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Page 1: the home report - Rightmove · headings and rubrics, are the exclusive property of the Surveyors and shall remain their exclusive property unless they assign the same to any other

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Page 2: the home report - Rightmove · headings and rubrics, are the exclusive property of the Surveyors and shall remain their exclusive property unless they assign the same to any other

survey report on:

52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

52 Stuart TerraceEdinburgh RoadBATHGATEWest LothianEH48 1EG

Mr J Broughton

52 Stuart TerraceEdinburgh RoadBathgateWest LothianEH48 1EG

Allied Surveyors Scotland

18th February 2019

Single Survey

Property address

Customer

Customer address

Prepared by

Date of inspection

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1

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

Page 1 of 6

52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

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

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2

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

Page 2 of 6

52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

1.3

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

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

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

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

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

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

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

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

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

Terms and Conditions

1.4

1.5

the Seller;

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

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

the Purchaser; and

the professional advisers of any of these.

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

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52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

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

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

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

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

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

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

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

DEFINITIONS

Terms and Conditions

1.7

1.8

1.9

1.10

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

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

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

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

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52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

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

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

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

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

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

Terms and Conditions

2.1

2.2

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

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

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

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

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

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

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

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

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

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

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52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

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

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

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

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

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

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

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

Terms and Conditions

2.3

2.4

2.5

1.

2.

3.

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

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

Category 1: No immediate action or repair is needed.

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

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52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

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

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

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

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

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

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

Terms and Conditions

2.6

2.7

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

There are no particularly troublesome or unusual legal restrictions;

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

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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

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52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

Description

Accommodation

Gross internal floor area (m²)

Neighbourhood and location

Age

Weather

Chimney stacks

Roofing including roof space

Single Survey

This is a purpose built, lower level flat located within a two storeyblock of four flats in total. There is no lift.

GROUND FLOOR - Vestibule, hallway, living room,kitchen/breakfast room, two bedrooms, shower room/WC.

This is estimated at 65m2

The property is situated within an established residential area ofsimilar properties to the immediate east of Bathgate town centre.

All the usual facilities and amenities are available locally and thereis a regular public transport service to neighbouring communitiesand to the nearby cities of Edinburgh and Glasgow.

The age of this property is estimated at 84 years.

At the time of inspection, it was dry but dull and overcast. Therehad been prior showers.

Visually inspected with the aid of binoculars whereappropriate.

The chimney stack is of brick construction with a render finish.Concrete coping and clay pots are present.

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.

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52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

Rainwater fittings

Main walls

Windows, external doors and joinery

External decorations

Conservatories / porches

Communal areas

Garages and permanent outbuildings

Single Survey

If this is not possible, then physical access to the roof spacemay be taken by other means if the Surveyor deems it safe andreasonable to do so.

The roof is pitched and hipped with a slate covering over timbersarking and rafters. There are clay ridge and hip tiles.

Access to the roof void is through the upper flat. The roof void hasnot, therefore, been inspected.

Visually inspected with the aid of binoculars whereappropriate.

These are of cast iron construction with guttering connected todownpipes.

Visually inspected with the aid of binoculars whereappropriate.

Foundations and concealed parts were not exposed orinspected.

These are 340mm cavity brick, rendered externally, plasteredinternally.

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

Random windows were opened and closed where possible.

Doors and windows were not forced open.

The windows are of a PVC framed pivot or casement character withdouble glazed sealed units installed.

The external doors are PVC framed and double glazed.

Visually inspected.

Decorative finishes are in paint.

There are no conservatories and there are no porches with thisproperty.

There are no communal areas with these premises.

There is no garage with this property and there are no significantpermanent outbuildings.

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52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

Outside areas and boundaries

Ceilings

Internal walls

Floors including sub floors

Internal joinery and kitchen fittings

Chimney breasts and fireplaces

Single Survey

Visually inspected.

Garden areas exist to the front and rear of the property.Boundaries, where present, are formed in timber fences.

Visually inspected from floor level.

These are of a lath and plaster or plasterboard nature.

Visually inspected from floor level.

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

These are of a plaster or plasterboard character.

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.

These are of a solid concrete or suspended timber nature.

Floor coverings were fitted and no sub-floor examination has beenmade.

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

Kitchen units were visually inspected excluding appliances.

Internal doors are timber framed or timber framed and glazed.

Timber facings and skirting boards were noted within the property.

There are a range of modern fitted floor and wall units within thekitchen area.

Visually inspected.

No testing of the flues or fittings was carried out.

The chimney breast is of brick construction with a slab basefireplace.

The fireplace has been removed and blocked. A gas fire is nowfitted within the fireplace opening.

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52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

Internal decorations

Cellars

Electricity

Gas

Water, plumbing, bathroom fittings

Heating and hot water

Single Survey

Visually inspected.

Decorative finishes are in paint, paper or both. Some tiling andboarding have been used.

There are no cellars with this property.

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.

There is a mains supply of electricity connected to the property.

The distribution board, housing a fuse box, is located at high levelin the hallway.

Visible wiring was PVC coated.

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.

There is a mains gas supply connected to the property.

The gas meter is located within an external storage box.

The gas supply serves the central heating boiler and otherappliances within this flat.

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.

There is a mains water supply connected to the property.

Visible plumbing fitments were of a copper or PVC character.

The shower room fittings, although not tested, appeared modernand serviceable.

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

No tests whatsoever were carried out to the system orappliances.

There is a gas fired central heating system serving panel radiators.

The boiler for this is a Glow-Worm Micron 40 FF unit located on the

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52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

Drainage

Fire, smoke and burglar alarms

Any additional limits to inspection

Single Survey

kitchen wall and vented externally by means of a balanced flue.

The central heating boiler also provides domestic hot water.

Drainage covers etc. were not lifted.

Neither drains nor drainage systems were tested.

This is understood to be connected to the main public sewer.

Visually inspected.

No tests whatsoever were carried out to the system orappliances.

Smoke alarms were noted on ceilings within the property.

No comment is offered in respect of security systems.

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 property has fitted floor coverings.

Cupboard areas contained stored personal items.

No sub-floor inspection has been made and the roof void has notbeen entered.

We do not carry out an inspection for Japanese Knotweed, which isa plant which is subject to control regulation, is considered to beinvasive and one which can render a property unsuitable for somemortgage lenders. We have assumed that there is no JapaneseKnotweed within the boundaries of the property or in neighbouringproperties. Identification of Japanese Knotweed is bestundertaken by a specialist contractor. If it exists, removal must beundertaken in a controlled manner by specialist contractors. Thiscan prove to be expensive.

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52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

Single Survey

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

2. Condition

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52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

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 indications of old and non continuing settlement with this andneighbouring properties.

Notes

Dampness, rot and infestation

Repair category 1

Moisture meter readings were obtained within the property, but at a levelattributable to condensation or to the inherent moisture content of materialsemployed within the construction.

Notes

Chimney stacks

Repair category 2

The render finish was noted to be cracked and boss.

Flashings were also noted to be ageing.

No examination of the water gate at the rear of the chimney stack has beenpossible.

Notes

Roofing including roof space

Repair category 2

Individual roof tiles were noted to be chipped, loose or broken.

Ridge and hipped tiles will also require to be re-bedded.

It is re-iterated that the roof void has not been entered.

Notes

Single Survey

Category 3 Category 2 Category 1

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52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

Rainwater fittings

Repair category 1

Corrosion was noted within guttering and downpipe sections.Notes

Main walls

Repair category 1

The render finish was noted to be cracked and boss in sections.

Some weathering was noted to base course brickwork.

Drill holes were noted indicating that cavity wall insulation has been provided.

Notes

Windows, external doors and joinery

Repair category 1

There were no indications of defect requiring immediate action or repair.

Some of the sealed units are of an older nature and may be prone to failure atanytime.

Notes

External decorations

Repair category 1

Some weathering was noted to decorative finishes.Notes

Conservatories/porches

Repair category -

There are no conservatories and there are no porches with this property.Notes

Communal areas

Repair category -

There were no communal areas available for inspection.Notes

Garages and permanent outbuildings

Repair category -

There is no garage with this property and there are no significant permanentoutbuildings.

Notes

Single Survey

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52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

On-street parking is available.

Outside areas and boundaries

Repair category 1

Garden areas exist to the front and rear of the property.

There were no indications of defect requiring immediate action or repair.

Notes

Ceilings

Repair category 1

Some unevenness was noted within plaster finishes.

Shrinkage was also evident.

Notes

Internal walls

Repair category 1

Small sections of boss and cracked plaster were found in the course of this visit.It is anticipated that plaster repairs will be required in the course of futuredecoration.

Notes

Floors including sub-floors

Repair category 1

There were no indications of significant distortion or deflection found withinflooring sections.

Some unevenness was apparent but is consistent with service access,particularly in relation to the provision of the heating system.

Notes

Internal joinery and kitchen fittings

Repair category 1

Small gaps were noted at junctions of door facings and skirtings.

An assumption has been made that where glazed sections have been introducedto internal doors, that these comply with current regulations.

Notes

Single Survey

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52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

Chimney breasts and fireplaces

Repair category 1

There were no indications of defect requiring immediate action or repair.Notes

Internal decorations

Repair category 1

Some limited marking was noted to decorative finishes.Notes

Cellars

Repair category -

There are no cellars with this property.Notes

Electricity

Repair category 2

The distribution board houses a fuse box rather than a more modern circuitbreaker unit. Elements of surface run wiring were also noted.

Electrical fittings were noted to be of a mixed age.

Confirmation the system complies with current regulation and is in a serviceablecondition can only be given by a qualified electrician.

The trade bodies governing electrical installations currently advise that theseshould be tested prior to a change of occupancy and, thereafter, at least onceevery five years, by a competent Electrician.

Notes

Gas

Repair category 1

There were no visible defects noted within those sections of the gas supplysystem available for inspection.

The trade bodies governing gas installations currently advise that these should betested prior to a change of occupancy and, thereafter, at least once per year, bya Gas Safe Registered Contractor.

Notes

Water, plumbing and bathroom fittings

Repair category 1

There were no visible defects noted within the water supply and shower roomfittings at the time of inspection.

Notes

Single Survey

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52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

Heating and hot water

Repair category 1

There were no visible defects noted at the time of inspection, although it shouldbe stated that a number of valve caps were missing and that the central heatingboiler is ageing.

It has been assumed that the heating installation has been regularly serviced andthat recent service history records will be made available.

Notes

Drainage

Repair category 1

There were no indications of significant blockage or backup found at the time ofinspection.

Notes

Single Survey

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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.

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52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

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 1

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 -

Garages and permanent outbuildings -

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 -

Electricity 2

Gas 1

Water, plumbing and bathroom fittings 1

Heating and hot water 1

Drainage 1

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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

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52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

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?

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

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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

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52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

The property has been altered in the past in the provision of replacement windows and doors. The originalbathroom has been converted to form a shower room. These works may well have been carried out more than10 years ago.

It should also be noted that this property is situated in an area where mineral extraction has taken place in thepast.

The estimated reinstatement cost for insurance purposes is £145,000 (One Hundred and Forty Five ThousandPounds Sterling).

This figure is an opinion of an appropriate sum for which the property and substantial outbuildings should beinsured against total destruction, on a reinstatement basis, assuming reconstruction of the property in its existingdesign and materials. Finishing's and fittings have not been included. No allowance has been included forinflation during the insurance period or during reconstruction and no allowance has been made for VAT, otherthan on professional fees. A further discussion with your insurers is advised. The figure should be reviewedannually and in light of any future alterations or additions.

The market value of the described in the report is £100,000 (One Hundred Thousand Pounds Sterling) This figureassumes vacant possession and that the property is unaffected by any adverse planning proposals, onerousburdens, title restrictions or servitude rights.

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 [473557 = 5280 ]Electronically signed

R A Smith

Allied Surveyors Scotland

66 South Bridge Street, Bathgate, EH48 1TL

19th February 2019

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Permanent outbuildings:

None.

© Quest End Computer Services Limited 2008All rights reserved

Page 1 of 4

52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

Property Address

Address 52 Stuart Terrace, Edinburgh Road, BATHGATE, West Lothian, EH48 1EGSeller's Name Mr J BroughtonDate of Inspection 18th February 2019

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 1935

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)

X Yes No

Yes X No

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

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

65 m² (Internal) 71 m² (External)

X Yes No

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

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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.

There is a gas fired central heating system serving panel radiators.

© Quest End Computer Services Limited 2008All rights reserved

Page 2 of 4

52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

Construction

Walls

Roof

Special Risks

Has the property suffered structural movement?

If Yes, is this recent or progressive?

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

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

Service Connections

Drainage Water

Electricity Gas

Central Heating

Site

Location

Planning Issues

Has the property been extended / converted / altered?

If Yes provide details in General Remarks.

Roads

Mortgage Valuation Report

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

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

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

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

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

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

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

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The property is situated within an established residential area of similar type premises to the immediate east ofBathgate town centre.

All the usual facilities and amenities are available locally and there is a regular public transport service toneighbouring communities and to the nearby cities of Edinburgh and Glasgow.

The property was found to be in a condition consistent with age and construction. Some upgrading of fittings,fixtures and services has taken place in the past, but with further works anticipated. On-going maintenanceshould be envisaged in respect of all external elements of the building fabric.

There are indications of old and non-continuing settlement within this and neighbouring properties.

The property has been altered in the provision of replacement windows and doors and in the conversion of theoriginal bathroom into the shower room. These works may have been undertaken some time ago.

The property is also located in an area where mineral extraction has taken place in the past. It would be prudent,therefore, to obtain a Coal Authority report.

None.

© Quest End Computer Services Limited 2008All rights reserved

Page 3 of 4

52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

General Remarks

Essential Repairs

Estimated cost of essential repairs £ Retention recommended? Amount £

Mortgage Valuation Report

Yes X No

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There is a demand for property of this type in this locality and future marketability should be maintained.

The property is considered to form adequate loan security, subject to individual lenders criteria.

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

month Short Assured Tenancy basis?

© Quest End Computer Services Limited 2008All rights reserved

Page 4 of 4

52 Stuart Terrace, Edinburgh Road,BATHGATE, West Lothian, EH48 1EG18th February 2019 ME049048 - RAS/CMW

Comment on Mortgageability

Valuations

Market value in present condition £ 100,000

Market value on completion of essential repairs £Insurance reinstatement value £ 145,000

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 [473557 = 5280 ]Electronically signed by:-

Surveyor's name R A Smith

Professional qualifications BSc MRICS IRRV

Company name Allied Surveyors Scotland

Address 66 South Bridge Street, Bathgate, EH48 1TL

Telephone 01506 631 717

Fax 01506 633 591

Report date 19th February 2019

Mortgage Valuation Report

Yes X No

Yes No

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

Scotland52 STUART TERRACE, EDINBURGH ROAD, BATHGATE, EH48 1EG

Dwelling type: Ground-floor flatDate of assessment: 18 February 2019Date of certificate: 18 February 2019Total floor area: 65 m2

Primary Energy Indicator: 384 kWh/m2/year

Reference number: 9786-1018-4202-8841-3904Type of assessment: RdSAP, existing dwellingApproved Organisation: ElmhurstMain heating and fuel: Boiler and radiators, mains

gas

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

Estimated energy costs for your home for 3 years* £2,823

Over 3 years you could save* £939

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)

71C(69-80)

58D(55-68)

E(39-54

F(21-38)

G(1-20)

Not energy efficient - higher running costs

Energy Efficiency Rating

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

Your current rating is band D (58). 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)

70C(69-80)

D(55-68)

52E(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 (52). The average ratingfor EPCs in Scotland is band D (59).

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

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

Recommended measures Indicative cost Typical savings over 3 years

1 Floor insulation (suspended floor) £800 - £1,200 £354.00

2 Low energy lighting £35 £102.00

3 Condensing boiler £2,200 - £3,000 £486.00

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

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

REPLACED WITH AN UPDATED CERTIFICATE

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

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Page 1 of 5Elmhurst Energy Systems RdSAP Calculator v3.08r09 (SAP 9.93)

Recommendations Report52 STUART TERRACE, EDINBURGH ROAD, BATHGATE, EH48 1EG18 February 2019 RRN: 9786-1018-4202-8841-3904

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

Element Description Energy Efficiency Environmental

Walls Cavity wall, filled cavity

Roof (another dwelling above)

Floor Suspended, no insulation (assumed)

Windows Fully double glazed

Main heating Boiler and radiators, mains gas

Main heating controls Programmer, room thermostat and TRVs

Secondary heating Room heaters, mains gas

Hot water From main system, no cylinder thermostat

Lighting Low energy lighting in 22% of fixed outlets

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

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

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

The calculated emissions for your home are 68 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 4.4 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 1.6 tonnes per year. You could reduce emissions even more byswitching to renewable energy sources.

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Page 2 of 5

•••

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

Recommendations Report52 STUART TERRACE, EDINBURGH ROAD, BATHGATE, EH48 1EG18 February 2019 RRN: 9786-1018-4202-8841-3904

Estimated energy costs for this home

Current energy costs Potential energy costs

Heating £1,689 over 3 years £1,419 over 3 years

Hot water £861 over 3 years £312 over 3 years

Lighting £273 over 3 years £153 over 3 years

Totals £2,823 £1,884

You couldsave £939

over 3 years

Potential future savings

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

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

Recommended measures Indicative cost Typical savingper year

Rating after improvement

Energy Environment

D 62 D 58

D 64 D 59

C 71 C 70

1 Floor insulation (suspended floor) £800 - £1,200 £118

2 Low energy lighting for all fixed outlets £35 £34

3 Replace boiler with new condensingboiler £2,200 - £3,000 £162

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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Page 3 of 5

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

Recommendations Report52 STUART TERRACE, EDINBURGH ROAD, BATHGATE, EH48 1EG18 February 2019 RRN: 9786-1018-4202-8841-3904

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

2 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).

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

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) 6,679 N/A N/A N/A

Water heating (kWh per year) 5,026

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Page 4 of 5

Recommendations Report52 STUART TERRACE, EDINBURGH ROAD, BATHGATE, EH48 1EG18 February 2019 RRN: 9786-1018-4202-8841-3904

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

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

Assessor's name: Mr. Robert SmithAssessor membership number: EES/008344Company name/trading name: Allied Surveyors Scotland PlcAddress: 22-24 Walker Street

EdinburghEH3 7HR

Phone number: 01312266518Email 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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Page 5 of 5

Recommendations Report52 STUART TERRACE, EDINBURGH ROAD, BATHGATE, EH48 1EG18 February 2019 RRN: 9786-1018-4202-8841-3904

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

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

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COMPLETTON nr,qTE-OrtrPROPERTY QUESTIONNAIRE: lb fuelnry Zan

Page 34: the home report - Rightmove · headings and rubrics, are the exclusive property of the Surveyors and shall remain their exclusive property unless they assign the same to any other

PROPERTY QUESTIONNAIRElnformation to be given to'pio"pective buyer(s)

1, len@

How long have you owned the property? ,l 4J,vgWS Juaril,t2. couniiiEx

Which Councit Tax band is your propert y in?

A@ c D E F c H3. paikffi

what are the arrangements for parking at your property?(Please indicate all that apply)

. Garage

r Allocated parking space

o Driveway

' kl parking

Resident permit

Metered parking

Other (please specify):

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4, Conservation Area

ls your property. il , designated conservation Area (i.e.an area of special architectural or historic interest, itrecharacter or appearance of which it is desirable topreserve or enhance)?

Don'tknow

5. Listed Buildings

ls your property a Listed Building, or contained withinone (i.e. a building recognised and approved as being ofspecial architectural or historical interest)?

Alterations / additions / extensions

(i) During your time in the property, have you carriedout any structural alterations, additions orextensions (for exampre, provision of an extrabath/shower room, toilet, or bedroom)?

lf .v-orJ have.answered ves, prease describe the changeswhich you have made:

Did you obtain_planningwarrant, completion certificate and other consentsfor this work?

Page 36: the home report - Rightmove · headings and rubrics, are the exclusive property of the Surveyors and shall remain their exclusive property unless they assign the same to any other

lLJo.u hqve answerqd ves, the rerevant documents wirt beneeded bv the purcha#anu you .h;;H ;ive them toyour soricitor as soon as posslbre for ctr"Jring.lf you do not have the documents yourserf, prease notebelow who has these oocuments and your soricitor orestate agent can arrange to obtain them.

Have you had repracement windows, doors, patio doorsor double glazing installed in your property?

lf yoq havq answered ves, ptease answer the threequestions below:

(i) were the repracements the same shape and type asthe ones you reptaced?

(ii) Did this work invorve any changes to the window ordoor openings?

(iii) Please describe the changes made to the windowsdoors, or patio doors (wit[ approximrtl o"t"s whenthe work was completed):

Please give any guarantees which you received for thiswork to your solicitor or estate ,g"nt.

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7. Central heating

heating is there?- what kind of central

ls there a central tre(Note: a partial central trLaiing system is one which doesnot heat all the main rooms or ine property - the mainliving room, the bedroom(s), the halr ,nu' tt

" bathroom).

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

6* Cane+crP+n-,nlc,

lf voq.havq answered ves. please answer the 3questions below:

Partial

Ph"-n was your cenheating system installed? r\

.{CC1

Do you have a rriheating system?

lf vou have answered ves, prease give detairs of thecompany with which you have a maintenanceagreement:

$B-rrrsl g&s

[!"n was your rrin(Please provide the month and year).

Drcrm 6eR 2c\61

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8. energ

Does your property have - an Energy performance

certificate which-is ress ilr.an 10 years oiiz

Has therdamage to your property while you have owned it?lf vou have answered ves, is.the damage the subject ofany outstanding insurance claim? Yes/No

Are you aproperty?

, ptease give details:

1A, ServicG

ServicesSupplier

Gas / liquidpetroleum gas crt*rst

+?t^IlI*Water mains /private water supply

Electricityc{fi9\..--iluwd-

Mains driina$

?Telephone

>ryCable Tv7=Aeilite

Please ri"property and give details of the "rptli;;

-' your

Page 39: the home report - Rightmove · headings and rubrics, are the exclusive property of the Surveyors and shall remain their exclusive property unless they assign the same to any other

ls there a septic tank system at@lf vou have answered ves, please answer the twoquestions below:

Do you have appropriate consents for the dischargefrom your septic tank?

Yes/No/Don'tKnow

Do you have a maintenance contra@tank?

lf vou have answered ves, prease give details of thecompany with which you have a maintenance contract:

Yes/No

11. Responsibilities for shareaffiAre you aware of any responsibcost of anything used joinfly, such as the repair of ashared drive, private road, boundary, or garden area?

lf vou have answered ves, please give details:

Don'tKnow

ls there a responsibility to contri@maintenance of the roof, common stairweli or othercommon areas?

lf vou have answered ves, please give details:

Notapplicable

Broadband

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Has therepart of the roof ouiing in" tir" you have owned theproperty?

Do youneighbours, property _ for gxgmple. to put out yourrubbish bin or to-maintainlour boundaries?

, ptease give details:

ffiwgw,i{.I(EnsL bt-ns'As fa*have the rishtl? y3lki;Jr-*r, property , forexampteto put out their rubbish oin fr to maintain theirboundaries?

, please give details:

As far as

fiiff: ; y"l*:j.y; f,pf1",tyl re ;;;;i; Risht orwayis a way overfii"ffiJilil,"til,Ifffif iJH:",whether or not the land i" piir"t",;;ilJ;, please give details:

12. Ctrar r your prop@ls thereproperty?

please provide the name andadoress a nffi iffi , ril:;"",1T"::r:1approximate charges:

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ls there a common buildings insurince policyZ

lf vou have answered ves, is the cost of the insuranceincluded in your monthly/annual factor's charges?

Please give details of any other ctrarges you trave topay on a regular basis for the upkeep of common areasor repair works, e.g. to a Residents, Association, ormaintenance or stair fund.

13. Specialist Works

As far as you are aware, has treatment of Ory rot, wetrot, damp or any other specialist work ever beencarried out to your property?

lf vou have answered ves, please say what the repairswere for, whether you carried out the repairs (andwhen) or if they were done before you bought theproperty

Brc1en wc(k*N-lV\*Mii tons kt\d AesWcJn,-lb lro\rg

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

Page 42: the home report - Rightmove · headings and rubrics, are the exclusive property of the Surveyors and shall remain their exclusive property unless they assign the same to any other

please giv;?etalts

,fi-

l"

to13(a)or(ffiany guarantees relating to this wbrk?

tt ve.u [qve answered Ves_, these guarantees will be:::1,:l-bftf9 nurchaser ana shJula o" ;il"n to ycyour: :l' i'j:: ? : :: :1 : :-t ?:"j b, ; ro r ;;il;:' ii ;;,';;not have them yoursetf

m.lndv *i1::::g: I.:lty 1: b"-:gtained. you wiir ;ffilil;".arv t aligl

l:.y,*ld:":liption of the work carried out. Thismay be shown in the original estimate.

Guarantees are held by:

l(errto

14. Guarantees I

a. AifoEI

re there .ny,llowing:

(i) 'fl,Etecrflcat worKe9' Yes Don't

KnowWith tifle

deedsLost

( ii) r{Oottng 't9 Yes Don'tKnow

With tittedeeds

Lost( iii) \,entral neailng No Yes ffiq,nal

E;fr(know,

With titledeeds

Lost(iv) NFIT'G No Yes With title

deedsLost

(v) uamp course & )Yes Dorttknow

With tifle i Lostdeeds I

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Any other work orinstallations?(for example, cavity wallinsulation,underpinning, indemnity

Don'tknow

With titledeeds

red 'or eeds' please give detailsof the work or installations to which the guarantee(s) relate(s):

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

!f vou have answered ves, please give details:

15. Boundaries

So far as you are aware, hasproperty been moved in the last

any boundary10 years?

lf vou have answered ves, please give details:Know

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16. Notices that affect your property

ln the past 3 years have you everffiadvising that the owner of a neigno@made a planning application?

that affects your propert

that requires you to do aimprovements to your property?

give the notices to your solicitor or estate agent,including any notices which arrive at any time beforethe date of entry of the purchase of youi property.

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

I l$€confirm that the information in this form is true andcorrect to the best of my/our knowledge and belief.

Signature(s) :

Date: .t.hl tJl.t

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