Tel: 01229 821996
Fax: 01229 824408 Email: barrow@hwmsurveyors.co.uk
Our
Ref: ARB/CC
B U I L D I N G S U
R V E Y & V A L U A T I O N
on
***************************************
on behalf of
****************************************
Date of Inspection :
Weather : Overcast with light rain/drizzle
Surveyor : Anthony R Bryson MRICS
TERMS OF REFERENCE
Following
your instructions dated 2nd February 2010, we have inspected **************************************,
in order to advise on the Market Value of the premises, for acquisition
purposes.
This
survey report has been prepared in accordance with the terms and conditions
already forwarded to you. All visible, exposed and accessible elements of
construction have been checked in order to identify defects and shortcomings
which are likely to adversely affect the use of the property or give rise to
significant expenditure in the future.
We have not been able to inspect covered, unexposed or inaccessible
areas or buried areas of construction.
Apart from
balconies or roofs to which external access is available, the external
inspection has been carried out from ground level or such points of access as are
afforded by a three metre ladder.
The
precise extent of our inspection is described in this report. Throughout the report the terms front, back,
left and right are used as if viewing the property from the front.
At the
date of our inspection the property was unoccupied and unfurnished but floors
were covered throughout by well fixed carpets etc. There were vertical hung blinds fitted to all
windows. The garage was locked and
therefore could not be inspected internally.
We would
confirm that we have no conflict of interest in this matter and the valuation
has been carried out in accordance with the Practice Statements in the RICS Valuation
Standards (6th Edition). This
report is confidential to the client and the client’s immediate Professional Advisors
and excludes responsibility and liability to third parties, unless otherwise
stated.
We would
refer you to the attached definitions to which this advice is subject.
LOCATION
Situated
on the ***************************, on the outskirts of Ulverston adjoining
similar aged varied residential development.
The property is on the corner of ***************************** and
**********************. It is within
reasonable reach of Ulverston area amenities by car and bus.
GENERAL DESCRIPTION
A detached
bungalow on a single floor estimated to have been built around 1970.
The
building is of conventional construction for its age and type with the external
walls of cavity brick and block, with artificial stone block to the front
elevation. The roof is pitched and
concrete tile covered. Windows are
varied, plastic framed, double glazed and single glazed, timber framed.
Internally
ground floors are solid, assumed to be concrete and laid in original thermo
plastic type tiles, where seen beneath carpets.
Ceilings
are conventional plasterboard, and internal walls are all of solid
construction, assumed of concrete block.
Internal
joinery appears to be largely the original, with minimum dimension skirtings
and door frames, with hollow lightweight modern flush panel interior
doors.
The
accommodation comprises:
Ground
Floor: Side
entrance hall, living room, kitchen, inner hall, 2 bedrooms and bathroom with
WC.
The approximate gross external floor area is 61m² (660sq.ft.).
There are
gardens to front, side and rear, with a detached single car garage in the
rear.
Adjoining
roads are made up and assumed adopted.
REPAIR AND CONDITION
EXTERIOR
FRONT ELEVATION
The
property is gable fronted, and there are effectively no roof, chimney or
rainwater goods elements to comment upon to this elevation.
Main Walls
The
elevation is finished in artificial stone block, above a concrete brick plinth
at low level. There is evidence of a
bituminous felt type damp course to the original part of the walling and PVC
damp course to newer blockwork. Original
damp coursing is squeezing out slightly which is typical for this age. Although no immediate action is considered
necessary, ongoing compaction of felt damp coursing may eventually lead to
failure. Originally the living room
window panel was full height, with the window sill having been built up in
matching blockwork, although the joint clearly visible, and now in need of
re-pointing.
Above the
living room window is a panel of insubstantial felt tile claddings, which are
typically lifting and ageing. Although
no immediate work is necessary you should be aware that these will now have a
limited life, and require replacement in the foreseeable future.
The lintel
above the hall window opening is suspected to be corroding, with expanded
joints in adjoining blockwork.
You should
be aware that this may well occur to the adjoining living room window, and at
the rear.
External Joinery and Decoration
There are
two timber framed windows to this elevation, which are single glazed. Woodwork is deteriorating and rot evident to
glazing beading. Mastic pointing around
the frames is shrinking.
Eaves
woodwork is deteriorating, and paintwork peeling, with stained finish to the
window frames also in poor order.
Roof
Laid in
conventional interlocking profiled concrete tiles, assumed to be the
original. There are no missing or
dislodged tiles, and the roof line is generally satisfactorily “true”. In passing we noted that there is no edge
clipping to secure tiles in high winds, although there is no evidence of
previous disturbance.
Chimneys
There is a
modern balanced flue for the heating boiler to the side wall.
Rainwater Goods
Rainwater
goods are in conventional plastic, with rear downspout loose. Maintenance of guttering is advised (see
later) with gully checking and clearing out to ensure it is watertight and free
flowing.
There is a
plastic soil/vent pipe for drainage, the top part of which is missing and there
is no cage. There is a damaged overflow
drainpipe through the side wall from the bathroom which also requires repair.
Main Walls
This
elevation has a rendered finish, crudely patched where clearly there has been alterations
to boiler flue in the past. Render is
adequately terminated at a bell/drip edge slightly above ground level in
accordance with good building practice.
There is a concrete brick type plinth below. Patches just apparent to this elevation
indicate that cavity wall insulation may well have been installed in the
past.
There is
no visible evidence of a damp course to this elevation.
External Joinery and Decoration
There are
plastic framed and double glazed windows, with PVC doors. As elsewhere, there is deterioration to roof
eaves woodwork requiring maintenance and re-painting.
REAR ELEVATION
As with
the front, there are no roof, chimney or rainwater goods elements to describe,
to this elevation.
Main Walls
Again
walls are rendered. There are two older
type balanced flues for internal gas wall heaters which we assume could now be
removed (as there is central heating).
Render and walling should be made good.
Minor
cracking to left hand window head indicates the possibility of slight
commencement of corrosion in the lintel above this opening. This is not considered serious at present, but
we refer you to remarks made earlier.
External Joinery and Decoration
There are
two PVC and double glazed windows. Noted
from the inside, generally PVC windows require maintenance, cleaning and
opening parts easing etc.
Eaves
woodwork is deteriorating with rot suspected to the left hand side.
FAR
NOTE: This elevation forms the boundary and abuts
the next door property, and therefore as it was not accessible, has only been
inspected from the public street. There
are no windows to this elevation.
Roof
No
evidence of significant missing or disturbed tiles were apparent, and similar
to the front.
Chimneys
A chimney
containing a single flue rises above this elevation, for the living room
fireplace. The chimney is assumed to be
brick built, and has a rendered finish, with original pot. It is weathered to roof tiles in lead
flashings which appear to be satisfactory so far as we could see.
Rainwater Goods
Plastic
guttering, draining to a downspout to the rear.
The gully could not be seen close to, and lies on land presumably in the
ownership of next door. (Arrangements
for access for maintenance etc should be verified). Leak staining down the wall indicates gutter
leakage.
External Joinery
Eaves
woodwork again appears to require maintenance.
In passing we note the next door property has constructed a car port
attached to this side elevation and beneath the eaves overhang.
THE
The
property occupies a corner plot, with gardens to front, side and rear, mostly
laid to lawn. There is a relatively neat
hedge boundary to the road frontages, and part of the rear.
Paths
around the bungalow are laid in concrete and flags. There is a single side gate to Apple Tree, which
is rusting.
The rear
garage driveway is laid in flags which are uneven, with cracked flags, and weed
growth. The driveway itself is
relatively narrow, and there is an open boundary to an untidy unmade area, (possibly a path) which runs along side the
garage. This area is generally rubbish
strewn etc (see later note). There is a
small gate from the rear garden to the garage which requires replacement.
GARAGE
There is a
single car sized detached garage to the rear, with side access from
Although
the roof has been re-covered, eaves woodwork has not, and is deteriorating with
rot evident in places.
There is a
dilapidated traditional wooden hen house against the side garage elevation,
which should be removed.
DRAINS
A metal
inspection chamber lid in the side garden was lifted, revealing a conventional
cement rendered chamber, and the drain channel was clear.
INTERIOR
Hallway
A small
entrance hall, with carpet laid over thermo plastic type permanent tiling to
the original floor beneath (just seen at carpet edges).
There is
ageing woodwork to the single glazed window, and broken glass. There is an ill fitting and taped up
secondary internal glazing panel, and there is evidence of dampness, possibly
condensation around the frame, confirmed by wood lice noted lying on the window
sill.
There are
no electrical or heating fittings.
Kitchen
Hairline
cracks to plasterboard ceiling are relatively typical, not considered serious
and can be attended to on re-decoration.
Wall
tiling is ageing and dated, and some are damaged.
There is a
carpet laid over permanent tiling to the solid floor. Tiles are typically ageing and deteriorating
so far as we could see at the edges. You
should be aware that when carpets etc are lifted, attention to the floor
surface beneath may well be necessary before re-covering. (See note later, and applies to all floors
generally)
Built in
kitchen fitments are basic, dated and tatty.
There was
no significant evidence of rising or penetrating dampness, but some
condensation evident to the external wall surface in the enclosed meter
cupboard. Although not considered
serious, improvement of ventilation may become necessary.
There is a
conventional sink unit fitted, and gas point for cooker.
Living Room
Again,
attention to hairline cracking to plasterboard ceiling will be needed on
re-decoration, and further decorative plaster repairs may be needed should the
loose lining paper be removed.
Mentioned
externally earlier, the window was probably full height originally, with the
sill having been built up. There is
clear evidence of dampness to this area, with mould growth to walls at low
level. This would indicate that the damp
course here is inadequate, and/or there may be blockage in the cavity.
There is
an older style gas fire fitted to the chimney breast. Boxing to the side indicates the presence of
a back boiler, probably original equipment and it will be necessary to check
that it has been properly removed and drained.
Woodwork
is conventional, and you should be aware that rot deterioration may occur to
skirtings etc in damp places, and renovation of woodwork will be necessary as
part of repairs, to eradicate the dampness.
Inner Hall
A small
area only, with a large loft hatch in the ceiling. There is no light. In passing we noted ill fitting joinery to
door casings etc which will need attention on re-decoration.
Rear Bedroom
This room
has the former airing cupboard in the corner, and where unplastered in the
bottom, reveals standard concrete blockwork to inner leaf of the main wall, and
internal wall to the living room.
Hairline cracking was evident, and in the plasterwork above indicating
slight past settlement. It is however
not considered to be either serious or recent, and there is no evidence to the
other side of this wall where decorations are more recent (in the living room). No further special action is considered
necessary. Bituminous felt type damp
course material is visible to walls at low level.
The concrete
sub floor is visible in the bottom of the cupboard, although unfortunately no
visible evidence of any damp proof membrane, but we are pleased to advise no
dampness was apparent here.
There are
disused and part remaining copper pipes for former hot water equipment.
We noted
scattered woodworm to exposed timbers to the bottom of this cupboard, and in
ply shelving above which should be removed, and suitably treated. The cupboard is formed by timber stud and
plasterboard, with wooden shelving etc.
There is
an old style gas heater beneath the window, which should be removed and the
wall made good.
Second Bedroom
Some loose
ceiling lining paper was noted, and minor plaster repairs again may become
necessary on re-decoration (and also to wall surfaces). Minor staining indicates the possibility of
slight condensation to rear/outer corner.
Standard
joinery features are largely as previously described, although the door requires
easing.
Bathroom
Again
there is hairline cracking evident to plasterboard ceiling. Tiling is ageing, and relatively basic with
marked/deteriorating grouting.
There is
deterioration to ageing floor tiles around the WC drain connection so far as we
could see beneath the carpet, and some dampness. Minor woodworm evident to the curtain rail
batten (which may well be found elsewhere on stripping out).
The
bathroom suite is conventional white three piece type, with conventional WC,
wash hand basin and enamelled metal bath which is stained, and a lining mat
stuck to the bottom of it. Sealant to
tiles is poor.
Roof Void
The roof
structure is of conventional timberwork, with a main beam (purlin) to each
slope, supporting the rafters. Purlins
are supported on gable walls and inner concrete block built piers. Tiles have been laid over relatively modern
style reinforced roofing felt, although we noted some minor bits of bituminous
felt attached underneath, the reason for this not entirely clear. Generally the roof structure appears true,
with no distortion evident.
Some old
stored items remain, which should be removed by the vendor prior to sale.
Insulation
has clearly been upgraded in the past, with fibreglass quilt up to some 270mm
in thickness. It is however generally
untidy, and there is no ventilation into the roof space. Condensation staining to the underside of the
roof indicates that there is a problem, and therefore ventilation is
required.
The old
and now disused galvanised cold water header tank remains.
There is
no lighting, nor access ladder into the roof space. Should you require lightweight storage,
appropriate raised flooring will be necessary to prevent compaction of
insulation material
SERVICES
Electricity
The electricity
meter and traditional style fuse equipment is in a kitchen cupboard. The insulation is presumably the original,
and there is a minimum number of plugs only.
There also appears to be old connection points for storage heaters
remaining in some rooms. Cables are of
PVC sheathed type where visible.
Gas
Mains gas
is connected with the meter in the kitchen cupboard. Copper pipe work was seen where visible.
Water Supply and Plumbing
Mains
water is connected with a black plastic type rising main evident beneath the
kitchen sink. Internal plumbing is in
copper pipe.
Hot Water and Central Heating
Hot water
and heating are provided from a combination type gas fired boiler in the
kitchen, which probably has replaced an earlier type.
There are
conventional panel radiators with standard bore copper pipe work which in
places has been surface mounted on walls etc and somewhat ugly (require boxing
in). Original hot water storage tanks
etc have been removed from the airing cupboard, as this type of system utilises
direct cold water mains.
REPAIRS AND RECOMMENDATIONS
In this
section of the report we have attempted to provide you with some guidance as to
the nature of the repairs required and the urgency of such works. We have not included the replacement of minor
items such as window catches, hinges, locks or other fittings.
ESSENTIAL REPAIRS
These
works must be attended to as soon as possible and the likely effect of failure
to carry out these repairs would be a further deterioration in the building
fabric. Where further investigation work
is required this should be carried out immediately.
1.
Ask a damp proofing specialist
contractor to investigate dampness beneath living room window, and quote for
the eradication (possible failed/inadequate damp coursing and inadequate
cavity).
2.
Ask an NICEIC approved electrical
contractor to investigate the electrical installation quoting for renewal or
updating.
3.
Ask a builder to investigate
possible corrosion in lintels above openings, and quote for replacement as
necessary.
4.
Ask a joiner / window contractor
to quote for repair or renewal of timber window frames and maintenance of eaves
woodwork generally (or replace in low maintenance PVC).
5. Ask a joiner/ timber preservation
contractor to investigate and quote for the . removal of woodworm affected woodwork,
and treatment as required.
DESIRABLE REPAIRS
The
following works should ideally be carried out but failure to attend to them
should not lead to further deterioration of the fabric of the property. We would, nonetheless, strongly recommend
that you attend to these matters once the above items have been dealt with.
1.
Overhaul plastic windows.
2.
Overhaul rainwater goods,
downpipes and check gullies.
3.
Maintenance of garage structure
(eaves etc).
4.
Remove old hen house from the
garden.
5.
Check and service gas equipment
prior to re-use.
6.
Check the living room flue for
suitability of gas appliance prior to re-use, and that old back boiler
equipment has been properly drained and disconnected. Also advisable to remove
old disused pipework (bedroom cupboard, etc)
7.
Investigate WC connection to the
drain in the bathroom to rectify dampness, and renovate or renew the bath.
8.
Investigate ageing plastic tiling
to floors (beneath carpets), be aware that work may be needed to provide an
even and damp free surface.
9.
Overhaul loft insulation, and
ventilate the roof space.
FUTURE LIABILITY
These
matters do not require immediate attention but will undoubtedly involve some
expenditure in the future.
SUMMARY OF CONDITION
The
property is generally dated, and there are a number of maintenance issues
requiring attention. Contractor’s
reports and estimates for those matters listed as essential should be obtained
prior to purchase.
Clearly
the property would benefit from complete re-decoration in and out (generally
shabby).
The
property would benefit from re-fitting the kitchen and bathroom facilities,
with associated renewal of tiling etc..
(Including
recommended Legal Enquiries)
Prior to purchase you should confirm
the heating installation details by reference to a Gas Safe registered
contractor’s installation certification, and subsequent servicing
arrangements. If the details are not
available, or recent then you should have the system checked by an approved
heating engineer before proceeding.
We have mentioned the possibility of
cavity wall insulation. Enquiry to
vendor is necessary prior to purchase to confirm details and any guarantee.
The title is assumed to be freehold
which should be confirmed by your legal adviser.
The boundary line of the side
elevation should be confirmed, as the roof eaves overhangs the driveway to
number ***, and there may be issues regarding the installation of their car
port against the subject property.
Confirm the ownership arrangements
of the rear untidy unmade area adjoining the garage, and driveway.
Ask your legal adviser to discover
what details exist regarding connection from the property to the main
sewer. You will have a responsibility
for any shared or private pipes leading to the public sewer and there may be
maintenance implications for any drainage pipe work that may pass across the
subject site or adjoining privately owned property.
Confirm ownership of boundaries and
hence responsibility for maintenance.
No formal
enquiries have been made to the Local Planning Authority and we have,
therefore, assumed that the present use is both lawful and permitted, and have
assumed that the premises will not be adversely affected by any Town and
Country Planning or Building Regulations legislation.
VALUATION
The estimated
amount for which an asset should exchange on the date of valuation between a
willing buyer and a willing seller in an arm’s-length transaction after proper
marketing wherein the parties had each acted knowledgeably, prudently and
without compulsion.
In providing this valuation advice
we have had regard to the interpretative commentary for the relevant basis of
the valuation as defined in the R.I.C.S. Appraisal and Valuation Manual.
After due
consideration, we are of the opinion that the present day Market Value of the
freehold interest in the above premises,
with the benefit of vacant possession (or other appropriate) ignoring any VAT
liability is:
£140,000 (One hundred and forty thousand pounds)
This
figure is for the property alone in its present condition and does not include
any amount for carpets etc which may be included in the sale.
The value
of the property is capable of improvement, subject to your proposals to re-fit
and modernise.
The agreed
price is in our opinion reasonable which we understand is £140,000. This opinion is however given on the
assumption that you are prepared to accept the cost and inconvenience of
dealing with the various repair/improvement works reported.
Provided
that works are carried out to a satisfactory standard we can see no reason why
there should be any special difficulty on re-sale in normal market
conditions.
We are of
the opinion that the reinstatement cost for insurance purposes of the above
premises is:
£90,000 (Ninety thousand pounds)
This
figure is for guidance only to ensure that the property is adequately
insured. A formal estimate which would
normally be provided by a Quantity Surveyor or equivalent expertise is not
included.
We trust
that this covers the information required but please let us know if we can help
further, particularly as to specialists and reputable contractors for necessary
repairs and/or improvements.
………………………………..
Anthony R Bryson M.R.I.C.S.
Director
HWM Surveyors
DEFINITIONS
INFORMATION
All
information supplied by the client, members of staff, their Professional
Advisors, local Authorities. or other statutory bodies, and other stated
sources are assumed to be accurate and correct, unless otherwise specified.
TERMS
OF ENGAGEMENT
The
valuation has been carried out by an Independent Valuer as defined by, and in
accordance with , the Practice Statements in the RICS Valuation Standards 6th
Edition and unless otherwise stated in our confirmation letter of instructions
has had no previous involvement with either the property or any parties to the
transaction.
TENURE
Title
Deeds and Leases are not inspected (unless specifically stated) and, it is
assumed that the subject property is free of any onerous covenants, easements
or other restrictions which may affect value.
We have not investigated the status of any tenants on site.
SITE
AREAS
Any
information supplied in respect of site areas have been provided having regard
to information supplied to us by the clients or their advisors, or computed
from plans etc. We would confirm that we
have not carried out a physical site survey, and any measurements must be
considered as being approximate.
FLOOR
AREAS
Floor
areas and dimensions are taken from inspection unless otherwise specified, but
are nevertheless approximate. All
measurements quoted are calculated in accordance with the relevant Code of
Measuring Practice published by The Royal Institution of Chartered Surveyors.
GROUND
CONDITION
Soil
stability, mining and geological reports are not undertaken by us or normally
inspected. In providing our valuation
report we have assumed that the ground and any adjoining or nearby areas are
not contaminated, that there are no dangerous materials either on site or
within the vicinity, and that the ground is
capable of development without the need for abnormal costs on
foundations or services.
CONDITION
OF BUILDINGS, PLANT
For
the purposes of our valuation we assume that the property is in a condition
commensurate with its age and purpose, and will remain so for the foreseeable
future.
DEFECTIVE
PREMISES ACT 1972
Any
obligations, liabilities or rights thereunder, whether prescriptive or accrued,
are not reflected in valuations unless otherwise specified.
ENVIRONMENTAL
ISSUES
Within
our report we may as appropriate, pass general comments on the impact of the
existing or proposed use of the subject on its immediate environment and other
related aspects such as the environmental efficiency of buildings on site
etc. Our report does not however
constitute an environmental survey or audit, nor does it imply that the
property or any process carried on there complies with existing or proposed
legislation on environmental matters.
In
providing our valuation advice we have made the strict assumption that no Radon
gas is present at the property.
If
however the property is situated in an area identified by the National
Radiological Protection Board as one in which the level of Radon gas entering
the property is in excess of more than l% of dwellings, then remedial action is
recommended.
It is
not possible in the course of inspection/survey to determine whether Radon gas
is present in any given building, as the gas is colourless and odourless. Tests can be carried out to assess the level
of Radon in a building. At a small
charge test instruments and results are available by post from the National
Radiological Protection Board and other approved laboratories. The minimum testing period is three
months. The National Radiological
Protection Board strongly advises against using shorter term testing
instruments as they can give misleading results. If the property is one in which, in more than
l% of dwellings, the levels of Radon gas entering the property are such that
remedial action is recommended, if tests have not been carried out then they
are recommended. It has been the
experience of the National Radiological Protection Board that it is not
expensive, in proportion to the value of the property, to effect the
recommended remedial measures.
ENQUIRIES
Enquiries
of Local Authorities and Statutory Undertakers are made verbally in respect of
contingent liabilities such as road widening, road charges, re-development
proposals, and the effect of any Town Planning restrictions etc, where
appropriate. No responsibility is
accepted for any inaccurate information provided.
In
providing our valuation advice it is assumed that the buildings have been
constructed and used in accordance with valid Town Planning Consents, permits,
Licences and Building Regulation Approval and that there are no restrictions
which would adversely affect the use of the property and there are no
outstanding statutory or other notices in connection with a property or its
present or intended use. It is also
assumed that any permits will be transferable to a new occupier as appropriate.
PLANT
MACHINERY, FIXTURES
Unless
otherwise specified all items normally associated with the valuation of land
and buildings are included in our valuations and re-instatement cost
assessments. No allowance is made for
the cost of repairing any damage caused by the removal from the premises of
items of plant, machinery, fixtures and fittings.
In the
case of hotels, petrol filling stations and other properties normally sold and
valued as operational entities, all those items of equipment normally
associated with such a property are assumed to be owned and are included within
the valuation unless otherwise specified.
TAXATION
Value
Added Tax, Taxation, Grants and allowances are not included in Capital and
Rental values and all figures reported are exclusive of any V.A.T. liability
unless otherwise stated. V.A.T. will
however be payable in certain cases.
Unless
otherwise stated no account is taken of any existing or potential liabilities
arising from Capital Gains or other Taxation as a result of Grants or Capital
Allowances.
INSURANCE
Insurance
is usually arranged by clients (or their brokers) based on re-instatement cost
assessments, and other methods of valuation are not appropriate.
Any
re-instatement cost assessment provided includes the following items:-
Site
Clearance and demolition works, cost of construction of a replacement building,
cost of replacement of sewerage works drainage etc., Local Authority fees,
professional fees and V.A.T. on any costings.
Our
re-instatement cost assessment is based on the gross external floor area, and
allows for provision of contingency sums as appropriate.
Specifically
excluded from any re-instatement value are any figures for special foundations,
plant machinery and equipment, loss of rent or income during the period, and
any allowance for inflation during the re-building period.
N.B. A re-instatement
cost assessment is not a valuation.
LEGAL
ISSUES
Any
interpretation of Leases or other legal documents, and any legal assumptions
stated are given in our capacity as Property Consultants, and must be verified
by a suitable Qualified Lawyer if it is to be relied upon. No responsibility or liability is accepted
for the true interpretation of the legal position of the client or other
parties.
JURISDICTION
In the
event of a dispute arriving in connection with a valuation, unless otherwise
specifically agreed in writing, the client and any third party using this
valuation will be subject to the Jurisdiction of the British Courts only.
VALIDITY
OF VALUATIONS
Valuation
reports are provided solely for the party to whom it is addressed and no liability
is accepted to any third party without our prior written consent. Reports should be considered in their
entirety and no part to be published without prior written consent from HWM
Surveyors.
The
valuation reports are for the stated purpose and as at the date specified. In normal market conditions the value may
change materially in a short term and if any reliance is to be placed on the
valuation figure following any changes which could affect business confidence,
then further consultation is strongly recommended. In any event, the valuation should not be
considered valid after a period of three months.
INSPECTION
We
confirm that we have not undertaken a building survey and, of course, we have
not examined woodwork or other parts of the property which are covered,
unexposed or inaccessible and are, therefore, unable to confirm that such parts
of the structure are free of rot, beetle or other defect. We have not tested the electrical
installations, drains or other services.
Where possible appropriate enquiries have been made in respect of matters that commonly impact on value including those
relating to the Disability Discrimination
Act 1995, Fire Precautions Act 1971, High Voltage Electrical Supply
Apparatus Radon Gas Contamination etc.
COMPLAINTS
PROCEDURE
HWM
Surveyors operate a complaints handling procedure which complies with the RICS
Rules of Conduct and this is available on request.
HWM/DEF/1/10