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  • Woodlands Cottage Woodlands Road

    BlairgowriePH10 6JU

  • Energy performance certificate

  • Page 1 of 7

    ••

    You can use this document to:

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

    Energy Performance Certificate (EPC)

    Woodlands Cottage, Woodlands Road, Blairgowrie, PH10 6JU

    Dwelling type: Detached houseDate of assessment: 15 April 2014Date of certificate: 20 April 2014Total floor area: 175 m2

    Reference number: 0702-0955-3329-3493-1443Type of assessment: RdSAP, existing dwellingPrimary Energy Indicator: 359 kWh/m2/yearMain heating and fuel: Boiler and radiators, mains

    gas

    Estimated energy costs for your home for 3 years* £7,491

    Over 3 years you could save* £3,336

    See yourrecommendations

    report for moreinformation

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

    Very energy efficient - lower running costs Current Potential

    A(92 plus)B(81-91)

    75C(69-80)D(55-68)

    44E(39-54F(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 (44). The average ratingfor a home in Scotland is band D (61).

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

    Very environmentally friendly - lower CO2 emissionsCurrent Potential

    A(92 plus)B(81-91)

    C(69-80)66D(55-68)

    E(39-5435F(21-38)

    G(1-20)Not environmentally friendly - higher CO2 emissions

    Environmental Impact (CO2) Rating

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

    Your current rating is band F (35). The average ratingfor a home in Scotland is band D (59).

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

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

    Recommended measures Indicative cost Typical savingsover 3 yearsAvailable with

    Green Deal

    1 Internal or external wall insulation £4,000 - £14,000 £1410

    2 Floor insulation £800 - £1,200 £285

    3 Draughtproofing £80 - £120 £108

    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.

  • Page 2 of 7QSapDesktop v9.1.2 (SAP 9.91)

    Recommendations ReportWoodlands Cottage, Woodlands Road, Blairgowrie, PH10 6JU20 April 2014 RRN: 0702-0955-3329-3493-1443

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

    Element Description Energy Efficiency Environmental

    Walls Sandstone, as built, no insulation (assumed)Timber frame, as built, insulated (assumed)

    Roof Pitched, 300+ mm loft insulationPitched, insulated (assumed)

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

    Windows Partial double glazing

    Main heating Boiler and radiators, mains gas

    Main heating controls Programmer, TRVs and bypass

    Secondary heating Room heaters, coal

    Hot water From main system

    Lighting Low energy lighting in 73% of fixed outlets

    The energy efficiency rating of your homeYour Energy Efficiency Rating is calculated using the standard UK methodology, RdSAP. This calculates energy usedfor heating, hot water, lighting and ventilation and then applies fuel costs to that energy use to give an overall ratingfor your home. The rating is given on a scale of 1 to 100. Other than the cost of fuel for electrical appliances and forcooking, a building with a rating of 100 would cost almost nothing to run.

    As we all use our homes in different ways, the energy rating is calculated using standard occupancy assumptionswhich may be different from the way you use it. The rating also uses national weather information to allow comparisonbetween buildings in different parts of Scotland. However, to make information more relevant to your home, localweather data is used to calculate your energy use, CO2 emissions, running costs and the savings possible from makingimprovements.

    The impact of your home on the environmentOne of the biggest contributors to global warming is carbon dioxide. The energy we use for heating, lighting and powerin our homes produces over a quarter of the UK’s carbon dioxide emissions. Different fuels produce different amountsof carbon dioxide for every kilowatt hour (kWh) of energy used. The Environmental Impact Rating of your home iscalculated by applying these 'carbon factors' for the fuels you use to your overall energy use.

    The average Scottish household produces about 6 tonnes of carbon dioxide every year. Based on this assessment,heating and lighting this home currently produces approximately 13 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 6.8 tonnes per year. You could reduce emissions even more byswitching to renewable energy sources.

  • Page 3 of 7

    ••

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

    Air or ground source heat pumpMicro CHP

    Recommendations ReportWoodlands Cottage, Woodlands Road, Blairgowrie, PH10 6JU20 April 2014 RRN: 0702-0955-3329-3493-1443

    Estimated energy costs for this home

    Current energy costs Potential energy costs

    Heating £6,795 over 3 years £3,540 over 3 years

    Hot water £396 over 3 years £312 over 3 years

    Lighting £300 over 3 years £303 over 3 years

    Totals £7,491 £4,155

    You couldsave £3,336 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 yearRating after improvement

    Energy EnvironmentGreenDeal

    D 56 E 46

    D 59 E 49

    D 60 E 50

    D 62 E 52

    D 67 D 58

    C 69 D 60

    C 75 D 66

    1 Internal or external wall insulation £4,000 - £14,000 £470

    2 Floor insulation £800 - £1,200 £95

    3 Draughtproofing £80 - £120 £36

    4 Upgrade heating controls £350 - £450 £43

    5 Replace boiler with new condensingboiler £2,200 - £3,000 £189

    6 Replace single glazed windows withlow-E double glazing £3,300 - £6,500 £56

    7 Solar photovoltaic panels, 2.5 kWp £9,000 - £14,000 £217

    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.

  • Page 4 of 7

    Recommendations ReportWoodlands Cottage, Woodlands Road, Blairgowrie, PH10 6JU20 April 2014 RRN: 0702-0955-3329-3493-1443

    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 Internal or external wall insulationInternal or external wall insulation involves adding a layer of insulation to either the inside or the outside surfaceof the external walls, which reduces heat loss and lowers fuel bills. As it is more expensive than cavity wallinsulation it is only recommended for walls without a cavity, or where for technical reasons a cavity cannot befilled. Internal insulation, known as dry-lining, is where a layer of insulation is fixed to the inside surface ofexternal walls; this type of insulation is best applied when rooms require redecorating. External solid wallinsulation is the application of an insulant and a weather-protective finish to the outside of the wall. This mayimprove the look of the home, particularly where existing brickwork or rendering is poor, and will provide long-lasting weather protection. Further information can be obtained from the National Insulation Association(www.nationalinsulationassociation.org.uk). It should be noted that planning permission might be required andthat building regulations apply to this work so it is best to check with your local authority whether a buildingwarrant or planning permission will be required.

    2 Floor insulationInsulation of a floor will significantly reduce heat loss; this will improve levels of comfort, reduce energy use andlower fuel bills. Suspended floors can often be insulated from below but must have adequate ventilation toprevent dampness; seek advice about this if unsure. Further information about floor insulation and details of localcontractors can be obtained from the National Insulation Association (www.nationalinsulationassociation.org.uk).Building regulations generally apply to this work so it is best to check this with your local authority buildingstandards department.

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

    4 Heating controls (room thermostat)The heating system should have a room thermostat to enable the boiler to switch off when no heat is required. Acompetent heating engineer should be asked to do this work. Insist that the thermostat switches off the boiler aswell as the pump and that the thermostatic radiator valve is removed from any radiator in the same room as thethermostat. Building regulations generally apply to this work and a building warrant may be required, so it is bestto obtain advice from your local authority building standards department and from a qualified heating engineer.

    5 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.

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

  • Page 5 of 7

    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

    Recommendations ReportWoodlands Cottage, Woodlands Road, Blairgowrie, PH10 6JU20 April 2014 RRN: 0702-0955-3329-3493-1443

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

    Low and zero carbon energy sources

    Your home's heat demand

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

    Heat demand Existing dwelling Impact of loftinsulationImpact of cavitywall insulation

    Impact of solid wallinsulation

    Space heating (kWh per year) 33,024 (492) N/A (8,674)

    Water heating (kWh per year) 2,338

    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.

  • Page 6 of 7

    Recommendations ReportWoodlands Cottage, Woodlands Road, Blairgowrie, PH10 6JU20 April 2014 RRN: 0702-0955-3329-3493-1443

    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 BRE (www.breassessor.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: Jon ThomsonAssessor membership number: BREC000729Company name/trading name: J&E ShepherdAddress: 2

    Whitefriars CrescentPerthPH2 0PA

    Phone number: 01382 200 454Email address: [email protected] party disclosure: No related party

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

    Use of this energy performance information

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

  • Page 7 of 7

    Recommendations ReportWoodlands Cottage, Woodlands Road, Blairgowrie, PH10 6JU20 April 2014 RRN: 0702-0955-3329-3493-1443

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

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

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

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

    Authorisedhome energyassessment

    Finance atno upfront

    cost

    Choose fromauthorisedinstallers

    May be paidfrom savingsin energy bills

    Repaymentsstay with theelectricity bill

    payer

  • Scottish Single Survey

  • survey report on:

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    Woodlands CottageWoodlands RoadBlairgowriePH10 6JU

    Mr & Mrs D George

    Woodlands CottageWoodlands RoadBlairgowriePH10 6JU

    J & E Shepherd

    15th April 2014

    Single Survey

    Property address

    Customer

    Customer address

    Prepared by

    Date of inspection

  • 1

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

    Page 1 of 6

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    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

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

    Page 2 of 6

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    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

    Terms and Conditions

    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.

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

    Page 3 of 6

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    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

    Terms and Conditions

    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;

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

    Page 4 of 6

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    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.

    Terms and Conditions

    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.

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

    Page 5 of 6

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    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.

    Terms and Conditions

    2.3

    2.4

    2.5

    1.

    2.

    3.

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

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

    Category 1: No immediate action or repair is needed.

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

    Page 6 of 6

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    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.

    Terms and Conditions

    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

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    Description

    Accommodation

    Gross internal floor area (m²)

    Neighbourhood and location

    Age

    Weather

    Chimney stacks

    Single Survey

    The subjects comprise an extended detached two storey villa.

    GROUND FLOOR

    Entrance Hall, Lounge, Study, Sitting Room/Bedroom 4, DiningRoom, Kitchen/Breakfast Room, Utility Room and Cloakroom withWC.

    FIRST FLOOR

    Three Bedrooms, Bathroom with WC and Shower Room with WC.

    175 sq m or thereby.

    The subjects are situated within an established residential locationwhere surrounding properties are of a mixed age and design.Adequate local services and facilities are available withinBlairgowrie.

    We understand the original property was erected around 1883 withthe side extension being added circa 2000.

    Dry and bright.

    Visually inspected with the aid of binoculars whereappropriate.

    The chimney stacks are of stone construction with metal flashings.

  • Page 2 of 15

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    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.

    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.

    The roof is pitched and clad in slates with the ridge being a mixtureof lead and zinc. There is a mono pitched and slate roof over therear study projection.

    Access was gained to the main roof void via a ceiling hatch over therear landing. The small roof space over the Utility Room andCloakroom was also inspected. There is no ceiling hatch in theStudy projection.

    Visually inspected with the aid of binoculars whereappropriate.

    The rainwater fittings are a mixture of cast iron and PVC design.

    Visually inspected with the aid of binoculars whereappropriate.

    Foundations and concealed parts were not exposed orinspected.

    The main walls are of solid stone construction with the sideextension appearing to be of cavity timber frame construction withan outer leaf of block, externally harled.

    Internal and external doors were opened and closed wherekeys were available.

    Random windows were opened and closed where possible.

    Doors and windows were not forced open.

    The windows are mainly of timber frame sash and case singleglazed design. There are timber frame double glazed windows tothe Study and side extension with double glazed Velux windowsover the Bathroom and Shower Room. There are double glazedmetal skylights over the stair and landing.

    The front external door is of timber panel construction with the reardoor being of timber construction with a double glazed panel.There are UPVC double glazed French Doors off the Kitchen.

    There are timber eaves boards.

  • Page 3 of 15

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    External decorations

    Conservatories / porches

    Communal areas

    Garages and permanent outbuildings

    Outside areas and boundaries

    Ceilings

    Internal walls

    Floors including sub floors

    Single Survey

    Visually inspected.

    Painted finishes.

    None.

    Circulation areas visually inspected.

    We understand the drive is jointly owned. We have been informedthat the drive was originally going to be used as access to theadjacent property when it was built however they made an entry offWoodlands Road.

    Visually inspected.

    Situated to the front of the property is a detached double car blockand harled garage under a pitched and profile metal sheet roof.There is also a timber and felt garden shed however this was notinspected internally.

    Visually inspected.

    There are garden grounds to the front, side and rear of the propertyalong with a driveway providing ample off street parking. Theboundaries are formed in a mixture of stone walling, timber fencingand hedging.

    Visually inspected from floor level.

    The ceilings appear to be mainly of traditional lath and plaster andthere are timber feature ceiling beams in the Kitchen.

    Visually inspected from floor level.

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

    The internal walls are a mixture of lath and plaster, solidconstruction plastered on the hard and plasterboard.

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

    The floors at Ground Floor level are a mixture of suspended timberand concrete construction with suspended timber flooring at FirstFloor.

    Due to fitted floorcoverings no access was gained to the sub floorarea.

  • Page 4 of 15

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    Internal joinery and kitchen fittings

    Chimney breasts and fireplaces

    Internal decorations

    Cellars

    Electricity

    Gas

    Water, plumbing, bathroom fittings

    Single Survey

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

    Kitchen units were visually inspected excluding appliances.

    The internal doors are of timber panel design and there is arestricted door height to the Cloakroom. The skirting boards andfacings are of timber construction.

    There are base units and a range cooker in the Kitchen and aworktop and sink in the Utility Room.

    Visually inspected.

    No testing of the flues or fittings was carried out.

    There is a coal fire in the Lounge. There are also a number of otheropen fireplaces throughout the property however it appears thatthese have not been used for some time.

    Visually inspected.

    The internal decorations are a mixture of wallpaper, paint, tiling andtimber lining.

    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.

    The property has a mains supply of electricity with the electricmeter being located in the rear Hall.

    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 gas is connected to the property. The meter box is locatedexternally adjacent to the rear elevation.

    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.

    Water is from the public supply with internal plumbing where seenbeing a mixture of copper and PVC design.

  • Page 5 of 15

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    Heating and hot water

    Drainage

    Fire, smoke and burglar alarms

    Any additional limits to inspection

    Single Survey

    There are white sanitary fittings throughout the property.

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

    No tests whatsoever were carried out to the system orappliances.

    The property has a gas fired heating system serving radiators. Theheating and hot water are provided by a wall mounted combinationboiler which is located in the Utility Room.

    Drainage covers etc. were not lifted.

    Neither drains nor drainage systems were tested.

    Drainage is understood to be connected to the main sewer.

    Visually inspected.

    No tests whatsoever were carried out to the system orappliances.

    The smoke detector at Ground Floor level requires to be replacedand there is a smoke detector over the landing.

    At the time of inspection the subjects were fully furnished withpartially fitted floor coverings. No detailed inspection was possibleof the floors and no inspection was possible of flooring under thebath or shower tray. No access was gained to the sub floor area.

    Only a limited inspection was possible of the roof spaces due topresence of insulation materials over the ceiling joists.

    Cupboards within the property were full of stored items.

    An inspection for Japanese Knotweed was not carried out. This is aplant which is subject to control regulation, is considered to beinvasive and one which can render a property unsuitable for somemortgage lenders. It is therefore assumed that there is no JapaneseKnotweed within the boundaries of the property or its neighbouringproperty. Identification of Japanese Knotweed is best undertakenby a specialist contractor.

  • Page 6 of 15

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    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 15

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    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

    Evidence of movement has affected the building reflected by some off level doorframes. On the basis of a single inspection this appears longstanding with noevidence of recent movement apparent.

    Notes

    Dampness, rot and infestation

    Repair category 2

    Sporadic woodworm was evident to the visible roof timbers.

    Historic damp staining was noted behind the window shutter in the Dining Room.

    Notes

    Chimney stacks

    Repair category 2

    Weathered stonework and some open jointing was noted to the left hand chimneyand there is also moss to this chimney. There is also evidence of weatheringand moss to the rear chimney and moss to the right hand chimney.

    Notes

    Roofing including roof space

    Repair category 3

    The mono pitched and slate roof over the small study projection appears to benailsick with various slipped and damaged slates noted.

    There are also some slipped and damaged slates to the main roof although this istypically found within a property of this age.

    Sporadic woodworm was evident to the visible roof timbers.

    Notes

    Single Survey

    Category 3 Category 2 Category 1

  • Page 8 of 15

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    Rainwater fittings

    Repair category 1

    The gutters will require to be regularly cleaned out. The rainwater fittings couldnot be tested as it was dry at the time of inspection.

    Notes

    Main walls

    Repair category 2

    Evidence of general weathering and cracking was noted to the stonework.Hairline cracking was noted to the harling to the side extension and there is alsoevidence of damage to one of the window sills to the side of the extension.

    Notes

    Windows, external doors and joinery

    Repair category 2

    Some of the single glazed windows were noted to be loose and there are earlysigns of decay to some of the window sills. The windows have reached an agewhere they will require regular maintenance.

    The window to the front of the Kitchen is affected by condensation.

    Notes

    External decorations

    Repair category 1

    No immediate action or repair needed.Notes

    Conservatories/porches

    Repair category -

    -Notes

    Communal areas

    Repair category 1

    It is assumed there is a relevant Right of Access and shared maintenance liability.Notes

    Garages and permanent outbuildings

    Repair category 2

    Damaged and cracked harling was noted adjacent to the rear door.Notes

    Single Survey

  • Page 9 of 15

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    There is a mature tree approximately 6m from the garage and the possibility ofstorm damage will require to be brought to the attention of any InsuranceCompany.

    Outside areas and boundaries

    Repair category 2

    Evidence of general weathering, damage and vegetation was noted to the stoneboundary wall.

    There is a mature tree in the front garden approximately 11m from the propertyand the possibility of storm damage will require to be brought to the attention ofany Insurance Company.

    Notes

    Ceilings

    Repair category 2

    Part of the ceiling plaster in the Lounge is sagging. Ceiling plaster cracking anduneven ceiling plaster was noted to other parts of the property.

    Notes

    Internal walls

    Repair category 1

    No immediate action or repair needed.Notes

    Floors including sub-floors

    Repair category 2

    Loose floorboards were noted.

    Due to partially fitted carpets and floor coverings no detailed inspection waspossible of floors and accordingly no comment can be made on their condition orotherwise.

    Notes

    Internal joinery and kitchen fittings

    Repair category 1

    There are some loose door handles and sections of the skirting in the Lounge areill-fitting.

    Notes

    Single Survey

  • Page 10 of 15

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    Chimney breasts and fireplaces

    Repair category 1

    All flue linings should be checked, repaired if necessary and swept prior to thefires being reused.

    Notes

    Internal decorations

    Repair category 1

    No immediate action or repair needed.Notes

    Cellars

    Repair category -

    -Notes

    Electricity

    Repair category 2

    A number of the electrical sockets are located on the skirting boards. There isevidence of older wiring within the roof space however we have been informedthat the property was rewired in 1995 and this wiring is redundant.

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

    Notes

    Gas

    Repair category 1

    In the interests of safety and in light of recent regulations it would be prudent tohave all gas appliances checked by a Gas Safe inspector/tradesman.

    Notes

    Water, plumbing and bathroom fittings

    Repair category 1

    No immediate action or repair needed.Notes

    Single Survey

  • Page 11 of 15

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    Heating and hot water

    Repair category 2

    The central heating boiler has reached an age where it may require to bereplaced within the short to medium term.

    Notes

    Drainage

    Repair category 1

    All foul and surface water drainage is assumed to be to the main public sewer.The system was not tested.

    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 15

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    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 3

    Rainwater fittings 1

    Main walls 2

    Windows, external doors and joinery 2

    External decorations 1

    Conservatories/porches -

    Communal areas 1

    Garages and permanent outbuildings 2

    Outside areas and boundaries 2

    Ceilings 2

    Internal walls 1

    Floors including sub-floors 2

    Internal joinery and kitchen fittings 1

    Chimney breasts and fireplaces 1

    Internal decorations 1

    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 15

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    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 14 of 15

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    We have been informed that the side extension and garage were erected circa 2000. It is assumed that allalterations, additions and extensions to the property have received all necessary town planning and buildingauthority approval (Building Warrants) and that appropriate Completion Certificates or documentation areavailable.

    We understand the drive is jointly owned. We have been informed that the drive was originally going to be usedas access to the adjacent property when it was built however they made an entry off Woodlands Road. It isassumed there is a relevant Right of Access and a shared maintenance liability. This should be confirmed.

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

    For Reinstatement Cost Assessment purposes it is recommended that the subjects be insured for a sum of notless than £485,000.

    This figure is the estimate of the cost of rebuilding the premises and bears no direct relationship to current marketvalue.

    Having considered matters, taking account of our general observations on site, we are of the opinion that thecurrent market value of the subjects in their present condition and with the benefit of full vacant possession maybe fairly stated in the capital sum of THREE HUNDRED THOUSAND POUNDS (£300,000).

    Signed

    Report author

    Company name

    Address

    Single Survey

    Matters for a solicitor or licensed conveyancer

    Estimated reinstatement cost for insurance purposes

    Valuation and market comments

    Security Print Code [479120 = 4431 ]Electronically signed

    Jon Thomson

    J & E Shepherd

    2 Whitefriars Crescent, Perth, Perthshire, PH2 0PA

  • Page 15 of 15

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    Date of report

    Single Survey

    28th April 2014

  • Permanent outbuildings:

    None.

    © Quest End Computer Services Limited 2008All rights reserved

    Page 1 of 5

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    Property Address

    Address Woodlands Cottage, Woodlands Road, Blairgowrie, PH10 6JUSeller's Name Mr & Mrs D GeorgeDate of Inspection 15th April 2014

    Property Details

    Property Type

    Property Style

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

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

    Approximate Year of Construction 1883

    Tenure

    Ground rent £ Unexpired years

    Accommodation

    Number of Rooms

    Gross Floor Area (excluding garages and outbuildings)

    Residential Element (greater than 40%)

    Garage / Parking / Outbuildings

    Available on site?

    Mortgage Valuation Report

    Lift provided?

    X Absolute Ownership Leasehold

    X House Bungalow Purpose built maisonette Converted maisonette

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

    Other (specify in General Remarks)

    X Detached Semi detached Mid terrace End terrace

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

    Yes X No

    Yes No

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

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

    175 m² (Internal) - m² (External)

    X Yes No

    Single garage X 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 heating system serving radiators.

    © Quest End Computer Services Limited 2008All rights reserved

    Page 2 of 5

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    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

    Mortgage Valuation Report

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

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

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

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

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

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

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

    X Yes No

    Yes X No

    Yes X No

    X Mains Private None X Mains Private None

    X Mains Private None X Mains Private None

    X Yes Partial None

    X Yes No

  • Additional Accommodation - Utility Room and Study.

    The subjects comprise a detached two storey villa situated within an established residential location wheresurrounding properties are of a mixed age and design. Adequate local services and facilities can be found withineasy reach.

    At the time of inspection the subjects were found to have been adequately maintained having regard to their ageand character.

    Sporadic woodworm was evident to the visible roof timbers. It is recommended that a reputable Timber/DampSpecialist firm be employed to carry out a detailed inspection of the entire subjects and thereafter implement allnecessary remedial works. Our valuation assumes that no major works will be required.

    The slate roof over the small study projection is in poor condition and this should be checked and replaced asnecessary by a competent roofing contractor.

    Evidence of general weathering and cracking was noted to areas of the stonework. Repair and repointing worksare required.

    There are mature trees in the front garden and the possibility of storm damage will require to be brought to theattention of any Insurance Company.

    Weathering and damage was noted to the stone boundary wall.

    It would be prudent to have the central heating boiler checked by a Gas Safe registered heating engineer.

    Evidence of movement has affected the building reflected by some off level door frames. On the basis of a singleinspection this appears longstanding with no evidence of recent movement apparent.

    Various other defects were noted which are commonly found in properties of this type and age and these shouldbe capable of remedy by routine maintenance and repair.

    We have been informed that the side extension and garage were erected circa 2000. It is assumed that allalterations, additions and extensions to the property have received all necessary town planning and buildingauthority approval (Building Warrants) and that appropriate Completion Certificates or documentation areavailable.

    There is a shared driveway. It is assumed there is a relevant Right of Access and a shared maintenance liability.This should be confirmed.

    © Quest End Computer Services Limited 2008All rights reserved

    Page 3 of 5

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    General Remarks

    Mortgage Valuation Report

  • None apparent, although it is likely the slate covering over the Study will require to be replaced.

    © Quest End Computer Services Limited 2008All rights reserved

    Page 4 of 5

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    Essential Repairs

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

    Mortgage Valuation Report

    Yes X No

  • The subjects provide adequate security for mortgage purposes.

    (to include the cost of total rebuilding, site clearance, professional fees, ancillary charges plus VAT)

    month Short Assured Tenancy basis?

    © Quest End Computer Services Limited 2008All rights reserved

    Page 5 of 5

    Woodlands Cottage, Woodlands Road,Blairgowrie, PH10 6JU15th April 2014 HP360866

    Comment on Mortgageability

    Valuations

    Market value in present condition £ 300,000Market value on completion of essential repairs £Insurance reinstatement value £ 485,000

    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 [479120 = 4431 ]Electronically signed by:-

    Surveyor's name Jon Thomson

    Professional qualifications BSC MRICS

    Company name J & E Shepherd

    Address 2 Whitefriars Crescent, Perth, Perthshire, PH2 0PA

    Telephone 01738638188

    Fax 01738637542

    Report date 28th April 2014

    Mortgage Valuation Report

    Yes X No

    Yes No

  • Property Questionaire

  • Aberdeen: 01224 202800

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    Glasgow: 0141 3532080

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    Saltcoats: 01294 464228

    St Andrews: 01334 477773

    Stirling: 01786 450438

    Shepherd Offices

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

    PackEnergy Performance CertificateScottish Single SurveySellers Property Questionnaire