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

Energy Performance Certificate (EPC)

PF1 , 21 HALMYRE STREET, EDINBURGH, EH6 8QB

Dwelling type: Ground-floor flatDate of assessment: 03 October 2012Date of certificate: 03 October 2012Total floor area: 35 m2

Reference number: 9140-2177-8000-9802-6315Type of assessment: RdSAP, existing dwellingPrimary Energy Indicator: 741 kWh/m2/yearMain heating and fuel: Room heaters, electric

Estimated energy costs for your home for 3 years* £3,486

Over 3 years you could save* £2,490

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)

78C(69-80)

D(55-68)

E(39-54

25F(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 F (25). The average ratingfor a home in Scotland is band D (61).

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

Very environmentally friendly - lower CO2 emissions Current Potential

A(92 plus)

B(81-91)

C(69-80)

63D(55-68)

E(39-54

35F(21-38)

G(1-20)

Not environmentally friendly - higher CO2 emissions

Environmental Impact (CO2) Rating

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

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

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

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

Recommended measures Indicative cost Typical savingsover 3 years

Available withGreen Deal

1 Internal or external wall insulation £4,000 - £14,000 £453

2 Floor insulation £800 - £1,200 £354

3 Insulate hot water cylinder with 80 mm jacket £15 - £30 £816

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 6Elmhurst Energy Systems SAP2009 Calculator (RDSAP System) v1.03r20 (SAP 9.91)

Recommendations ReportPF1 , 21 HALMYRE STREET, EDINBURGH, EH6 8QB03 October 2012 RRN: 9140-2177-8000-9802-6315

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

Element Description Energy Efficiency Environmental

Walls Sandstone, as built, no insulation (assumed)

Roof (another dwelling above)

Floor Suspended, no insulation (assumed)

Windows Fully double glazed

Main heating Room heaters, electric

Main heating controls Programmer and appliance thermostats

Secondary heating Room heaters, electric

Hot water Electric immersion, standard tariff

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 for to calculate your energy use, CO2 emissions, running costs and the savings possible frommaking improvements.

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

The average Scottish household produces about 6 tonnes of carbon dioxide every year. Based on this assessment,heating and lighting this home currently produces approximately 4.6 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 2.2 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.

Biomass boiler (Exempted Appliance if in Smoke Control Area)Air or ground source heat pumpMicro CHP


Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £1,563 over 3 years £693 over 3 years

Hot water £1,788 over 3 years £231 over 3 years

Lighting £135 over 3 years £72 over 3 years

Totals £3,486 £996

You couldsave £2,490 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 your local Energy Saving Scotland advice centre which can becontacted on 0800 512 012. 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 BuildingWarrant for certain types of work.

Recommended measures Indicative cost Typical savingper year

Rating after improvement

Energy EnvironmentGreenDeal

F 32 E 40

E 39 E 45

D 58 D 61

D 59 D 62

C 77 D 61

C 78 D 63

1 Internal or external wall insulation £4,000 - £14,000 £151

2 Floor insulation £800 - £1,200 £118

3 Insulate hot water cylinder with80 mm jacket £15 - £30 £272

4 Low energy lighting for all fixedoutlets £35 £13

5 Fan assisted storage heaters anddual immersion cylinder £300 - £400 £262

6 Heat recovery system for mixershowers £585 - £725 £14

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.energysavingtrust.org.uk/scotland or contact the Scottish Green Deal advice service at your local Energy SavingScotland advice centre on 0800 512 012.

Choosing the right improvement package

For free and impartial advice on choosing suitable measures for your property, contact your local EnergySaving Scotland advice centre on 0800 512 012 or go to www.energysavingtrust.org.uk/scotland.

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

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

3 Hot water cylinder insulationInstalling an 80 mm thick cylinder jacket 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. A cylinder jacket is a layerof insulation that is fitted around the hot water cylinder. The jacket 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 recommended ones will reduce lighting costs over thelifetime of the bulb, and they last up to 12 times longer than ordinary light bulbs. Also consider selecting lowenergy light fittings when redecorating; contact the Lighting Association for your nearest stockist of DomesticEnergy Efficient Lighting Scheme fittings.

5 Fan assisted storage heatersModern storage heaters are less expensive to run than the direct acting, on-peak heating system in the property.A dual-rate electricity supply is required to provide the off-peak electricity that these heaters use; this is easilyobtained by contacting the energy supplier. Ask for a quotation for fan-assisted heaters with automatic chargecontrol. A dual-immersion cylinder, which can be installed at the same time, will provide cheaper hot water thanthe system currently installed. Installations should be in accordance with the national wiring standards. Buildingregulations generally apply to this work and a building warrant may be required, so it is best to obtain advicefrom your local authority building standards department and from a qualified electrical heating engineer. Ask theheating engineer to explain the options, which might also include switching to other forms of electric heating.

6 Heat recovery system for mixer showersA shower heat recovery system extracts heat from the water in the shower drain and transfers it to incoming coldwater. This reduces the amount of energy needed per shower. You should seek advice from a qualified plumber.Building regulations generally apply to this work, so it is best to check this with your local authority buildingstandards department.

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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


Low and zero carbon energy sources

Your home's heat demand

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

Heat demand Existing dwelling Impact of loftinsulation

Impact of cavitywall insulation

Impact of solid wallinsulation

Space heating (kWh per year) 4,032 N/A N/A (1,512)

Water heating (kWh per year) 4,610

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

About this documentThe Energy Performance Certificate and Recommendations Report for this dwelling were produced following anenergy assessment undertaken by an assessor accredited by Hardies Property & Construction Consultants, anApproved Organisation appointed by Scottish Ministers. The certificate has been produced under the EnergyPerformance of Buildings (Scotland) Regulations 2008 from data lodged to the Scottish EPC register.

Assessor's name: Stephen CraigAssessor membership number: EES/008321Company name/trading name: Hardies Property & Construction ConsultantsAddress: 57 Albany Street

EdinburghEH1 3QY

Phone number: 0131 557 9300Email address: [email protected] party disclosure: No related party

This Certificate and report will be available to view online by any party with access to the report reference number andto organisations delivering energy efficiency and carbon reduction initiatives on behalf of the Scottish and UKGovernments. If you are the current owner or occupier of this building and do not wish this data to be shared with thirdparties for purposes other than the sale or rental of the property, please notify the assessor listed above and your datawill be restricted accordingly. Further information on this and on Energy Performance Certificates in general can befound at www.scotland.gov.uk.

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Opportunity to benefit from a Green Deal on this propertyThe Green Deal may enable tenants or owners to improve the property they live in to make it more energy efficient,more comfortable and cheaper to run, without having to pay for the installation work upfront.

This report identifies which measures recommended for this property are eligible for Green Deal finance. You canchoose which measures you want and ask for a quote from an authorised Green Deal provider. They will organiseinstallation by an authorised installer. You pay for the improvements over time through your electricity bill, at a level nogreater than the estimated savings to energy bills. If you move home, the Green Deal charge stays with the propertyand the repayments pass to the new bill payer.

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

To find out how you could use Green Deal finance to improve your property, visitwww.energysavingtrust.org.uk/scotland or contact the Scottish Green Deal advice service at your local Energy SavingScotland advice centre on 0800 512 012.

Authorisedhome energyassessment

Finance atno upfront

cost

Choose fromauthorisedinstallers

Pay fromsavings in

energy bills

Repaymentsstay with the

home

survey report on:

pf1, 21 Halmyre Street,Edinburgh, EH6 8QB3rd October 2012 HP301574

pf1, 21 Halmyre StreetEdinburghEH6 8QB

Aberdein Considine & Co

7-9 Bon-Accord CrescentAberdeenAB11 6DN

Hardies Property & Construction Consultants

3rd October 2012

Single Survey

Property address

Customer

Customer address

Prepared by

Date of inspection

1

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

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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


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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


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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


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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.


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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.


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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.


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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

Ground floor flat (rear) in a mid terraced four storey buildingcontaining sixteen flats.

Ground Floor: Entrance Hall, Living Room, Internal Bedroom,Kitchen, Shower Room, Toilet.

35

The subjects are located in an established residential area ofsimilar type properties in the Leith area of the city and where localfacilities are available within easy reach.

110 years approximately.

Dry and sunny.

Visually inspected with the aid of binoculars whereappropriate.

The chimney stacks are partly of stone construction and partly ofstone/brick construction rendered externally.

Where seen, the flashings are formed with lead and cement skews.

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

Single Survey

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

The roof covering is timber framed, pitched and slated and wouldappear to incorporate a central flat section.

There is a timber and glazed cupola providing daylight to thecommon staircase.

There was no roof space for the flat.

There is a common roof space area.


The rainwater fittings are of cast iron manufacture.


Foundations and concealed parts were not exposed orinspected.

The main walls are of substantial solid stone construction withdressed stonework to the front elevation.

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.

Replacement UPVC tilt and turn double glazed windows have beeninstalled.

Standard timber entrance door to flat.

Visually inspected.

Rainwater fittings and external woodwork have been painted.

Visually inspected.

None.

Circulation areas visually inspected.

There is a communal entrance area together with a door entryphone system to the building.

There is a rear passageway providing access to the rear mutualgarden ground.

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Garages and permanent outbuildings

Outside areas and boundaries

Ceilings

Internal walls

Floors including sub floors

Internal joinery and kitchen fittings

Chimney breasts and fireplaces

Single Survey

Visually inspected.

None.

Visually inspected.

There is a mutual area of garden ground to the rear and wouldappear to incorporate stone perimeter boundary walls.

Visually inspected from floor level.

The ceilings are a mixture of lath and plaster and plasterboard.

Visually inspected from floor level.

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

The walls are a mixture of lath and plaster, plastered masonry andplasterboard.

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.

The floors are of suspended timber construction.

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

Kitchen units were visually inspected excluding appliances.

Standard internal joinery for a property of this age and type.

Kitchen area incorporating a range of base and wall units.

Visually inspected.

No testing of the flues or fittings was carried out.

All former fireplaces have been removed and areas blocked up.

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Internal decorations

Cellars

Electricity

Gas

Water, plumbing, bathroom fittings

Heating and hot water

Single Survey

Visually inspected.

Internal walls and ceilings have been wallpapered/painted.

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

None.

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

Mains supply.

Electric meter and consumer unit are located in the hall.

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

No supply although gas is likely to be available within the commonstair.

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.

The plumbing system, where seen, incorporates copper and PVCsections.

There is a fibreglass cold water storage tank.

Sanitary fitments are to a modern pattern.

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


There are electric heaters providing background heating.

The hot water storage tank is located in the cupboard off theshower room and is heated by means of an electric immersionheater.

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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.

Connected to the main public sewer.

Visually inspected.


Smoke detectors are located within the property.

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.

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.

The subjects were vacant with floor coverings in place.

No inspection was made of any sub floor area.

No access was gained to inspect the common roof space area norwas access gained to roof covering as the access door was lockedat the time of inspection.

The observations regarding the roof covering are based on aground level inspection only.

The rear mutual garden ground is badly overgrown which restrictedan inspection of the perimeter boundary walls.

We have not carried out an inspection for Japanese Knotweed orother invasive plant species and unless otherwise stated for thepurposes of this report we have assumed that there is noJapanese Knotweed or other invasive plant species within theboundaries of the property or in neighbouring properties. Theidentification of Japanese Knotweed or other invasive plant speciesshould be made by a Specialist Contractor.

of 14


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 1

There are no signs of any significant recent structural movement.

There are slight signs of some past old settlement to the building which, on thebasis of a single inspection, is not considered to be of a recent or serious nature.

Notes

Dampness, rot and infestation

Repair category 2

There are indications that previous damp proofing works may have been carriedout to the property in the past and a Guarantee might be available.

Slight dampness was noted to the wall finish in the shower room. Localisedrepairs around this area would appear necessary. Further advice can beobtained from a damp proofing contractor.

It is not unusual in a building of this age and type to find some form of infestationsuch as woodworm in concealed floor timbers. If this is discovered at a laterstage then some localised treatment with a preservative can be carried out.

Notes

Chimney stacks

Repair category 1

The chimney stacks appeared to be in an order consistent with the property's ageand type.

Ongoing maintenance and attention can be anticipated.

Notes

Single Survey

Category 3 Category 2 Category 1

of 14


Roofing including roof space

Repair category 1

The roof slating is generally in an order consistent with the property's age andtype. There are a few missing/dislodged roof slates which can be renewed orrefixed by a roofing contractor as part of normal maintenance.

There is a timber and glazed cupola providing daylight to the common staircase.Cupola's of this type and age can be prone to allowing leakages at the joints ofglazed sections.

No inspection was made of any flat roof section. Flat roofs are a type of roofcovering known to have a limited lifespan.

It is good practice with a roof covering of this size and type to have annualinspections carried out in order that roof maintenance works are dealt with on aregular and proactive basis.

No access was gained to any common roof space area.

Notes

Rainwater fittings

Repair category 2

The rainwater fitting show signs of surface corrosion. There is weed growth notedin the front rainwater gutter.

Rainwater fittings should be monitored during periods of prolonged rainfall to fullydetermine whether or not they are fully watertight.

Notes

Main walls

Repair category 1

The stonework to the main walls is generally in an order consistent with theproperty's age and type.

Notes

Windows, external doors and joinery

Repair category 1

No significant issues were noted.Notes

External decorations

Repair category 1

Generally satisfactory.Notes

Single Survey

of 14


Conservatories/porches

Repair category -

N/ANotes

Communal areas

Repair category 1

No significant defects noted.Notes

Garages and permanent outbuildings

Repair category -

N/ANotes

Outside areas and boundaries

Repair category 2

The rear mutual garden ground is badly overgrown.

Ongoing maintenance and attention to stone perimeter boundary walls can beanticipated.

Notes

Ceilings

Repair category 1

Ceiling finishes were found to be generally satisfactory and consistent with aproperty of this age and type.

Notes

Internal walls

Repair category 1

Wall finishes were found to be generally satisfactory and consistent with aproperty of this age type.

Notes

Floors including sub-floors

Repair category 1

Where access was gained, the flooring was found to be hard, sound and freefrom significant defect. There are some loose and uneven floorboards includingbeside the window to the living room.

Notes

Single Survey

of 14


Internal joinery and kitchen fittings

Repair category 1

No significant defects noted.

There is an internal glazed door to the toilet. Glazed internal doors shouldincorporate safety glass.

Notes

Chimney breasts and fireplaces

Repair category 1

It is good practice to ensure that disused flues are suitably capped and vented.Notes

Internal decorations

Repair category 1

SatisfactoryNotes

Cellars

Repair category -

N/ANotes

Electricity

Repair category 1

The visual inspection has indicated there are no obvious signs of any significantdefects or deficiencies that might suggest there could be major issues with thesystem.

It is good practice to the system checked every five years by an electricalcontractor to ensure compliance with current regulations.

Notes

Gas

Repair category 1

Mains gas would not appear to be installed although it is likely to be availablewithin the common stair.

Notes

Single Survey

of 14


Water, plumbing and bathroom fittings

Repair category 2

The plumbing system is currently drained down.

The visual inspection has indicated that the system is generally to a modernpattern with no obvious signs of any significant defects.

Notes

Heating and hot water

Repair category 1

No significant issues noted.

There is no insulation jacket to the hot water storage tank.

Notes

Drainage

Repair category 1

No apparent problems were noted.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 1

Dampness, rot and infestation 2

Chimney stacks 1

Roofing including roof space 1

Rainwater fittings 2

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 1

Floors including sub-floors 1

Internal joinery and kitchen fittings 1

Chimney breasts and fireplaces 1

Internal decorations 1

Cellars -

Electricity 1

Gas 1

Water, plumbing and bathroom fittings 2

Heating and hot water 1

Drainage 1

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

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

3. Accessibility information

Page 13 of 14


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 14


Alterations have been carried out to the property in the past to form its current layout and the valuation assumesthat all necessary Local Authority documentation is available.

Replacement double glazed windows have been installed. These are not of the original design and style.

It may be that previous damp proofing works have been carried out to the property and a Guarantee may beavailable.

Location and ownership of grounds and boundaries should be confirmed.

The current cost of reinstating the property in its present form is estimated for insurance purposes to beapproximately £115,000 (ONE HUNDRED AND FIFTEEN THOUSAND POUNDS).

My valuation of the property as at 3 October 2012 reflecting current market conditions is reasonably stated at£70,000 (SEVENTY THOUSAND POUNDS).

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 [519411 = 7315 ]Electronically signed

Stephen Craig

Hardies Property & Construction Consultants

57 Albany Street, Edinburgh, EH1 3QY

23rd October 2012

Permanent outbuildings:

None.

© Quest End Computer Services Limited 2008All rights reserved

Page 1 of 4


Property Address

Address pf1, 21 Halmyre Street, Edinburgh, EH6 8QBSeller's Name Aberdein Considine & CoDate of Inspection 3rd October 2012

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 4

No. of units in block 16Approximate 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

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

Other (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)

35 m² (Internal) m² (External)

X Yes No

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

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.

Electric heaters.


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

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 Mains Private X None

X Yes Partial None

X Yes No

The subjects would appear to have been generally well maintained in the past, having regard to its age andcharacter.

During the inspection, some items were noted to be requiring attention although it is thought these are capable ofremedy by means of normal routine maintenance.

Slight dampness was noted to the lower wall finish in the shower room.

Alterations have been carried out to the property in the past to form its current layout and the valuation assumesthat all necessary Local Authority documentation is available.

None.


Page 3 of 4


General Remarks

Essential Repairs

Estimated cost of essential repairs £ Retention recommended? Amount £


Yes X No

The subjects form suitable security for normal mortgage purposes.

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

month Short Assured Tenancy basis?


Page 4 of 4


Comment on Mortgageability

Valuations

Market value in present condition £ 70,000

Market value on completion of essential repairs £Insurance reinstatement value £ 115,000

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 [519411 = 7315 ]Electronically signed by:-

Surveyor's name Stephen Craig

Professional qualifications MRICS

Company name Hardies Property & Construction Consultants

Address 57 Albany Street, Edinburgh, EH1 3QY

Telephone 0131 557 9300

Fax 0131 557 3520

Report date 23rd October 2012


Yes X No

Yes No

Property address

1

Property Questionnaire

Seller(s) Aberdein Considine

Completion date of property questionnaire 23/10/2012

21/1 Halmyre Street,Edinburgh,EH6 8QB

Note for sellers

Information to be given to prospective buyer(s)

2


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 answereach 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, tellyour solicitor or estate agent immediately.

How long have you owned the property?

Which Council Tax band is your property in? (Please circle)

What are the arrangements for parking at your property?

(Please tick all that apply)

1. Length of ownership

2. Council tax

3. Parking

Garage

Allocated parking space

Driveway

Shared parking

On street

Resident permit

Metered parking

Other (please specify):

Cannot answer*

4. Conservation area

Is your property in a designated Conservation Area (i.e. an area of specialarchitectural or historical interest, the character or appearance of which it isdesirable to preserve or enhance)?

Yes / No /Don't know

Cannot answer*

Cannot answer*

A B C D E F G H

3


5. Listed buildings

6. Alterations/additions/extensions

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

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

Yes / No

a. Yes / No

Yes / No

b. Yes / No

Yes / No

Yes / No

Cannot answer*Is your property a Listed Building, or contained within one (i.e. a buildingrecognised and approved as being of special architectural or historicalinterest)?

Cannot answer*(i) During your time in the property, have you carried out any structuralalterations, additions or extensions (for example, provision of an extrabath/shower room, toilet, or bedroom)?

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

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

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

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

Cannot answer*Have you had replacement windows, doors, patio doors or double glazinginstalled in your property?

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

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

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

4


7. Central heating

8. Energy Performance Certificate

9. Issues that may have affected your property

a. Yes / No /Partial

b.

c. Yes / No

d.

Yes / No

a. Yes / No

Yes / No

b. Yes / No

Cannot answer*

Is there a central heating system in your property? (Note: a partial centralheating 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 / partial - what kind of central heating is there?(Examples: gas-fired, solid fuel, electric storage heating, gas warm air).

When was your central heating system or partial central heating systeminstalled?

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

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

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

Cannot answer*Does your property have an Energy Performance Certificate which is less than10 years old?

Cannot answer*Has there been any storm, flood, fire or other structural damage to yourproperty while you have owned it?

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

Cannot answer*Are you aware of the existence of asbestos in your property?

If you have answered yes, please give details:

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

5


10. Services

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

Gas /liquid petroleum gas

Water mains /private water supply

Electricity

Mains drainage

Telephone

Cable TV / satellite

Broadband

b. Yes / No

c. Yes / No /Don't know

d. Yes / No

Services Connected Supplier

Cannotanswer*

Cannotanswer*

Cannotanswer*

Cannotanswer*

Cannotanswer*

Cannotanswer*

Cannotanswer*

Cannot answer*Is there a septic tank system at your property?

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

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

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

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

6


11. Responsibilities for Shared or Common Areas

12. Charges associated with your property

a. Yes / No /Don't Know

b. Yes / No /Not applicable

c. Yes / No

d. Yes / No

e. Yes / No

f. Yes / No

a. Yes / No

Cannot answer*

Are you aware of any responsibility to contribute to the cost of anything usedjointly, such as the repair of a shared drive, private road, boundary, or gardenarea?


Cannot answer*

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


Cannot answer*Has there been any major repair or replacement of any part of the roof duringthe time you have owned the property?

Cannot answer*Do you have the right to walk over any of your neighbours' property - forexample to put out your rubbish bin or to maintain your boundaries?


Cannot answer*As far as you are aware, do any of your neighbours have the right to walk overyour property, for example to put out their rubbish bin or to maintain theirboundaries?


Cannot answer*As far as you are aware, is there a public right of way across any part of yourproperty? (public right of way is a way over which the public has a right topass, whether or not the land is privately-owned.)


Cannot answer*Is there a factor or property manager for your property?

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

7


13. Specialist works

b. Yes / No /Don't Know

Yes / No /Don't Know

c.

a. Yes / No

b. Yes / No

c. Yes / No

Cannot answer*

Is there a common buildings insurance policy?

If you have answered yes, is the cost of the insurance included in yourmonthly/annual factor's charges?

Please give details of any other charges you have to pay on a regular basis forthe upkeep of common areas or repair works, for example to a residents'association, or maintenance or stair fund.

Cannot answer*As far as you are aware, has treatment of dry rot, wet rot, damp or any otherspecialist work ever been carried out to your property?

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

Cannot answer*As far as you are aware, has any preventative work for dry rot, wet rot, or dampever been carried out to your property?


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

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

Guarantees are held by:

8


14. Guarantees

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

(i) Electrical work No Yes Don'tknow

Withtitle

deedsLost

(ii) Roofing No Yes Don'tknow

Withtitle

deedsLost

(iii) Central heating No Yes Don'tknow

Withtitle

deedsLost

(iv) NHBC No Yes Don'tknow

Withtitle

deedsLost

(v) Damp course No Yes Don'tknow

Withtitle

deedsLost

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

No Yes Don'tknow

Withtitle

deedsLost

CannotAnswer*

CannotAnswer*

CannotAnswer*

CannotAnswer*

CannotAnswer*

CannotAnswer*

15. Boundaries

b.

c. Yes / No

Yes / No /Don't know

If you have answered 'yes' or 'with title deeds', please give details of the workor installations to which the guarantee(s) relate(s):

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


Cannot answer*

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


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 andbelief.

* This report has been completed on behalf of the lender in respect to a repossessed property andtherefore some information is not available.

9


16. Notices that affect your property

Signature(s):

Date:

In the past 3 years have you ever received a notice:

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

a. Yes / No /Don't know

b. Yes / No /Don't know

c. Yes / No /Don't know

Cannot answer*

advising that the owner of a neighbouring property has made a planningapplication?

Cannot answer*

that affects your property in some other way?

Cannot answer*

that requires you to do any maintenance, repairs or improvements to yourproperty?