A H R Crossan and Co · Notes: Natural slated pitch span to original lodge; Insulated at ceiling...

A H R Crossan and Co

Survey Report

On

Cavens Lodge,Kirkbean,Dumfries.

DG2 8AA

Customer: Joanne JacksonExecutor of the late John Bradshaw

Customer address: 5 Hilly Croft,Bromley Cross,BoltonBL7 9HN

Date of inspection: 20th December, 2017Date of Refresh: 3rd September, 20182nd Refresh: 18th November, 2019

Prepared by: Andrew H R Crossan FRICSA H R Crossan and Co.,41a Castle Street,DumfriesDG1 1DU

Regulated by RICS

Cavens Lodge, Kirkbean Ref:- SS17/113 R of 13

1. INFORMATION AND SCOPE OF INSPECTION

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 highlightsanything that the surveyor could not inspect.

All references to visual inspection refer to an inspection fromwithin the property without the need to move any obstructionsand externally from ground level within the site and adjoiningpublic areas. Any references to left or right are taken facingthe front of the property.

The inspection is carried out without causing damage to thebuilding or its contents and without endangering theoccupiers or the surveyor. Heavy furniture, stored items andinsulation are not moved. Unless identified in the report thesurveyor will assume that no harmful or hazardous materialsor techniques have been used in the construction. Thepresence or possible consequences of any site contaminationwill not be researched.

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

Description A detached 4 Apartment single storey lodge with car hardstanding and timber shed all on a large sized plot.

Accommodation Entrance Vestibule; Living Room; Dining Room; Kitchen with boiler cupboard off; Inner Hall; 2 Bedrooms; Shower Room. Externally there is an enclosed rear patio /drying area with gravel over car parking and paths.

Gross internal 82.23


floor area (m2)

Neighbourhood and location

A well established private former estate house lodge on the outskirts of the village of Kirkbean approx. 12 miles from Dumfries and 5 miles from New Abbey off the A711 Dumfries to Colvend/Dalbeattie (Shore) Road.

Age Built C1840; Extended C1950.

Weather Cool and wet.

Chimney stacks Viewed from ground level with the aid of binoculars where necessary.

Roofing includingroof space

Visually inspected externally from ground level or off a Surveyor’s telescopic ladder to flat roof. hatch internal ‘head and shoulder’ inspection of attic roof space via surveyors telescopic ladder.

Rainwater fittings Visually inspected from ground level, or at selected locations off a Surveyors telescopic ladder.

Main walls Visually inspected from ground level. Foundations and concealed parts were not exposed or inspected.

Windows, external doors and joinery

Internal and external doors and a sample of window opening lights were opened and closed. Doors and windows were not forced open.

External decorations

Visually inspected from ground level.

Conservatories / porches

None.


Communal areas None.

Garages and permanent outbuildings

None.

Outside areas andboundaries

Visually inspected.

Ceilings Visually inspected from floor level.

Internal walls Visually inspected from floor level.

Floors including sub floors

Surfaces of exposed floors were visually inspected. No carpets/floor coverings were lifted.

Internal joinery and kitchen fittings

Built in cupboards were inspected. Kitchen units were visually inspected excluding appliances. Limited contents were removed during inspection and replaced upon completion.

Chimney breasts and fireplaces

Visually inspected internally from floor level.

Internal decorations

Visually inspected on a room-by-room basis.

Cellars None.

Electricity Accessible parts of the wiring were visually inspected without removing fittings. No tests whatsoever were carried out to the system or appliances. Visual inspection does not assess any services to make sure they work properly and efficiently and meet modern standards. Services were off at the time of inspection, the surveyor did not turn them on, other than to determine if low energy lamps.


Gas None.

Water, plumbing and bathroom fittings

Visual inspection of the accessible pipework and fittings made without removing any insulation. No tests whatsoever were carried out to the system or appliances.

Heating and hot water

Accessible parts of the system were visually inspected. No tests whatsoever were carried out to the system or appliances.

Drainage Drainage covers etc were not lifted. Neither drains nor drainage systems were tested.

Fire, smoke and burglar alarms

Visually inspected. No tests whatsoever werecarried out to the system or appliances.

Any additional limits to inspection:

No ready access to sub-floor voids.


2. CONDITION

This section identifies problems and tells you about the urgency ofany repairs by using one of three categories.

Structural movement

Repair category Category 1

Notes: No issues noted at time of inspection.

Dampness, rot and infestation

Repair category Category 1

Notes: No damp noted; No wood decay noted. Light historic woodworm flight holes noted in roof timbers; may need some treatment in the future. Timbers should be tested for toxic content prior to treatment.

Chimney stacks

Repair category: Category 1

Notes: Granite built. In good repair at time of inspection with multiple flues. Disused flues capped.

Roofing including roof space


Notes: Natural slated pitch span to original lodge; Insulated at ceiling tie level with 270mm glass wool quilt; Flat/low pitch timber deck roof over Kitchen/Shower Room/Hall extension with coated fibreglass covering. Recently re-slated.

Rainwater fittings


Notes: Cast iron half round gutters and matching down pipes. Gutters need cleaned out regularly (at least annually).No end stop at North most gable at rear; outlet spills onto flat roof. This should be re-fitted with a drop pipe to ground level.


Main walls


Notes: Solid granite built external walls to original lodge. Cavity brick external walls 300 mm thick with painted wet dash roughcast face. Some areas of stone require an ongoing programme of raking out and repointing.

Windows, external doors and joinery


Notes: Pvcu double glazed casement type windows to rear; hardwood double glazed casement to original lodge (6 over 6 pattern). Front door framed and lined painted timber with single glazed over panel. Rear door wooden/stable style framed and lined with single glazed upper panel.

External decorations


Notes: Should be re-decorated on a planned maintenance cycle especially overhanging timbers.

Conservatories / porches

Repair category: N/a

Notes: None.

Communal areas


Notes: None.

Garages and permanent outbuildings


Notes: None.

Outside areas and boundaries


Notes: Timber fence to rear of house; gravel path with planted borders; stone retaining wall to rear. Large rear lawned garden bordered by shrubs. Small wooded area and summer house.


Ceilings


Notes: Lath and plaster and plasterboard and plaster in fair condition. Mixture of plain painted plastered finishes. Some fissures/edges need minor filling/repair.

Internal walls


Notes: 100 mm nominal thick brick partitions with plaster finish both sides; some original solid stone walls with strap, lath and plaster or plasterboard finish.

Floors including sub-floors


Notes: Solid concrete floor to Vestibule and Rear Hall/Kitchen/Shower Room extension. Tiled in Kitchen and Shower Room.

Internal joinery and kitchen fittings


Notes: Internal doors are painted 4 panelled or painted ledged and lined. Kitchen has modern oak framed units and laminated worktops.

Chimney breasts and fireplaces


Notes: Masonry built fireplaces; Living Room fire with wood burning stove; Bedroom and Dining Room fireplaces for solid fuel usage but not currently used. (boarded over).

Internal decorations


Notes: Fair condition. A prospective purchaser may wish to redecorate to suit their own tastes.

Cellars


Notes: None.


Electricity


Notes: Mains 240 volt single phase supply. Power points flush mounted; consumers unit in Kitchen/Diner; meter in external box to rear. External waterproof power point.The IET recommends regular inspections and tests (e.g every 10 years or upon a change of occupancy). Only the most recently constructed or rewired properties will have installations that comply with current (18th Edition) IET Regs.

Gas


Notes: None.



Notes: Mains water; sanitary ware: wc, whb and shower tray unit. Recently re-fitted suite. External stand pipe. Minor drip noted at stopcock in Boiler room

Heating and hot water


Notes: Oil fired heating and hot water based on a Worcester Heatslave 15/19 floor mounted boiler located in the Kitchen boiler cupboard. Radiators/towel rails in all compartments mainly with thermostatic control valves. Underfloor heating in Shower Room.

Drainage


Notes: Waste and surface water drains in fireclay pipes. Soil and waste pipe above ground in cast iron/pvcu mix. Runs to private septic tank.No adverse comments.


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

Structural movement 1

Dampness, rot and infestation 1

Chimney stacks 1

Roofing including roof space 1

Rainwater fittings 2

Main walls 2

Windows, external doors and joinery 1

External decorations 2

Conservatories / porches N/a

Communal areas N/a

Garages and permanent outbuildings N/a

Outside areas and boundaries 1

Ceilings 1

Internal walls 1

Floors including sub-floors 1

Internal joinery and kitchen fittings 1

Chimney breasts and fireplaces 1

Internal decorations 1

Cellars N/a

Electricity 1

Gas N/a


1

Heating and hot water 1

Drainage 1

RememberThe cost of repairs may influence the amount someone is preparedto pay for the property. We recommend that relevant estimates andreports are obtained in your own name.

WarningIf left unattended, even for a relatively short period, Category 2repairs can rapidly develop into more serious Category 3 repairs.The existence of Category 2 or Category 3 repairs may have anadverse effect on marketability, value and the sale price ultimatelyachieved for the property. This is particularly true during slowmarket conditions where the effect can be considerable.


Repair Categories

Category 3:

Urgent Repairs or

replacement are

needed now.

Failure to deal with

them may cause

problems to other

parts of the

property or cause a

safety hazard.

Estimates for

repairs or

replacement 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.

3. ACCESSIBILITY INFORMATION

Guidance Notes on Accessibility Information

Three steps or fewer to a main entrance door of the property: Inflatted developments the ‘main entrance’ would be the flat’s ownentrance door, not the external door to the communal stair. The‘three steps or fewer’ are counted from external ground level to theflat’s entrance door. Where a lift is present, the count is based onthe number of steps climbed when using the lift.

Unrestricted parking within 25 metres: For this purpose,‘Unrestricted parking’ includes parking available by means of aparking permit. Restricted parking includes: Parking that is subjectto parking restrictions, as indicated by the presence of solid yellow,red or white lines at the edge of the road or by a parking controlsign, parking meters or other coin-operated machines.

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

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

Yes

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

No

4. Are all door openings greater than 750mm? No

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

Yes

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

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

Yes

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

Yes


A H R Crossan and Co · Notes: Natural slated pitch span to original lodge; Insulated at ceiling...

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