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Home Report44 MAIN STREETLINLITHGOW BRIDGELINLITHGOWEH49 7PS

Energy Performance Certificate

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

Scotland44 MAIN STREET, LINLITHGOW BRIDGE, LINLITHGOW, EH49 7PS

Dwelling type: Ground-floor flatDate of assessment: 22 June 2018Date of certificate: 22 June 2018Total floor area: 36 m2

Primary Energy Indicator: 479 kWh/m2/year

Reference number: 2723-1022-7206-6298-6904Type of assessment: RdSAP, existing dwellingApproved Organisation: ECMKMain 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* £2,586

Over 3 years you could save* £411

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)

C(69-80)

D(55-68)

45 54E(39-54

F(21-38)

G(1-20)

Not energy efficient - higher running costs

Energy Efficiency Rating

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

Your current rating is band E (45). The average ratingfor EPCs in Scotland is band D (61).

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

Very environmentally friendly - lower CO2 emissions Current Potential

A(92 plus)

B(81-91)

C(69-80)

63D(55-68)

53E(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 (53). The average ratingfor EPCs in Scotland is band D (59).

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

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

Recommended measures Indicative cost Typical savingsover 3 years

Available withGreen Deal

1 Internal or external wall insulation £4,000 - £14,000 £225.00

2 Floor insulation (solid floor) £4,000 - £6,000 £111.00

3 Low energy lighting £30 £75.00

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

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

REPLACED WITH AN UPDATED CERTIFICATE

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

for more details.

of 5eTech SMART EPC engine v2.0.x (SAP 9.93)

Recommendations Report44 MAIN STREET, LINLITHGOW BRIDGE, LINLITHGOW, EH49 7PS22 June 2018 RRN: 2723-1022-7206-6298-6904

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 or limestone, as built, no insulation(assumed)Solid brick, as built, partial insulation (assumed)

Roof (another dwelling above)

Floor Solid, no insulation (assumed)

Windows Fully double glazed

Main heating Boiler and radiators, mains gas

Main heating controls Programmer, TRVs and bypass

Secondary heating None

Hot water No system present: electric immersion assumed

Lighting No low energy lighting

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 82 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 3.0 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 0.7 tonnes per year. You could reduce emissions even more byswitching to renewable energy sources.

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Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £987 over 3 years £660 over 3 years

Hot water £1,431 over 3 years £1,431 over 3 years

Lighting £168 over 3 years £84 over 3 years

Totals £2,586 £2,175

You couldsave £411

over 3 years

Potential future savings

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

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

Recommended measures Indicative cost Typical savingper year

Rating after improvement

Energy EnvironmentGreenDeal

E 50 D 58

E 52 D 62

E 54 D 63

1 Internal or external wall insulation £4,000 - £14,000 £75

2 Floor insulation (solid floor) £4,000 - £6,000 £37

3 Low energy lighting for all fixedoutlets £30 £25

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

Choosing the right improvement package

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

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


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

1 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 a building warrant is required for theinstallation of external wall insulation. Planning permission may also be required and that building regulationsapply to external insulation so it is best to check with your local authority on both issues.

2 Floor insulation (solid floor)Insulation of a floor will significantly reduce heat loss; this will improve levels of comfort, reduce energy use andlower fuel bills. Insulating solid floors can present challenges; insulation laid on top of existing solid floors mayimpact on existing doors and finishes whilst lifting of a solid floor to insert insulation below will requireconsideration of the potential effect on both structural stability and damp proofing. It is advised to seek advicefrom a Chartered Structural Engineer or a registered Architect about this if unsure. Further information aboutfloor insulation is available from many sources including www.energysavingtrust.org.uk/scotland/Insulation/Floor-insulation. Building regulations generally apply to this work and may also require a building warrant so it is bestto check with your local authority building standards department.

3 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).

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) 4,431 N/A N/A (1,589)

Water heating (kWh per year) 2,962

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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 ECMK (www.ecmk.co.uk), an Approved OrganisationAppointed by Scottish Ministers. The certificate has been produced under the Energy Performance of Buildings(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: Scott JackAssessor membership number: ECMK302880Company name/trading name: Walker Fraser SteeleAddress: 27

WATERLOO STREETGLASGOWG2 6BZ

Phone number: 07800705750Email address: [email protected] party disclosure: No related party

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

Use of this energy performance information

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

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

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

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

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

Authorisedhome energyassessment

Finance atno upfront

cost

Choose fromauthorisedinstallers

May be paidfrom savingsin energy bills

Repaymentsstay with theelectricity bill

payer

Scottish Single Survey

survey report on:

44 MAIN STREET, LINLITHGOW BRIDGE,LINLITHGOW, EH49 7PS22nd June 2018 HP550265

44 MAIN STREETLINLITHGOW BRIDGELINLITHGOWEH49 7PS

Ms Eleanor Reddie

Walker Fraser Steele LLP

22nd June 2018

Single Survey

Property address

Customer

Customer address

Prepared by

Date of inspection

1

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

Page 1 of 6


PART 1 - GENERAL1.1 THE SURVEYORS

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

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

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

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

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

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

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

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

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

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

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

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

Terms and Conditions

1.2

2


Page 2 of 6


1.3

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

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

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

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

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

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

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

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

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


1.4

1.5

the Seller;

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

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

the Purchaser; and

the professional advisers of any of these.


Page 3 of 6


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

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

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

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

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

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

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

DEFINITIONS


1.7

1.8

1.9

1.10

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

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

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


Page 4 of 6


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

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

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

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

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


2.1

2.2

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

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

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

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

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

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

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

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

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


Page 5 of 6


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

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

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

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

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

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

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


2.3

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.


Page 6 of 6


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

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

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

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

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

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


2.6

2.7

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

There are no particularly troublesome or unusual legal restrictions;

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

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

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

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

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

1. Information and scope of inspection

Page 1 of 15


Description

Accommodation

Gross internal floor area (m²)

Neighbourhood and location

Age

Weather

Chimney stacks

Roofing including roof space

Single Survey

The property comprises a purpose built ground floor flat in atraditional terraced block of flats with 4 flats served by thecommunal entrance.

Ground floor: entrance hallway, living room, kitchen, bedroom,bathroom/wc.

36 m2 approximately

Established residential area convenient for local amenities. Publictransport links can be reached nearby.

Built circa 1900

Dry and sunny

Visually inspected with the aid of binoculars whereappropriate.

There are two shared chimney stacks of stone construction. Thejunctions between the chimney stacks and the roof (flashing) arewaterproofed with lead. The waterproofing to the top of thechimney stacks (flaunching) are assumed to be stone.

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 main roof is pitched (assumed timber framed) and covered with

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Rainwater fittings

Main walls

Windows, external doors and joinery

External decorations

Conservatories / porches

Communal areas

Garages and permanent outbuildings

Outside areas and boundaries

Single Survey

slate.

Access to the roof space is outside the subject flat.

There is a canopy over the rear door.


Rainwater fittings are formed in cast iron.


Foundations and concealed parts were not exposed orinspected.

The main walls measure approximately 600mm thick and areassumed to be of solid stone construction.

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 window frames and doors are of replacement uPVC withsealed unit double glazing.

Painted finishes.

None.

Circulation areas visually inspected.

There is a communal entrance to the building. Access is via asecure door entry system. A stairwell provides access to each level.The communal entrance close and stairwell have plastered wallsand ceilings and a solid concrete base. There are timber casementdouble glazed windows installed. The entrance door is ofmetal/glazing.

None.

Visually inspected.

Private garden area to the rear. Boundaries are marked by timberfencing and a rendered brick retaining wall. Shared access paths.

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Ceilings

Internal walls

Floors including sub floors

Internal joinery and kitchen fittings

Chimney breasts and fireplaces

Internal decorations

Cellars

Electricity

Single Survey

Visually inspected from floor level.

Ceilings are a mix of lath and plaster and plasterboard.

Visually inspected from floor level.

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

Internal walls and partitions are of solid construction.

The walls and partitions are finished with plaster.

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

The floors are of solid concrete construction.

No access to the sub floor was available.

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

Kitchen units were visually inspected excluding appliances.

The kitchen fittings comprise a range of modern wall and base unitswith work surfaces over.

Internal facings and skirting's are of timber construction.

Visually inspected.

No testing of the flues or fittings was carried out.

There are chimney breasts in the living room, kitchen and bedroom.Fireplaces have been partially/all removed.

Visually inspected.

Internal walls and ceilings mainly have a painted, papered and tiledfinish.

The kitchen and bathroom feature wet wall panelling.

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 electricity is connected with the meter and consumer unitlocated in the entrance hallway.

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Gas

Water, plumbing, bathroom fittings

Heating and hot water

Drainage

Fire, smoke and burglar alarms

Any additional limits to inspection

Single Survey

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

Mains gas supply is connected with a meter located in the entrancehallway.

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 water supply is connected. Plumbing where visible is plasticand copper. The stopcock could not be located.

The bathroom is fitted with a wc, wash-hand basin and bath withmixer shower overhead.

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


Central heating is provided by a wall mounted gas-firedcombination boiler in the living room supplying radiators. The boileris fitted with a balanced flue.

Hot water is provided by the central heating boiler.

Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

Drainage is to the main sewer.

Visually inspected.


There are smoke and carbon monoxide alarms fitted.

For flats / maisonettes

Only the subject flat and internal communal areas givingaccess to the flat were inspected.

If the roof space or under-building / basement is communal,reasonable and safe access is not always possible. If noinspection was possible, this will be stated. If no inspectionwas possible, the surveyor will assume that there are nodefects that will have a material effect on the valuation.

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Single Survey

The building containing the flat, including any externalcommunal areas, was visually inspected only to the extent thatthe surveyor is able to give an opinion on the generalcondition and standard of maintenance.

When visually inspected the property insulation was not disturbed,furniture and personal effects (particularly in cupboards) and floorcoverings have not been moved.

At the time of inspection the property was vacant, part furnishedand floors were part covered.

Access to the roof space is outside the subject flat.

The heating system and gas and electricity appliances and supplieswere not tested.

External/common parts of the building were visually inspectedwhere possible from ground level within the property boundariesand adjacent public areas.

Only the subject flat and internal communal areas giving access tothe flat were inspected.

The building containing the flat including external common areashas been visually inspected only to the extent that an opinion canbe given on the general condition and the standard ofmaintenance.

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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 15


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

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Structural movement

Repair category 1

Evidence of movement was observed. This appears to be long-standing andnon-progressive and the likelihood of further significant movement seemsremote.

Notes

Dampness, rot and infestation

Repair category 2

High moisture meter readings were obtained to sections of internal walls,particularly but not necessarily exclusively in the bedroom. Timbers in contactwith damp areas may also be defective.

There is evidence of dampness at the chimney breast.

It is understood that recent damp/timber repairs have been carried out. Anyavailable documentation relating to these works should be transferred with title.

Notes

Chimney stacks

Repair category 2

These generally appeared in fair condition consistent with age. Ongoing pointingand maintenance will be required and some weathering to the stonework wasnoted.

Notes

Roofing including roof space

Repair category 2

There are cracked/slipped/misaligned roof coverings.Notes

Single Survey

Category 3 Category 2 Category 1

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Rainwater fittings

Repair category 1

Although it was dry at the time of inspection, the condition of the rainwater goodsappears to be generally satisfactory.

Notes

Main walls

Repair category 1

The main outer walls generally appeared in average order consistent with age.Ongoing pointing and maintenance will be required with some minor crackingaffecting window facings which is not inconsistent with age and type.

Notes

Windows, external doors and joinery

Repair category 1

There are no obvious or significant defects affecting the externalwindows/doors/joinery.

Notes

External decorations

Repair category 1

There are no obvious or significant defects affecting external decorations.Notes

Conservatories/porches

Repair category -

N/ANotes

Communal areas

Repair category 1

No obvious or significant defects are affecting the communal areas.Notes

Garages and permanent outbuildings

Repair category -

N/ANotes

Single Survey

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Outside areas and boundaries

Repair category 2

Outside areas have been maintained to an acceptable standard.

The render to the brick retaining wall is cracked/bossed and brickwork exposed.

Notes

Ceilings

Repair category 1

There are no obvious or significant defects affecting ceilings.Notes

Internal walls

Repair category 2

Parts of the internal walls exhibit deterioration consistent with age.

High moisture readings found to internal walls (see dampness, rot and infestationsection above).

Notes

Floors including sub-floors

Repair category 1

There are no obvious or significant defects affecting flooring.Notes

Internal joinery and kitchen fittings

Repair category 2

Skirting boards/doors/door frames are damaged/missing in places.

Internal joinery is affected by wear and tear.

There are no obvious or significant defects affecting kitchen fittings.

Notes

Chimney breasts and fireplaces

Repair category 2

There is evidence of dampness at the chimney breast (see dampness, rot andinfestation section above).

The original fireplace in the living room and kitchen have been removed withoutthe provision of additional flue ventilation. Sealed fireplaces should be vented.

Notes

Single Survey

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Internal decorations

Repair category 1

Internal decoration is generally acceptable although some wear and tear isevident in places.

Notes

Cellars

Repair category -

N/ANotes

Electricity

Repair category 1

It is recommended that all electrical installations be checked every five years tokeep up to date with frequent changes in safety regulations.

Notes

Gas

Repair category 1

There is no obvious defects affecting the gas installation but this should beconfirmed by an approved Gas Safe contractor.

Notes

Water, plumbing and bathroom fittings

Repair category 1

There are no obvious defects affecting the visible plumbing apparatus.

There are no obvious reportable defects affecting sanitary ware.

Flexible sealants around bath and shower trays should be regularly checked andmaintained as even slight damage may allow water penetration to enclosedareas beneath, which may cause rot and decay.

Notes

Heating and hot water

Repair category 1

We found no signs of any significant disrepair to the central heating or radiatorsalthough as the system was not tested, this being out with our remit we cannotcomment on its effectiveness. Service records should be transferred.

Notes

Single Survey

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Drainage

Repair category 1

There are no obvious defects affecting the foul or surface water drainagesystems.

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


Single Survey

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

Repairs or replacement requiringfuture attention, but estimates arestill advised.

No immediate action or repair isneeded.

Category 3

Category 2

Category 1

Structural movement 1

Dampness, rot and infestation 2

Chimney stacks 2

Roofing including roof space 2

Rainwater fittings 1

Main walls 1

Windows, external doors and joinery 1

External decorations 1

Conservatories/porches -

Communal areas 1

Garages and permanent outbuildings -

Outside areas and boundaries 2

Ceilings 1

Internal walls 2

Floors including sub-floors 1

Internal joinery and kitchen fittings 2

Chimney breasts and fireplaces 2

Internal decorations 1

Cellars -

Electricity 1

Gas 1

Water, plumbing and bathroom fittings 1

Heating and hot water 1

Drainage 1

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

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

3. Accessibility information

Page 13 of 15


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

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

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

4. Are all door openings greater than 750mm?

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

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

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

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

Single Survey

X

X

X

X

X

X

X

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

Yes No

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

4. Valuation and conveyancer issues

Page 14 of 15


Any guarantees in respect of the central heating system and double glazing should be obtained and transferred.

The conveyancer should ensure that maintenance and repairing liabilities are in order and specific enquiriesshould be made to ascertain if any significant expenditure has been incurred or is proposed which might lead tounusually high service charges.

The conveyancer should ensure that appropriate rights of way and management arrangements are in existencefor any shared rights of access.

We did observe that alterations have taken place in that replacement double glazing has been installed and a reardoor formed in the bedroom. It is therefore assumed, in arriving at the valuation, that these and any otheralterations or improvements which may have been effected, will have been carried out following an application forbuilding warrant and that, where appropriate, a Completion Certificate has been awarded, along with any otherpermissions.

The conveyancer should confirm the ownership and maintenance liability of boundary walls and fences.

It is understood that recent damp/timber repairs have been carried out. Any available documentation relating tothese works should be transferred with title.

£85,000 (Eighty five thousand pounds)

The insurance figure is calculated on the basis of equivalent modern reinstatement. It is for guidance only and isconsidered to be the minimum level of cover necessary.

£100,000 (One hundred thousand pounds)

Market conditions within the locality are currently steady.

Signed

Report author

Company name

Single Survey

Matters for a solicitor or licensed conveyancer

Estimated reinstatement cost for insurance purposes

Valuation and market comments

Security Print Code [554591 = 6343 ]Electronically signed

Scott Jack

Walker Fraser Steele LLP

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Address

Date of report

Single Survey

Cadell House, 23-31 Waterloo Street, Glasgow, G2 6BZ

23rd June 2018

Permanent outbuildings:

None.

© Quest End Computer Services Limited 2008All rights reserved

Page 1 of 4


Property Address

Address 44 MAIN STREET, LINLITHGOW BRIDGE, LINLITHGOW, EH49 7PSSeller's Name Ms Eleanor ReddieDate of Inspection 22nd June 2018

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 Ground No. of floors in block 2

No. of units in block 4Approximate Year of Construction 1900

Tenure

Ground rent £ Unexpired years

Accommodation

Number of Rooms

Gross Floor Area (excluding garages and outbuildings)

Residential Element (greater than 40%)

Garage / Parking / Outbuildings

Available on site?

Mortgage Valuation Report

Lift provided?

X Absolute Ownership Leasehold

House Bungalow Purpose built maisonette Converted maisonette

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

Detached Semi detached Mid terrace End terrace

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

Yes X No

Yes X No

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

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

36 m² (Internal) 45 m² (External)

X Yes No

Single garage Double garage Parking space X No garage / garage space / parking spaceYes No

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

Brief description of Central Heating:

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

Gas-fired boiler supplying radiators.


Page 2 of 4


Construction

Walls

Roof

Special Risks

Has the property suffered structural movement?

If Yes, is this recent or progressive?

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

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

Service Connections

Drainage Water

Electricity Gas

Central Heating

Site

Location

Planning Issues

Has the property been extended / converted / altered?

If Yes provide details in General Remarks.

Roads


Rights of way 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)

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

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

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

X Yes No

Yes X No

Yes X No

X Mains Private None X Mains Private None

X Mains Private None X Mains Private None

X Yes Partial None

X Yes No

The general condition of the property appears consistent with its age and type of construction, but some works orrepair and maintenance are required.

The conveyancer should ensure that maintenance and repairing liabilities are in order and specific enquiriesshould be made to ascertain if any significant expenditure has been incurred or is proposed which might lead tounusually high service charges.

The conveyancer should ensure that appropriate rights of way and management arrangements are in existencefor any shared rights of access.

The insurance figure is calculated on the basis of equivalent modern reinstatement. It is for guidance only and isconsidered to be the minimum level of cover necessary.

At the time of inspection all floors were covered throughout. No access was gained to any roof spaces. Ourinspection was therefore somewhat limited. For the purposes of this report it has been assumed that a fullinspection would not reveal any matters that could materially affect the valuation.

Evidence of movement was observed. This appears to be long-standing and non-progressive and the likelihood offurther significant movement seems remote. No structural works are considered necessary.

We did observe that alterations have taken place in that replacement double glazing has been installed and a reardoor formed in the bedroom. It is therefore assumed, in arriving at the valuation, that these and any otheralterations or improvements which may have been effected, will have been carried out following an application forbuilding warrant and that, where appropriate, a Completion Certificate has been awarded, along with any otherpermissions.

None required for the purposes of this report.


Page 3 of 4


General Remarks

Essential Repairs

Estimated cost of essential repairs £ Retention recommended? Amount £


Yes X No

In our opinion the subjects would form suitable mortgage security by a lending institution.

(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 £ 100,000

Market value on completion of essential repairs £Insurance reinstatement value £ 85,000

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 [554591 = 6343 ]Electronically signed by:-

Surveyor's name Scott Jack

Professional qualifications AssocRICS

Company name Walker Fraser Steele LLP

Address Cadell House, 23-31 Waterloo Street, Glasgow, G2 6BZ

Telephone 0141 221 0442

Fax 0141 258 5976

Report date 23rd June 2018


Yes X No

Yes No

Sellers Property Questionnaire

Property address 44 Main Street

Linlithgow

West Lothian

EH49 7PS

Seller(s) Ms Eleanor Reddie

Completion date of property questionnaire

27 June 2018

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. Please answer 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 your house, tell your solicitor or estate agent immediately.

Information to be given to prospective buyer(s)

1. Length of ownership

11 years 7 months

2. Council tax

Which Council Tax band is your property in?

B

3. Parking

What are the arrangements for parking at your property?

• On street

4. Conservation area

Is your property in a designated Conservation Area (that is an area of special architectural or historical interest, the character or appearance of which it is desirable to preserve or enhance)?

No

!2

5. Listed buildings

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

No

6. Alterations/additions/extensions

a. (i) During your time in the property, have you carried out any structural alterations, additions or extensions (for example, provision of an extra bath/shower room, toilet, or bedroom)?

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

No

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

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

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

N/A

b. Have you had replacement windows, doors, patio doors or double glazing installed in your property?

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

Yes

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

No

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

Yes

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

Bedroom window was replaced with door with reinforced glass by SCPS Ltd, a company approved and registered with the Federation of Master Builders (FMB).

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

!3

7. Central heating

a. Is there a central heating system in your property?

(Note: a partial central heating system is one which does not heat all the main rooms of the property —

the main living room, the bedroom(s), the hall and the bathroom).

If you have answered yes or partial – what kind of central heating is there?

(Examples: gas-fired, solid fuel, electric storage heating, gas warm air).

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

Yes

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

2013

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

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

Yes

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

8. Energy Performance Certificate

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

Yes

9. Issues that may have affected your property

a. Has there been any storm, flood, fire or other structural damage to your property while you have owned it? No

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

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

If you have answered yes, please give details:

No

!4

10. Services

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

Services Connected Supplier

Gas Scottish power Water mains Scottish water Electricity Scottish power Mains drainage Scottish water Telephone Not connected Cable TV or satellite No Broadband Not connected

b. Is there a septic tank system at your property?

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

No

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

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

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

!5

11. Responsibilities for shared or common areas

a. Are you aware of any responsibility to contribute to the cost of anything used jointly, such as the repair of a shared drive, private road, boundary, or garden area?


No

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


No

c. Has there been any major repair or replacement of any part of the roof during the time you have owned the property? No

d. Do you have the right to walk over any of your neighbours’ property — for example to put out your rubbish bin or to maintain your boundaries?


No

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


No

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


No

12. Charges associated with your property

a. Is there a factor or property manager for your property?

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

No

!6

b. Is there a common buildings insurance policy? No

If you have answered yes, is the cost of the insurance included in your monthly/annual factor’s charges?

c. Please give details of any other charges you have to pay on a regular basis for the upkeep of common areas or repair works, for example to a residents’ association, or maintenance 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 to your property?

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

Yes

Rising damp treatment was carried out in 2015 by SCPS Ltd (denoted above)

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


No

!7

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

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

Guarantees are held by:

Yes

20 year guarantee

SCPS Ltd

1 Forrest Place

Armadale

West Lothian

01501 733878

07917 163 785

[email protected]

VAT Reg #:

GB 176 6165 81

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14. Guarantees

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

No YesDon’t know

With title deeds Lost

(i) Electrical work X

(ii) Roofing X

(iii) Central heating X

(iv) National House Building Council (NHBC) X

(v) Damp course X

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

X

b. If you have answered ‘yes’ or ‘with title deeds’, please give details of the work or installations to which the guarantee(s) relate(s):

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


No

15. Boundaries

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


No

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

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

Signature(s) : E. Reddie

Date: 27 June 2018

16. Notices that affect your property

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

a. advising that the owner of a neighbouring property has made a planning application?

Yes

b. that affects your property in some other way?

No

c. that requires you to do any maintenance, repairs or improvements to your property?

No

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

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e.surv Scotland 85 Seaward StreetGlasgow G41 1HJ

Telephone 0141 418 1008 Email [email protected] www.esurvscotland.co.uk

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