12, CUILLIN WAY , BARRHEAD, GLASGOW, G78 2DT

RESIDENTIAL COMMERCIAL PROPERTY & CONSTRUCTION

www.shepherd.co.uk

One triangle, all angles covered

Home Report

12 CUILLIN WAY

BARRHEAD

GLASGOW

G78 2DT

Energy Performance Certificate

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

Scotland12 CUILLIN WAY, BARRHEAD, GLASGOW, G78 2DT

Dwelling type: Semi-detached bungalowDate of assessment: 11 August 2021Date of certificate: 18 August 2021Total floor area: 101 m2

Primary Energy Indicator: 351 kWh/m2/year

Reference number: 0170-2599-9180-2099-2931Type of assessment: RdSAP, existing dwellingApproved Organisation: ElmhurstMain heating and fuel: Boiler and radiators, mains

gas

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

Estimated energy costs for your home for 3 years* £3,738

Over 3 years you could save* £1,692

See yourrecommendations

report for moreinformation

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

Very energy efficient - lower running costs Current Potential

A(92 plus)

85B(81-91)

C(69-80)

56D(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 (56). 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)

83B(81-91)

C(69-80)

D(55-68)

48E(39-54

F(21-38)

G(1-20)

Not environmentally friendly - higher CO2 emissions

Environmental Impact (CO2) Rating

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

Your current rating is band E (48). The average ratingfor EPCs in Scotland is band D (59).

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

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

Recommended measures Indicative cost Typical savings over 3 years

1 Cavity wall insulation £500 - £1,500 £162.00

2 Floor insulation (suspended floor) £800 - £1,200 £333.00

3 Increase hot water cylinder insulation £15 - £30 £96.00

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

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

REPLACED WITH AN UPDATED CERTIFICATE

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

of 6Elmhurst Energy Systems RdSAP Calculator v4.07r0003 (SAP 9.94)

Recommendations Report12 CUILLIN WAY, BARRHEAD, GLASGOW, G78 2DT18 August 2021 RRN: 0170-2599-9180-2099-2931

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

Element Description Energy Efficiency Environmental

Walls Cavity wall, as built, no insulation (assumed)

Roof Pitched, 200 mm loft insulationRoof room(s), insulated

Floor Suspended, no insulation (assumed)

Windows Fully double glazed

Main heating Boiler and radiators, mains gas

Main heating controls Programmer and room thermostat

Secondary heating None

Hot water From main system, no cylinder thermostat

Lighting Low energy lighting in 63% 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 62 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 6.3 tonnes of carbon dioxide every year. Adoptingrecommendations in this report can reduce emissions and protect the environment. If you were to install all of theserecommendations this could reduce emissions by 4.1 tonnes per year. You could reduce emissions even more byswitching to renewable energy sources.

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

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


Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £2,598 over 3 years £1,593 over 3 years

Hot water £816 over 3 years £219 over 3 years

Lighting £324 over 3 years £234 over 3 years

Totals £3,738 £2,046

You couldsave £1,692 over 3 years

Potential future savings

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

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

Recommended measures Indicative cost Typical savingper year

Rating after improvement

Energy Environment

D 58 E 50

D 62 D 55

D 63 D 56

D 64 D 57

D 67 D 61

D 68 D 63

C 75 C 72

C 76 C 75

B 85 B 83

1 Cavity wall insulation £500 - £1,500 £54

2 Floor insulation (suspended floor) £800 - £1,200 £111

3 Increase hot water cylinder insulation £15 - £30 £32

4 Low energy lighting for all fixed outlets £15 £25

5 Hot water cylinder thermostat £200 - £400 £84

6 Upgrade heating controls £350 - £450 £32

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

8 Solar water heating £4,000 - £6,000 £35

9 Solar photovoltaic panels, 2.5 kWp £3,500 - £5,500 £311

Choosing the right improvement package

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

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

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

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

3 Hot water cylinder insulationIncreasing the thickness of existing insulation around the hot water cylinder will help to maintain the water at therequired temperature; this will reduce the amount of energy used and lower fuel bills. An additional cylinderjacket or other suitable insulation layer can be used. The insulation should be fitted over any thermostat clampedto the cylinder. Hot water pipes from the hot water cylinder should also be insulated, using pre-formed pipeinsulation of up to 50 mm thickness, or to suit the space available, for as far as they can be accessed to reducelosses in summer. All these materials can be purchased from DIY stores and installed by a competent DIYenthusiast.

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

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

6 Heating controls (thermostatic radiator valves)Thermostatic radiator valves allow the temperature of each room to be controlled to suit individual needs, addingto comfort and reducing heating bills provided internal doors are kept closed. For example, they can be set to bewarmer in the living room and bathroom than in the bedrooms. Ask a competent heating engineer to installthermostatic radiator valves. Thermostatic radiator valves should be fitted to every radiator except the radiator inthe same room as the room thermostat. Remember the room thermostat is needed as well as the thermostaticradiator valves, to enable the boiler to switch off when no heat is required. Building regulations generally apply tothis work, so it is best to check with your local authority building standards department and seek advice from aqualified heating engineer.

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


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

8 Solar water heatingA solar water heating panel, usually fixed to the roof, uses the sun to pre-heat the hot water supply. This cansignificantly reduce the demand on the heating system to provide hot water and hence save fuel and money.Planning permission might be required, building regulations generally apply to this work and a building warrantmay be required, so it is best to check these with your local authority. You could be eligible for Renewable HeatIncentive payments which could appreciably increase the savings beyond those shown on your EPC, providedthat both the product and the installer are certified by the Microgeneration Certification Scheme (or equivalent).Details of local MCS installers are available at www.microgenerationcertification.org.

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

Low and zero carbon energy sources

Your home's heat demand

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

Heat demand Existing dwelling Impact of loftinsulation

Impact of cavitywall insulation

Impact of solid wallinsulation

Space heating (kWh per year) 12,219 N/A (892) N/A

Water heating (kWh per year) 4,102

Addendum

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

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

Assessor's name: Mr. Michael McDadeAssessor membership number: EES/018126Company name/trading name: J & E ShepherdAddress: 12 Atholl Crescent

EdinburghEH3 8HA

Phone number: 0131 225 1234Email address: [email protected] party disclosure: No related party

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

Use of this energy performance information

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

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

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

Scottish Single Survey

survey report on:

12 CUILLIN WAY, BARRHEAD,GLASGOW, G78 2DT11th August 2021 HP680189

12 CUILLIN WAYBARRHEADGLASGOWG78 2DT

Mr J G Ross (Executory)

c/o Barrhead Property Centre74 Cross Arthurlie StreetBarrheadG78 1RP

J & E Shepherd

11th August 2021

Single Survey

Property address

Customer

Customer address

Prepared by

Date of inspection

1

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

Page 1 of 6


PART 1 - GENERAL1.1 THE SURVEYORS

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

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

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

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

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

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

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

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

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

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

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

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

Terms and Conditions

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2


Page 2 of 6


1.3

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

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

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

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

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

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

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

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

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


1.4

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the Seller;

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

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

the Purchaser; and

the professional advisers of any of these.


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

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

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

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

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

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

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

DEFINITIONS


1.7

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

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

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


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

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

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

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

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


2.1

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.


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

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

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

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

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

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

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


2.3

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1.

2.

3.

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

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

Category 1: No immediate action or repair is needed.


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

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

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

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

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

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


2.6

2.7

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

There are no particularly troublesome or unusual legal restrictions;

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

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

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

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

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

1. Information and scope of inspection

Page 1 of 14


Description

Accommodation

Gross internal floor area (m²)

Neighbourhood and location

Age

Weather

Chimney stacks

Roofing including roof space

Single Survey

The subjects comprise of a semi detached bungalow withaccommodation formed over two levels.

GROUND FLOOR: Entrance Hallway, Living Room, Bedroom,Kitchen, Bathroom and Dining Room.

FIRST FLOOR : Landing and Two Bedrooms.

101 sq m or thereby.

The property is located within an established residential area wheresurrounding properties are generally of a similar age andcharacter. Local shopping, amenities and public transport can befound nearby.

The property was constructed circa 1970.

Dry/dull.

Visually inspected with the aid of binoculars whereappropriate.

Rendered masonry construction.

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 space

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Rainwater fittings

Main walls

Windows, external doors and joinery

External decorations

Conservatories / porches

Communal areas

Garages and permanent outbuildings

Single Survey

may be taken by other means if the Surveyor deems it safe andreasonable to do so.

The roof covering is pitched, timber framed, overlaid with tiles andsurmounted with a tiled ridge. The roof structure incorporates adormer window projection to the front elevation which appears tohave a flat roof covering. We have been unable to gain sight of theflat roof covering from ground level.

Access to the roof void areas can only be gained via eaves hatchesat first floor level. Inspection has been restricted to those areasreadily accessible/visible and accordingly we cannot commentupon the condition of the majority of roof void areas/timbers.


Mainly formed in PVC materials.


Foundations and concealed parts were not exposed orinspected.

The main walls appear to be of traditional cavity brick/blockconstruction with an external 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.

The windows serving the property are of uPVC double glazeddesign.

Visually inspected.

Rendered and painted finishes noted externally.

Visually inspected.

There is a single detached car garage pertaining to the subjectproperty. The base appears to be of concrete with the walls oftimber frame. We have not carried out an internal inspection andtherefore we cannot comment upon the internal condition or thefunctioning of the vehicular access door.

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Outside areas and boundaries

Ceilings

Internal walls

Floors including sub floors

Internal joinery and kitchen fittings

Single Survey

Visually inspected.

Plots of garden grounds to the front, side and rear elevations.Boundaries are mainly defined by fencing and masonry walls.Garden hedges were also observed.

The road and footpath adjoining the site are made up and areassumed to be adopted by the Local Authority.

Visually inspected from floor level.

Plasterboard.

Visually inspected from floor level.

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

A mixture of plasterboard and solid masonry.

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.

Flooring within the property is mainly of suspended timber.

Due to fitted carpets and floor coverings no detailed inspection offloors was possible and accordingly no comment can be made ontheir condition.

No sub-floor inspection has taken place.

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

Kitchen units were visually inspected excluding appliances.

The internal pass doors are of timber panel construction. Some ofthe internal doors incorporate glazing.

Kitchen fittings comprise a range of floor and wall mounted units.

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Chimney breasts and fireplaces

Internal decorations

Cellars

Electricity

Gas

Water, plumbing, bathroom fittings

Heating and hot water

Single Survey

Visually inspected.

No testing of the flues or fittings was carried out.

There is an older style fireplace within the living room apartment.This has not been checked, inspected or tested in anyway.

Visually inspected.

Mainly paper/paint finishes to internal wall and ceiling surfaces.Some tiled and Artex finishes also observed.

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.

Mains supply.

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

Mains supply.

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

No tests whatsoever were carried out to the system orappliances.

Mains supply.

Plumbing, where seen, was found to be a mix of copper and plastic.

Bathroom fittings comprise a bath, W.C. and wash hand basin.

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


It is assumed that there is a gas fired central heating systeminstalled. It is assumed that there is back boiler arrangementhowever was unseen. There is a hot water tank located at firstfloor level.

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Drainage

Fire, smoke and burglar alarms

Any additional limits to inspection

Single Survey

Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

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

Visually inspected.


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.

The property was fully furnished and had fitted floor coverings,therefore no detailed inspection was possible of the floors andaccordingly, no comment can be made on their condition. Internalcupboards were generally filled with storage items. No access wasavailable beneath sanitary or kitchen fittings.

Windows and external doors were not all fully opened or tested.

No access was available to any sub-floor areas.

Full and safe access was not available to the roof void area .

Some areas of the external building fabric including some roofpitches/chimneys/elevations were not fully or closely visible fromthe surrounding ground level.

No inspection of areas below sanitary ware was possible

Wall panelling prevented accurate damp readings being taken.

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Single Survey

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

2. Condition

Page 7 of 14


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

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Structural movement

Repair category 2

Evidence of past movement/settlement was noted in the form of internal cracking,twisted door frames and off level flooring. We understand that the attic wasdeveloped around 40 years ago and, given the age of the internal decorativefinishes, the movement/cracking has likely been caused by the conversion of theattic and poor quality workmanship at that time. Within the limitations of oursingle visual inspection, the movement noted appears to be relatively old with nosignificant recent movement apparent. Nevertheless, general repairs andrefurbishment of affected parts of the property should be anticipated andbudgeted for. A reputable builder/contractor should be asked to check and repairas required. Our reported valuation assumes no significant structural remedialworks will be required. Should this not be the case, we would reserve the right toamend our opinion of value.

Notes

Dampness, rot and infestation

Repair category 2

Damp readings were obtained to localised areas of the property. Generalbackground condensation was also noted and a more balancedventilation/heating arrangement is advised.

Staining was noted to a number of areas at first floor level with evidence of decayaround the front bedroom window. The staining around the window appears to bewithin acceptable moisture reading range however has caused rusting/decay toareas and repairs will be required.

Notes

Chimney stacks

Repair category 2

Weathered and cracked render noted. Our inspection of chimneys was limitedbut they are of an age and style where a degree of regular ongoing maintenanceshould be anticipated.

Notes

Single Survey

Category 3 Category 2 Category 1

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Roofing including roof space

Repair category 2

There is an unevenness to the roof structure. Typical weathering noted to rooftiles with cracking also observed. Roofing contractors recommend that roofcoverings are inspected regularly in order to ensure they remain watertight.

There is a flat roof. It should be appreciated that this type of covering can have alimited life span and will require a higher than normal degree of ongoingmaintenance and eventual replacement. It may be prudent to confirm the servicehistory of the roof covering.

Notes

Rainwater fittings

Repair category 1

Within the limitations of our inspection rainwater goods were seen to be free fromsignificant defect.

We would highlight that it was not raining at the time of our inspection and wewould recommend that all rainwater fittings be inspected during heavy rainfall inorder to ensure they are free from defect.

Notes

Main walls

Repair category 2

Bossed sections of render noted requiring an element of maintenance/repair.Some cracked and spalling sections also noted at base course level.

Notes

Windows, external doors and joinery

Repair category 2

The windows serving the property are of an older style and will require regularingoing maintenance including attention to framework and other components.Future upgrading works should be anticipated. Staining was noted around abedroom window at the dormer with evidence of decay/rusting around thewindow. Estimates for upgrading the window units would be prudent prior topurchase.

Notes

External decorations

Repair category 1

Paint finished and decorated external surfaces will require redecoration on aregular basis.

Notes

Single Survey

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Conservatories/porches

Repair category -

Notes

Communal areas

Repair category -

Notes

Garages and permanent outbuildings

Repair category 2

Spalling render noted at the base. The timbers are weathered and will have alimited lifespan as will the roof coverings. The windows are of an older style.

Notes

Outside areas and boundaries

Repair category 2

Spalling masonry noted to some areas of boundary/garden walls. Boundary wallsand fences should be regularly checked and maintained as necessary.

Notes

Ceilings

Repair category 2

Plaster cracks noted, particularly at first floor level. Re-plastering works will likelybe required at time of redecoration.

Textured coatings were noted to ceiling areas. On rare occasions, these materialscan have an asbestos content. We have not tested these materials nor carriedout an asbestos survey however, until the material is professionally tested, theceilings should be left undisturbed and the material handled by a competentcontractor only.

Notes

Internal walls

Repair category 2

Plaster cracks noted, particularly at first floor level. Re-plastering works will likelybe required at time of redecoration.

Textured coatings were noted to wall linings. On rare occasions, these materialscan have an asbestos content. We have not tested these materials nor carriedout an asbestos survey however, until the material is professionally tested, thelinings should be left undisturbed and the material handled by a competentcontractor only.

Notes

Single Survey

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Floors including sub-floors

Repair category 1

Some uneven and creaking flooring noted to some areas.Notes

Internal joinery and kitchen fittings

Repair category 2

General wear and tear observed. Kitchen fittings were found to be along olderlines and future upgrading works should be anticipated.

Notes

Chimney breasts and fireplaces

Repair category 2

The fireplace in the living room is of older style. This should be checked as aprecaution by a gas safe registered inspector/tradesman prior to be used.

Notes

Internal decorations

Repair category 1

The property was found to be in basic decorative order.Notes

Cellars

Repair category -

Notes

Electricity

Repair category 2

Aspects of the electrical installation are dated and the system should be checkedas a precaution by a registered electrician and upgraded if necessary.

The Institute of Engineering and Technology recommends that inspections andtestings are undertaken at least every ten years and on a change of occupancy.It should be appreciated that only the most recently constructed or re-wiredproperties will have installations which fully comply with present IET regulations.

Notes

Single Survey

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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 registered contractor.

Notes

Water, plumbing and bathroom fittings

Repair category 2

Sanitary fittings appear serviceable however surround seals/tiling/finishes shouldbe checked and maintained watertight. We were unable to view concealed areasbelow sanitary fittings and cannot confirm they are free from damp or otherdefects.

Bathroom fittings are basic and future upgrading works would prove beneficial.

Notes

Heating and hot water

Repair category 2

The central heating system is dated. Further advice should be obtained from agas safe registered contractor to fully ascertain the condition, life expectancy andefficiency of the system. Future upgrading works should be anticipated.

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 14


Single Survey

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

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Category 3

Category 2

Category 1

Structural movement 2

Dampness, rot and infestation 2

Chimney stacks 2

Roofing including roof space 2

Rainwater fittings 1

Main walls 2

Windows, external doors and joinery 2

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 2

Internal decorations 1

Cellars -

Electricity 2

Gas 1

Water, plumbing and bathroom fittings 2

Heating and hot water 2

Drainage 1

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

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

3. Accessibility information

Page 13 of 14


1. Which floor(s) is the living accommodation on? Ground 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 14


Where defects or repairs have been identified within this report it is recommended that, prior to entering into anylegally binding sale or purchase contract, further specialist's or contractor's 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.

The property is likely to have been altered in the past whereby the attic area has been converted and dormerwindow projection installed. It is assumed that all alterations, additions and/or extensions to the property havereceived all necessary Town Planning (Planning Permission) and Building Authority (Building Warrants andCompletion Certificate) approvals and that documentation for such is available.

For Reinstatement Cost Assessment purposes, it is recommended that the subjects be insured for a sum of notless than £215,000 (TWO HUNDRED AND FIFTEEN THOUSAND POUNDS STERLING). This figure is theestimate of the cost of rebuilding the premises and bears no direct relationship to current market value.

Having considered matters, taking account of our general observations on site, we are of the opinion that theMarket Value of the subjects in their present condition and with the benefit of vacant possession may be fairlystated in the sum of £160,000 (ONE HUNDRED AND SIXTY THOUSAND POUNDS STERLING).

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 [427448 = 7093 ]Electronically signed

Michael McDade

J & E Shepherd

Suite 1b, Mirren Chambers, 41 Gauze Street, Paisley, PA1 1EX

23rd August 2021

Permanent outbuildings:

Detached garage.

© Quest End Computer Services Limited 2008All rights reserved

Page 1 of 4


Property Address

Address 12 CUILLIN WAY, BARRHEAD, GLASGOW, G78 2DTSeller's Name Mr J G Ross (Executory)Date of Inspection 11th August 2021

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 1970

Tenure

Ground rent £ Unexpired years

Accommodation

Number of Rooms

Gross Floor Area (excluding garages and outbuildings)

Residential Element (greater than 40%)

Garage / Parking / Outbuildings

Available on site?

Mortgage Valuation Report

Lift provided?

X Absolute Ownership Leasehold

House X Bungalow Purpose built maisonette Converted maisonette

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

Detached X Semi detached Mid terrace End terrace

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

Yes X No

Yes No

2 Living room(s) 3 Bedroom(s) 1 Kitchen(s)

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

101 m² (Internal) 113 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.

Assumed to be gas-fired back boiler system


Page 2 of 4


Construction

Walls

Roof

Special Risks

Has the property suffered structural movement?

If Yes, is this recent or progressive?

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

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

Service Connections

Drainage Water

Electricity Gas

Central Heating

Site

Location

Planning Issues

Has the property been extended / converted / altered?

If Yes provide details in General Remarks.

Roads


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

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

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

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

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

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

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

X Yes No

Yes No

Yes X No

X Mains Private None X Mains Private None

X Mains Private None X Mains Private None

X Yes Partial None

X Yes No

The subjects comprise a semi-detached bungalow located within an established residential area wheresurrounding properties vary in age and character. Local shopping, amenities and public transport can be foundnearby.

At the time of inspection, the property was found to be in a basic state of repair. Externally, it should beappreciated that ongoing reactive maintenance to the building fabric will be required. The roof covering appearsweathered and uneven to areas whilst the section of flat roofing will require regular maintenance checks.Internally, the property was found to be in basic condition. An incoming purchaser should anticipate and budgetaccordingly for upgrading works throughout the property. It would be prudent to have the electrical and heatingarrangements checked by specialists prior to purchase and estimates for upgrading works be obtained. A numberof items of disrepair were noted and should be capable of remedy during the course of refurbishment works.

The property is likely to have been altered in the past whereby the attic area has been converted and dormerwindow projection installed. It is assumed that all alterations, additions and/or extensions to the property havereceived all necessary Town Planning (Planning Permission) and Building Authority (Building Warrants andCompletion Certificate) approvals and that documentation for such is available.

Evidence of past movement/settlement was noted in the form of internal cracking, twisted door frames and offlevel flooring. We understand that the attic was developed around 40 years ago and, given the age of the internaldecorative finishes, the movement/cracking has likely been caused by the conversion of the attic and poor qualityworkmanship at that time. Within the limitations of our single visual inspection, the movement noted appears tobe relatively old with no significant recent movement apparent. Nevertheless, general repairs and refurbishmentof affected parts of the property should be anticipated and budgeted for. A reputable builder/contractor should beasked to check and repair as required. Our reported valuation assumes no significant structural remedial workswill be required. Should this not be the case, we would reserve the right to amend our opinion of value.

None requiring mortgage retention.


Page 3 of 4


General Remarks

Essential Repairs

Estimated cost of essential repairs £ N/A Retention recommended? Amount £ N/A


Yes X No

The property forms suitable security for mortgage purposes subject to the specific lending criteria of anymortgage provider.

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

month Short Assured Tenancy basis?


Page 4 of 4


Comment on Mortgageability

Valuations

Market value in present condition £ 160,000

Market value on completion of essential repairs £Insurance reinstatement value £ 215,000

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 [427448 = 7093 ]Electronically signed by:-

Surveyor's name Michael McDade

Professional qualifications MSc MRICS

Company name J & E Shepherd

Address Suite 1b, Mirren Chambers, 41 Gauze Street, Paisley, PA1 1EX

Telephone 0141 889 8334

Fax

Report date 23rd August 2021


Yes X No

Yes No

Property Questionnaire

Property Address 12 Cuillin Way,Barrhead,GLASGOW,G78 2DT

Seller(s) Allison McCallum

Completion date of property questionnaire 18-08-2021

1 / 6

Note for sellers

Please complete this form carefully. It is important that your answers are correct.The information in your answers will help ensure that the sale of your house goes smoothly. Pleaseanswer each question with as much detailed information as you can.If anything changes after you fill in this questionnaire but before the date of entry for the sale of yourhouse, tell your solicitor or estate agent immediately.

Information to be given to prospective buyer(s)

1. Length of ownership

How long have you owned the property? 40+

2. Council tax

Which Council Tax band is your property in? E

3. Parking

What are the arrangements for parking at your property? Garage,driveway

4. Conservation area

Is your property in a designated Conservation Area (that isan area of special architectural or historical interest, thecharacter or appearance of which it is desirable to preserveor enhance)?

No

5. Listed buildings

Is your property a Listed Building, or contained within one(that is a building recognised and approved as being ofspecial architectural or historical interest)?

No

6. Alterations/additions/extensions

a) (i) During your time in the property, have you carried outany structural alterations, additions or extensions (forexample, provision of an extra bath/shower room, toilet, orbedroom)? If you have answered yes, please describebelow the changes which you have made:

Yes

(details) Loft Conversion

(ii) Did you obtain planning permission, building warrant,completion certificate and other consents for this work? Ifyou have answered yes, the relevant documents will beneeded by the purchaser and you should give them to yoursolicitor as soon as possible for checking. If you do not havethe documents yourself, please note below who has thesedocuments and your solicitor or estate agent will arrange toobtain them:

Yes

(details) These should be with the solicitors alongwith deeds

b) Have you had replacement windows, doors, patio doors ordouble glazing installed in your property? If you haveanswered yes, please answer the three questions below:

No

2 / 6

(iii) Please describe the changes made to the windowsdoors, or patio doors (with approximate dates when thework was completed): Please give any guarantees whichyou received for this work to your solicitor or estate agent.

7. Central heating

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

Yes

If you have answered yes or partial - what kind of centralheating is there? (Examples: gas-fired, solid fuel, electricstorage heating, gas warm air). If you have answered yes,please answer the three questions below:

Gas-fired

(i) When was your central heating system or partial centralheating system installed?

40+

(ii) Do you have a maintenance contract for the centralheating system?If you have answered yes, please give details of thecompany with which you have a maintenance contract:

No

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

Expired Jan 2021

8. Energy Performance Certificate

Does your property have an Energy Performance Certificatewhich is less than 10 years old?

No

9. Issues that may have affected your property

a) Has there been any storm, flood, fire or other structuraldamage to your property while you have owned it?

Yes

If you have answered yes, is the damage the subject of anyoutstanding?

No

b) Are you aware of the existence of asbestos in yourproperty?

No

10. Please select which services are connected to yourproperty

a) (i) Gas or Liquid Petroleum Gas Yes

If you have answered Yes, who is the supplier: Scottish Gas

(ii) Water Mains or Private Water Supply: Mains Supply

If you have answered Yes, who is the supplier: Scottish Water

(iii) Electricity: Yes

If you have answered Yes, who is the supplier: Scottish Gas

(iv) Mains Drainage: Yes

If you have answered Yes, who is the supplier: East Renfrewshire

(v) Telephone: Yes

3 / 6

If you have answered Yes, who is the supplier: BT

(vi) Cable TV or Satellite: No

(vii) Broadband: No

b) Is there a septic tank system at your property? No

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

-

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

-

11. Responsibilities for shared or common areas

a) Are you aware of any responsibility to contribute to the costof anything used jointly, such as the repair of a shareddrive, private road, boundary, or garden area?

No

b) Is there a responsibility to contribute to repair andmaintenance of the roof, common stairwell or othercommon areas?

Not applicable

c) Has there been any major repair or replacement of any partof the roof during the time you have owned the property?

Yes

d) Do you have the right to walk over any of your neighboursproperty - for example to put out your rubbish bin or tomaintain your boundaries?

No

e) As far as you are aware, do any of your neighbours havethe right to walk over your property, for example to put outtheir rubbish bin or to maintain their boundaries?

No

f) As far as you are aware, is there a public right of wayacross any part of your property? (public right of way is away over which the public has a right to pass, whether ornot the land is privatel-owned.)

No

12. Charges associated with your property

a) Is there a factor or property manager for your property? No

b) Is there a common buildings insurance policy? No

c) Please give details of any other charges you have to pay ona regular basis for the upkeep of common areas or repairworks, for example to a residents' association, ormaintenance or stair fund.

13. Specialist works

a) As far as you are aware, has treatment of dry rot, wet rot,damp or any other specialist work ever been carried out toyour property?

If you have answered yes, please say what therepairs were for, whether you carried out the repairs(and when) or if they were done before you boughtthe property:

No

b) As far as you are aware, has any preventative work for dryrot, wet rot, or damp ever been carried out to yourproperty?

No

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c) If you have answered yes to 13(a) or (b), do you have anyguarantees relating to this work?If you have answered yes, these guarantees will be neededby the purchaser and should be given to your solicitor assoon as possible for checking. If you do not have themyourself please write below who has these documents andyour solicitor or estate agent will arrange for them to beobtained. You will also need to provide a description of thework carried out. This may be shown in the originalestimate.

No

14. Guarantees

a) Are there any guarantees or warranties for any ofthe following:

i) Electrical work No

ii) Roofing Dont know

iii) Central Heating No

iv) National House Building Council (NHBC) No

v) Damp course No

b) If you have answered 'yes' or 'with title deeds', please givedetails of the work or installations to which theguarantee(s) relate(s):

c) Are there any outstanding claims under any of theguarantees listed above?

No

15. Boundaries

So far as you are aware, has any boundary of your propertybeen moved in the last 10 years?

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16. Notices that affect your propertyIn the past three years have you ever received anotice:

a) advising that the owner of a neighbouring property hasmade a planning application?

No

b) that affects your property in some other way? No

c) that requires you to do any maintenance, repairs orimprovements to your property?

No

If you have answered yes to any of the above, please givethe notices to your solicitor or estate agent, including anynotices which arrive at any time before the date of entry ofthe purchaser of your property.

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

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

Signature(s) Allison McCallum

Date 18-08-2021

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12, CUILLIN WAY , BARRHEAD, GLASGOW, G78 2DT

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