knotweed was carried out, unless otherwise stated for the purpose of this report it isassumed that there is no Japanese Knotweed within the boundaries of the property or in the neighbouringproperties.

I have not disturbed insulation in accordance with Health and Safety guidelines and furniture, personal effects,(particularly in cupboards) and floor coverings have not been moved.

None.


Page 3 of 4


General Remarks

Essential Repairs

Estimated cost of essential repairs £ 0 Retention recommended? Amount £ 0


Yes X No

The subjects form suitable security for normal 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 £ 200,000

Market value on completion of essential repairs £Insurance reinstatement value £ 585,000

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 [485386 = 7183 ]Electronically signed by:-

Surveyor's name Richard A Clowes

Professional qualifications BSc MRICS

Company name DM Hall LLP

Address 150 St Andrew Street, Galashiels, TD1 1DY

Telephone 01896 752009

Fax 01896 759927

Report date 22nd August 2016


Yes X No

Yes No

PROPERTYQUESTIONNAIRE

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