The valuation for this property has been conducted by Rupert James. Rupert is an experienced professional with expertise in performing valuations of this nature. Investigations conducted have not identified any conflicts of interest related to this valuation.

Furthermore, it is important to note that Rupert James is a Registered Valuer under the RICS Registered Valuer Scheme, with registration number 8675309. This indicates that they have met the necessary qualifications and standards set by the Royal Institution of Chartered Surveyors (RICS) for conducting valuations.

The purpose of this valuation is to provide you with an assessment of the market value of the freehold interest in the subject property.

Location within the village

Freehold with vacant possession.

The property is a residential house intended for the use of a single family.

There is a selection of country walks, grocery shops, green spaces, pubs and cafés within a reasonable distance from the property. The nearby properties comprise of residential properties, creating a balanced and diverse village.

It should be noted that the property is situated in proximity to a school. These nearby elements may potentially cause nuisances or detract from the desirability of the property. These considerations have been taken into account during the valuation process to reflect the potential impact on the property's value.

There is ample parking for several vehicles at the end of the driveway

The property is a detached building constructed from cavity wall brickwork beneath a pitched roof covered with concrete tiles.

The property has a rear and side garden.

Off-street parking is available for the property through the means of driveway.

The following definitions of Basis of Value will be used. They are derived from the RICS International Valuation Standards. Market Value: The estimated amount for which an asset or liability should exchange on the valuation date between a willing buyer and a willing seller in an arm’s length transaction after proper marketing and where the parties had each acted knowledgeably, prudently and without compulsion.

It is assumed that there are no encumbrances on title and that there is good marketable title, that there are no unusual or onerous restrictions relating to the use of the property. That a local search would not reveal any unusual restrictions, encumbrances or outgoings. This should be checked by your legal advisers. No responsibility or liability will be accepted for the true interpretation of the legal title in the property or asset.

A structural survey was beyond the scope of our instructions and accordingly one was not carried out. We have assumed that a detailed survey would not reveal any materials defects that would affect the value.

The property is assumed to be in satisfactory repair where the landlord and tenants have upheld their duties of maintenance and there are no structural issues.

The property is assumed to benefit from mains electricity and water and in some cases gas. Waste is presumably to the public sewer.

No tests of the services were carried out.

We have also assumed that the services and any associated controls or software are in working order or free from defects and that there are rights to use all connected services without unusual restrictions or associated costs.

We assume that there are no outstanding planning, building control, or any other statutory restrictions.

We have not made any enquiries of the local Planning Authority as to the planning history of the buildings.

For the purposes of this valuation report we are assuming that the authorised use is the same as the actual use of the property and that there are no enforcement proceedings contemplated or pending. We are also assuming that the property complies with all other statutory requirements

We are not aware of the presence of any hazardous or deleterious materials that may have been used in the construction of these buildings, or that may have subsequently been incorporated.

Given that such materials may be hidden in the structure in inaccessible places, and the restrictions on our inspection, we cannot guarantee that no such materials exist in this building.

The presence of such materials can result in very high levels of expenditure and inconvenience in stripping them out.

We are not aware of the content of any environmental audit or other environmental investigation or soil survey which may have been carried out on the property which may draw attention to any contamination or the possibility of any such contamination.

We have not carried out any investigation into past or present uses, either of the subject property or of any neighbouring land to establish whether there is any contamination or potential for contamination to the subject property from these uses or sites. We have therefore assumed that none exists but cannot guarantee that this is the case.

Enquiries of the Valuation Office Agency revealed that the property is Band F for Council Tax purposes.

We have assumed that there are no environmental risks, such as flooding, energy efficiency and climate, as well as matters of design, configuration, accessibility, legislation, management and fiscal considerations.

We have assumed that there is no risk from mining in the area.

It is advisable to consult your solicitor to make inquiries with the vendor regarding any previous instances of flooding affecting the property. Environmental searches should also be conducted to determine if the property is situated in an area at risk of flooding. Flooding can cause extensive damage, and understanding any associated risks is crucial. Additionally, it is important to assess the potential impact of flooding on the property's insurance costs.

To provide an indication of the flood risk in and around the property, we have checked the Gov.uk website. The information and maps below outline the likelihood of flooding from surface water, rivers, and the sea.

River flooding occurs when a river or stream becomes overwhelmed by water draining from the surrounding land. This leads to the water exceeding its normal levels, resulting in overflow onto the surrounding areas. Coastal flooding occurs when rising sea levels, combined with high tides, stormy weather conditions, and tidal surges during low atmospheric pressure, cause water to accumulate along the coast.

Based on the available information, the risk of flooding from rivers and seas in the area is classified as .

Surface water flooding occurs when rainfall exceeds the land's capacity to absorb or drain the water, leading to water accumulation on the surface. This type of flooding is more likely in areas with low permeability, saturation, frozen ground, or extensive development of impermeable surfaces. Surface water flooding has become increasingly common due to rapid development creating large impermeable areas.

The risk of flooding from surface water in the area is classified as Zone 1

For further information and more detailed assessments of flood risk, it is recommended to visit the Gov.uk website at the provided link: Flood risk information for this location - Flood map for planning - GOV.UK (flood-map-for-planning.service.gov.uk). This resource can provide additional insights into the long-term flood risk associated with the property's location.

Enquiries of UK Radon revealed that the property is in a low risk area for Radon.

The Valuer has relied upon the information provided by the Client or the Client’s advisers and will assume that such information is accurate.

In arriving at our valuation, we have had reference to information provided from:

• Rightmove Plus,

• HM Land Registry;

• Local Authority Websites;

• Environment Agency;

• DEFRA; and

• UK Radon.

The above list is not exhaustive.

The Valuation has been undertaken in accordance with the RICS Valuation – Global Standards, which incorporate the IVS (International Valuation Standards).

While compiling the valuation we had reference to the following properties which have recently sold in the area:

We have also made reference to the following property currently on the market:

In our opinion, the Market Value of this property is £785,000.

Our valuations are opinions of value given all the facts, circumstances and market conditions known at the date of this report. Changes in market sentiment can occur without warning brought about by any number of external factors affecting confidence about stability or affordability, or fears about more prolonged market falls or even recession.