?'rr?~ ?hCm' '1 '1u?N-q lfl IJd-.531131 hr m; m1 ?t In ?lmy. Lia-13$ . 131332f9?. 'f?fur?r {mg-2 - mg 4r 'H'lr?rm 1- W: ?ag:st 5-: . H, 'r a .52 ?with aur- I 311?? mm mama site North Constituency Association 17?19 Leslie-Street, Blairgowrie to July 2015 Ciass 2 office corner unit over ground and basement floors in central Blairgovvrie, forming part ota two storey and attic stone built property. . The subjeots, are located on Leslie Street on the corner of .Ericht Lane and near the junction with Welimeadow in Biairgowrie Town Centre. . The subjects previoust formed two separate retail units which have since been combined to comprise a ground tloor office with small monopitoh extension to the rear and small basement store. The unit extends - to a net internai area lot 82.60 (889 so, it). We have assumed the subjects are held on Freehold (Heritabie) tenure. There are ourrentiy reasonable levels ,of demand for seoondary retailr'of?ce premises in Blairgowrie Town Centre which, like many similar towns in Scotland, is slowiy recovering from the economic downturn. . We understand thesubjeots have been aottveiy marketed by Graham and Sibbald since late 2034 who have had limited enquiries. Wears of the opinion there would be a reasonabie level of demand to lease or purchase the subjects given the good location and ease of public parking in the immediate area; We understand the subjects benefit from Ciass 2 (Professions? Services) planning consent Which has a permitted change to Ciass 1 {Retail). . We are of the opinion that the Market Rent of the property with the benefit of vacant possession assuming . a lease length of five years would be fairly stated at ?11,00t} per annam {Eieven Thousand Pooh-sis Starting Per Annum}. - We are of the opinion that the Market Rent'of the property on the assumption that a full gas central heating system has been instaiied with the benefit of vacantpossession assuming a lease length of five years would be fairly stated at ?12,090 perannum (Tweive Thousand Pounds Sterling Per Anna tn). We strongiy recommend that a schedoie of condition is- prepared and asserted-to the tease to iirnit your repairing This Executive Summary must be read atongside the toiiowing report. rum?v r1 Perths hire North Aeeociatien 17?19 Leslie Street, Blairgowrie - '10 July 2015 Nun-3b. Ca) Amm?mmh ?1'2 '13 14 ?15 16 17 ?18- 1 s? 1 - Appendim ?aux-p I I 1.x"..uqngp weakens-Energy Performance Environmental issues . "nu-nu A Occupationai Leases and other Agreements Market Trends and General Commenie I I I I Basis of . Genera! Conditions of the Vaiuation 3% .2: Letter of instruction and ferme Engagement Appendix 2 Location and Site Plane Appendik 3 Phetegfaphe Appendix 4 Planning Appendix 5 Property Observation Checklist Appendix 6 Comparable Evidence Schedule - Appendix Valuation Caicuiatione North {Zonstituency Association 1749 Leslie Street, Blairgowrie it} July 2015 have received instructions from I iian email dated 1 July 2015 to prepare a 1.3 1.4 1.8 1.7 1.8? ?i .9 a as. 2.1 2.2 report and valuation of 17?19 Leslie Street, Blalrgowrie (the Property}. The Property is understood to be held as an investment. Our Terms ot.Engagement and Letter of instruction as agreed are attached as Appendix 1. The valuation is required for letting purposes. The report has been prepared in accordance withthe RIOS ivaluation a Professional Standards (January 2914) including the international Valuation Standards on the basis of Market Rent of the heritable Interest. Reference will be made in the report to the sources of information used to form our opinion of- vaiue. - - - - Qidvvells'has no conflicts of interest in this instance. The report. has been prepared by .. The is an Registered Valuer and is quaiified, competent and experienced to undertake valuations of this type and in this location. The vaiuer is able to provide an objective and unbiased opinion of yields and has had no previous connection or involxrernent with?the Property (or the Seminar. The valuer stated above has acted in accordance with Professional Standard 2 or the REDS Vaiuation.? Protessionai Standards (January 2014). - - The Property was inspected on Wednesday 1 July 2015. The valuer has made every effort to visually inspect as much of the interior and exterior of the Property and the [and within the ownership as is readily accessible without undue difficulty or risk to personai safety. External inspection is limited to a ground levei inspection only. The photographs of the property in this report Were taken on that day. The valuation date is the detect this report. Bidvvells operates a compiaints handling procedure, a copy of which is available on request. The valuation may be subject to monitoring under the R108 Conduct and Disciplinary Regulations. We have been asked to provide commentary on the likely Market Rent on the special assumption that the Landlord has installed a gas ?red heating-system throughout. w, I i i .. Biairgowrie, in conjunction with its neighbouring village of Rattray. is one of the main towns within the Northeastern extent of Perth Kinross. Biairgowrie is situated approximately to miles north'of Perth and 19 miles north of Dundee and has a resident population in the regionlot 9,400 persons (Source: Perth and Kinross Council). The tovrn is a popular year round tourist location benefitting' from both summer tourism and Wintersports enthusiasts being part of the 'Strathmore and the Glens' Area bordering the-Cairngonns National Park to the north and Angus to the east. I ens North Conetitnency Association- i7u19 Leslie Street, Blairgowrie 10 July 2015 23.7 4.2 The Property is situated on Leslie Street on the corner 'with Ericht Lane, near the junction with Wellmeadow in a mixed commercialfresidential location in Blairgowrie Town Centre. Surrounding occupiers include Nationwide Building 'Sdciety, Gillespie [nv?erarity and a number of local cafe/restaurantltakeaway operators and retailers. The local Eliairgowrie Police Station is located to the rear of the subjects on Ericht lane. Location and site plans of the Property are attached in Appendix I A. nus-W mu damn-?? 1cm 1' 'v mix. at?; sea-n- van-n4: The Pronerty comprises-a corner office unit over ground and basement floors forming part of a traditional ?two storey and attic tenement building. The ground floor incorporates a? small extension to the rear: The main walls of the building are of stone construction with the roof over being pitched and laid in slate and incorporating timber built dormer windows. . A Floors within the .main building are of suspended timber construction with the walls being plaster and paint finished. The ceiling incorporates suspended ceiling tile system with inset fluorescent iig hting. The frontages incorporate a number single glazed Windows and access into the Property is .Via a recessed timber entrance door with traditional timber double doors for additional security. There is a small basement area accessed via a timber hatch within the office area with a wooden ladder providing access. . "The-email extension to the rear is a more recent addition and comprises a brick built extension with roof overlaid in slate. Flooring is of solid concrete construction with Vinyl overlay. Rainwater conductors are of PVC: design. At the time of inspection the subjects were vacant and we understand were most recently used as a financial consultant's office. Photographs of the Property are attached in Appendix 3. The Property provides receptionfwaiting area, admin area, three private offices and a single WC. The extension to the rear is accessed via a corridor to the western end of the property and incorporates a, staff kitchen and single WC. . i . SNP Perthehite North Constituency Association 1749 Leslie Street, Blalrgowrie . ?20 July 2015 4.8' We have calcutated the floor areas in accordance with the Code of Measuring Practice (Sixth Edition) on a Net internal basis and "have found the approximate floor areas to be as follows: Ground floor - . - . - asst 737 Basement 14.09 . 152 Total 82.60 ass I 4.4 We have calculated the reduced area as being 68.52 sq (-738 sq ft) for valuation purposeslea-?4 rm mm( 3 5.1 We have not been instructed to carry out a structural survey of'the Property. On inspection we noted that the Property was generally in a reasonable state of repair giVen its age and specification and would expect any necessary repairs or defects to be attended through a regular programme ct maintenance. 5.2 Notwithstanding theIaboVe vve noted the following defects on inspection; 5.2.1 The extension to the rear incorporatesa monopitch root and skylight. Access for inspection of the external parts was severely restricted due to the neighbouring police station and hence we were unable to visualise this part of the root. There are a number of states present on the ground adjacent to-this area I which may have previously formed part of the roof covering. Whilst there are no visible signs of water ingress internally we would nevertheless recommend a testing contractor is engaged to inspect this section and the main root and recommend that any necessary repairs are undertaken prior to occupation. 5.2.2 Within the basement area the hatch appears to have been relocated from its original position and there Were visible new timbers in place and original timbers within the subfloor structure have been altered to- accommodate this Work. We have assumed that any necessary local authority buildingIWat?ranticonsent I was obtained and guarantees for this work would be available. 5.2.3 We have further assumed that consents are in place for the Works to combine the original two shops. 5.3 The internal parts of the property were in reasonably good order however given the limitations of our. inspection and the age and character of the property. we would recommend that a full schedule of condition is prepared and appended to the lease to iimit'your future repairing liability. '54 The above list should not be viewed as exhaustive, est-seats '5 5.5 Every non?domestic building is required to have an asbestos sorVey. The results of that survey are then used to assess the risk and a management plan needs to be produced on how asbestos is to be managed and a timetable formulated of timings to dispose of the asbestos that is assessed to be the most risk to hearth. We have not been provided with a copy of the asbestos survey, asbestos management plan or documentation confirming that the requirements at the plan have been carried out e.g. removal and disposal Certificates. - - wt?- era-rum: I sue Perthehire North Constituency-Association ?17:19 Leslie Street, Blairgowrle '10 July 2015 5.8 5.7 5.8 5,9. F723 . ?e 6.1 Any potential tenant would Want to see a copy of the above docume ntatlon and we would recommend that this documentation be com piled so it is available in the event of a sale. The outcome of the asbestos audit may have an impact on our reported figure. However, for the purpose of this report, we have assumed that this will not have an adverse impact. - litre hi it}; that so i it The Property is to be used as an office, From '1 October 2010 the Disability Discrimination ?Act was largely replaced by the Equality Act which brings together a number of'pleoes of Legislation in to a single Act designed to create equal Opportunity for all. .Under this legislation it is unlawful for service providers, Landlords. and employers to discriminate against disabled people and other minority groups in particular circumstances. We have assumed that the occupier will undertake theapproprlate access audits (hc required) and that the outcome of the audit will not have an adverse impact on the valuation now provided. ?lm?ht All, I. .33? I "1 w" 5; tie tilittiitli if an? i i ii it ?if? ?l?oeru Fits airing We have inspected the Perth and Klnross Local Development Plan adopted in February 2014 and note that the Property falls within the designated Blair?gowrie Conservation ?Area and therefore subject to policy i E3 which states: Policy HESA: New DeVelopmen Usualopment within a Conservation~Aree must preserve or enhance its character or appearance. The' design, materials, scale and siting of new developmentwithin a conservation area. and cleVelopment outwith an area that will impact upon its special qualities should be appropriate to its appearance, character and setting. Where soonservation Area Appraisal has been undertaken for the area, the details contained in that appraisal should he used to guide the form and design of new deVelopmeht proposals. Applications for Planning Permission in Principle in Conservation Areas will not be considered acceptable without detailed plans, including eleyations. .whichshow the deVelopment in its setting. Policy HE3B: Demolition within Conservation Areas When assessing applications forthe demolition of unlisted buildings in Conservation Areas. the Council will glue careful consideration to the merits of the building and its contribution to the character and appearance of the Conservation Area. Where a building is considered to be of Value, either in itself or as part of a group, there will be a presumption in favour of Its retention, restoration for the current or another appropriate use. in those exceptional circumstanoes where demolition is considered acceptable and is to be followed by the redevelopment of the site, the application for proposed demolition should be accompanied by "a detailed application for the replacement development. This is to allow for their consideration in parallel, and to ensure that the replacement?soheme will enhance or presents the character of the area and avoid the formation of gap sites- Note: The Council has produced a series of Conservation Area Appraisals for a number of the CpnseWation Areas within Perth and Kinross. These?Apnraisals serve as Supplementary Guidance to the Plan, and will assist decision-making in development manag ement. Shit? Perthehire North Conetituency Associatioo 173?19 Leslie Street, Blairgowrie 10 July 2015 . - . 8.2 We further note the-property is designated Within an area designated as a town or neighbourhood centre and therefore subject to policy R01 v?vhich states: . aodlor which creates additional retail floorspace. Within the areas identified as Neighboarhood Centres, the Council will support development which creates additional retail floorspace of a scale which is commensurate with the role of the centre Within the established retail hierarchy. The Council will also encourage ground floor uses within Classes? and 3 (building societiee, estate agents, restaurants and cafes etc} of the Town and Country Planning (Use Classes) (Scotland) Order 199? and leisure, recreation, cultural and comrriuniiy facilities, provided that they contribute to-the character, vitality and viability of the retail area and satisfy all of the following criteria: There is a high and continuous degree of public contact involved in the normal day to day running of the use- . (in) Changes of. use away from the above uses on the ground floor will be discouraged unlese it car: he demonstrated that the proposal would not he detrimentalto the character, vitality arid viability of the centre and it cart he demonstrated that there is no commercial demand for the existing use. An attractive shop frontage treatment is provided which is appropriate to the prime retail location.- {di Residential amenity is protected. Ens-tire there are no adverse effects, either individually or on the integritvof the River Tay Special Area oi?Corieervaiion and Loch Levee Special Protection Area. Where development proposals will affect a watercourse in Perth City Centre, Aberieidv, Pillochty and Alvt'h town centres (River Tay Special Area of Conservation), and Kinroee and Milnathort town centres Leven Special Protection Area), a Conetruotloh Method Statement should be provided for all aspects of the development to protect the Watercourse from the impact of pollution and sediment. Where the development oi?ihe site is within 30 metres of a watercourse an otter survey should he urrdeatalteoahd a epecieo protection plan provided? it required, so as to err'eure no adVeree effects or] the River Tay SAC. The use of pavement areastor restauraoticaielhar will also be acceptable in the prime retail area . provided such uses do not adversely affect pedestrian ilovve and lit with design guidance. On the upper floors, particularly where properly is the Council will encourage the retention and development of housing and other uses complementary to towns. 6.3 The subjects are also located within the Blairgowrie Conservation Area which will have arr impact on any future planning applications for the use of the property and on the upkeep of. the building as a whole. SNP North Constituency Association 1749 Lesiie Street, Bleirgowne - 10 July 2015? 6.4 We have made enquiries via the Perth and Kinross Council Online Planning Portal and summarise the planning history as follows:u_ . . Property History s: ?sh) with 000124054533 17?19 Leslie Street Blaligowrie EAH I it; Print] Back to search resulls A Address Property Historym} Constrainlsio}. Map Planning Applications . crimes OF Use more RETAIL OFFICE AT esotesziFUL status Application Appml'ed . CHANGE OF use more sewage n1 Ref. Status; Application Apprwai Planning Appears (U) - Properties (0) Building Standards Warrants (0) Building Standards Notices (0) a ?1 6.5 Acopy of the change of use planning consent is reproduced at Appendix 4. . . [y?izi H5171), 6.6 We have not seen the fire risk assessment for the subject property. We have assented that such assessment has been undertaken and is losing complied with. it} lg} it Witt 3i 6.7 We understand that Leslie Street and Erioht L?ane are adopted by the local authority. isnsinese tit-ties 6.8' We have made enquiries on the Scottish Assessors Association Website end identified the toiiowing assessment for the Property: 6.9 The 201512018? Uniform Business Rate Standard Multiplier for Scotland is 48 pence in the pound. sin The Property qualifies ier?i 00% small business rates relief subject to eligibility. SNP North Constituency Association 1749 Leslie Street, Blalrgowrie 10 Joly 2015 In, "a J. 31?) 7.1 7.2 7.3 Eva-:3 8.1 8.2 8.3 8.4 8.5 3.8 342.13%" [rm{amt {h 13-17;} 69.1.3: . . H. We understand that the Property benefits from mains electricity, water and drainage. I Heating is via wall mounted electric storage heaters and Hot Water is provided via electric geysers.? There are mechanical extraction units within the toilets and staff kitchen. We have not received a report on the services and have assumed'that there are no material defects that would have an adverse impact on the valuation. ??ran-rsrun-4:: mun: in? a . . 'ifr. l. lizard?r. ran-:19 at} x- *1 fit" Arman *1 new . . are? 2 Rea-?g} in 2011 the Energy Act set out provisions for additional requirements to the current legislation on Energy Performance Certificates (EPCs). Currently, most commercial property bong?nt, sold or let after 04 January 2009 must undergo assessment by an accredited specialist who will report on the construction of the building and theperformance of its service installations. This information is. used to produce an EPG which categorises the building?s energy efficiency in a band from A to although there is currently no legal obligation to carry out energy efficiency improvements. Notwithstanding the alcove at present the Scottish Government do not intend to follow the lead of England and Wales who are proposing prohibiting any sales/lettings of non?domestic properties with 8-: (3 ratings. "the Scottish Government are currently at consultation stage over the future of the Energy Performance at Buildings (Scotland) Regulations and Section 83 of the Climate Change (Scotland) Act 2009 in order to consolidate the future legislation. Current proposals will initially apply only in the event of a sale or lease of the whole {or part) of larger a floor area in excess of L000 sq m. The regulations will require the owner ofa building, after obtaining to undertake a further assessment to identify physical improvements which can be implemented to improve the carbon and energy performance of the building via an agreed "Action Plan?. Once agreed this plan then gives the ovvner the right to deter the timetable for the physical improvements via maintaining records of metered energy use in what is described as a ?Display Energy Certificate? (DEC) which is reported on an annual basis. Where the owner decides to actually implement the physical changes set out in the Action Plan, a period of 3.5 years is allowed to complete the Works. This Action Plan and the annual DEC must be made available to any proposed purchaser or tenant in a similar mannerto current EPG arrangements and the Action Plan is similarly required for marketing to commence. . . - With effect from 28 January 2013, the government has put in place a funding mechanism for these energy improvements known as the Green Deal whereby the cost of improvements plus interest can be paid for over time through the property?s energy bill. Green Deals can he entered in to by either the owner or tenant of a property, but the costs and benefits attach to the property and bind successors in title'inclucling a mortgagee in possession. We have been unableto identify an Energy Performance Certificate fortheProperty. SNP North Constituency Association ??749 Leslie Street, Blairgowrie uw? on" 10.1 10.2 10.3 10.4 . 10.5 10.6- _?10.7 woody 2015 j??l?L A 0 i if, n? ad?s-1w: i I grits: it?; i We note that the site is generaliy level and rectangular in shape. There were no indications on our site visit of any adverse ground conditions and we have assumed that such conditions do not exist and wilt not have an effect on the future marketability of the Property. van-?j. nan} . a: - .7 Mar" mm .s. tierdestination We are not qualified to carry out a format environmental audit of the Property. Our inspection was of a iimited visual nature only andno investigations have been undertaken to determine whether the Property or the ground on which the Property is sited is, or has in the past, been contaminated or polluted by any naturally occurring or mammade substances, forces or organisms including invasive piant species such as Japanese Knotweed, or any combination of these, whether permanent or transitory and however occurring. However, during our inspection, we did consider the potentiai for existing or future contamination-of the - site and have compieted a Contamination Potential Observation Checklist a, copy of which is attached at Appendix in the absence of any indication to the contrary we have prepared our vaiuation on'the basis that the Property is not contaminated to an extent sufficient to affect vaiue. in the? event? of contamination being discovered, further specialist advice should he obtained. Should it be established that contamination does exist, this might reduce the value now reported. . isle or! int; The risk of flooding can arise from proximity to a water course, such as a river or the sea, 'or from heavy rainfaii where'the drain and sewer facilities are inadequate. The Scottish Environmental Protection Agency (SEPA) website uses indicative flood maps to provide a general overview of tend in fiood plains and therefore potentiaiiy at risk of flooding by riveror sea. We note from enquiries made on the website that the Property does not'fail within an area designated as at risk of flooding, however it is located within a general area which is deemed potentially vulnerable. Detailed information on surface water flooding isnot availabie without commissioning a survey. For the purpose of this report we have assumed that, unless advised to the contrary, the Property is not at risk of? pluvial ?ooding, relating to surface water drainage or groundwater. . {masts and hows: Litre a None noted. Ship North Constituency Association W49 Leslie Street, Blairgowrie - 10 July 2015 - Races 10.8 ?Radon is a naturaiiy occurring radioactive gas that comes out of the ground. Out of doors it is diluted to very low levels but, in some cases, the radon ievets indoors can build up to high concentrations which pose a serious risk to health: . - ?toe Employers are required by law to assess risks to their statt'vrhilst at work. This should include potentiat radon exposure and usuaiiy requires testing in'an'y workplace in radon affected areas. The Health I Protection Agency? recommends that action is taken where leveis in homes rise above a specified concentration known as the Action Lev'ei. A 10.10 With regard to the Property we have referred to the indicative Atlas of Radon for Scotland. pubiished on the Health Protection Agency Website. On this map the probability of properties in this area being above the Action Level is ?new.? i Jana-:3. mum mm Al?: ?mom ?m?n ?r 11.1 We have not had eight of the Title Deeds nor had a copy of the Report on Titie for the Property. We have assumed that the Property comprises that area edged red on the attached plan in Appendix 2 and benefits front: an unencumbered freehold title with no restrictive coVenants, rights of way or onerous clauses liker to have an adverse impact on the value. - 11.2' We advise that the'purchaser obtain legal advice from their solicitor on title matters given that we are not qualified to provide legal advice and have had to make assumptions. The legal advice may have an impact on the volcatiori now provided; . - 12.1 On our inspection vve noted that the Property Was vacant and have assumed the client will be acquiring the lease with the benefit of vacant possession. - i? - Edi gp?m??a 9- tee and run}? if was-m13.1 .The R103 UK Economic Brief for Quarter ?1 2015 states that Commercial Property Market Survey rosette Show no sign of momentum seeing on either the acceptor or investment sides of the commercial market. in fact, relative to the previews cleaner; the pace at which conditions are improving accelerated. This is driving strong expectations forcontinoed Widespread Capital value and rental gains in the near term and beyond. I. Focusing on the occupier market, demand for feasable space increased at the all~sector level for a tenth quarter in succeSSion. This new represents the longest period of tminterropted demand glowth since the survey was reopened back in 1998. Moreover. the rate of improvement gofcitened Within ail areas of the market in the first quarter of the year. . I sue Pei-thence North Constituency Association 171/19 Leslie Street, Blairgowrle . 10 July 2015 13.2 . 13.3 13.4 _'Alongside this, available space continued to tail right across the board. indeed, While decline in the retail. sector was more modest, both the industrial and office segments experienced a steep tall in availability. Anecdotal evidence from contributors frequently highlights tacit of supply as an issue, especially in the of?ce sector, where conversion of units into residential property has reduced stock signi?cantly, . ?These increasingly tight mariret conditions are driving strong rental expectations, which edged back up during Q1 to equal the highest reading on record (at- the headline lei/pl). _Within this, near term rental projections are strongest- in the office and indoclrlal sectors, while retail continues to lag behind (although still in_positiva territory). However, feedback regarding the twelve month outlook for retail rents is much more upbeat, particularly for prime assets. Nonetheless, the office sector is projected to post the sharpest rental growth over the year ahead and to continue to do so over the next three years. . When viewed at the regional level, expectations for rental growth remain more elevated in London than all otherparts of the country, at each time horizon. Even' so, rents are still anticipated to increase in all four broad regional groupings, across all sectors, in 2015 (albeit growth looks set to remain marginal in some secondary retail markets). Turning to the investment market, enquiries increased significantly in each sector, lengthening the continuous run of rising demand which dates back to the end of 2012. Interest from overseas buyers also picked up at a solid rate, with the improvement spread fairly evenly across all areas of the market. At the same time, the supply of propertytor sale continuedto contract and actually gathered pace during Q1. Despite this, developments starts were only reported to have increased in the industrial sector, 'whr?la remaining broadly unchanged in both retail and office segments. l/v'ith strong demand growth heavily cute/signing that of supply, capital values are anticipated to rise at a robust pace in the near term and throughout the year. Looking at the sector breakdown, near term price expectations are exceptionally buoyant for office and industrial prop erly and a little more modest across retail units. Further out, growth in retail sector values isexpected to catch up with that of industrial at the national level. Again, members are forecasting the strongest price gains to come in London (led by prime retail and secondary office growth), with the North of the country expected to see the most modest, but still solid, increases. . . - interestian throughout the UK as a Whole (excluding London), 75% of respondents believe that current market valuations are at fair value. This compares with just 4% who consider them as expensil/e and 21% who feel they are cheap. The figures for the London look quite different, however. Indeed, while 45% of . contributors believe valuations in the capital are around fair value, an equal proportion are suggesting the market is expensive. This could in part explain expectations for stronger growth in secondary rather than prime office space. - - The subject property is located within an established commercial area on within the Town Centre with. good parking provision nearby, reasonable levels of ioottall and good transport links. The Property bene?ts from a prominent corner location with frontage onto Leslie Street and on~street car parking available on the opposite side of the street. - The local rental and capital markets remains Unpredictable and the prospect of rental and capital growth is unlikely in the short to medium term. SNP North Constituency Association . 17?19 Lesiie Street, Blaiz'gowrie 10 duty 2015 13.5 35.1 15,2 There are currentiy a number of vacant retail units avaitabie in Biairgovvrie and changes to empty property rates has put added pressure on landlords to offer highly incentivisecl'deais to tenants in order to avoid payin additional hoiding costs; Notwithstanding the above there has been some-recent activity Within Blairgovrrie which suggests there is 13.6 a reasonabte love: of demand although mainty? rising from iocal and new start businesses. 13.? Some recent lettings achieved include: 13.7.t 34B Lotver Miil Street, Blairgowrie a Class 2 office let on an initial one year term from May 2015 to Beautv?. Agreed rent of ?2,760 per'annum' which equates to a retest ?10.78 per sq ft. 13.12 7 Leslie Street, Blairgowrie a retaii unit Jet on a threelyeat? lease from December 2013 to ?Country Craft. Ag reed rent of ?5200 per annum which equates to ?15.07 per sq ft. 13.8 Additional comparable evidence is supplied in the Comparable Evidence Schedule at Appendix 6. at a- A. at; 1 tar-ii? 14.1 We understand the current owner is seeking an asking rent of ?12,000 per annum. We are of the opinion this rent is overstated at ?10.30 per so it. - 14.2 We have calculated the Market Rent to be ?11,000 per annum which devaloes based on recent rental evidence nearby and throughout Blairgovvrie and Rattray. 14.3 We wouid anticibate a period ot18-24 months would be required to achieve the reported Market Rent. 14.4 We areadviseci that the landlord has agreed to install a new gas boiler and wall mounted radiators into the property. This Witt involve a new gas connection being installed and that the main gas tine is located on the opposite side of the street. This'new gas heating system wilt iikeiy be at a significant cost to the landlord hence we have assumedthis has been agreed on the basis that the full asking tent is paid. '145 We have attached at Appendix? our valuation calculation. 13 ?5:3 i ?t z; a atesthe opinion that the Market Rent of the Property assuraing a tease for a term of five years is ?11,000 per annu'm (Eieven Thousand Pounds Starting Per Annum). We are of the opinion that the Market of the Property assuming a lease for a term of ?ve years and on the Special assumption that a new gas tired heating-system including wet radiators has been instailed wouid be fairly stated at ?12,000?per annum {Tweive Thousand Pounds Sterling Per Anetta-n). SNP North Gonstituency Association 1749 Leslie Street, Blairgowrle 10 July ?i 6.1 16.1.1 16.1.2 isle 16.1.4 2015 Valuation Definitions Market Rent (MR) ?The eatimated amount for which an interest would be leased on the valuation date betWeen -a willing lessor and a willing lessee on appropriate lease terms in an arm?s length transaction after proper and marketing where the parties had each acted knowledgeably. prudently and without compulsion,? Taxation No allowance has. been made in the valuation for the liability or effect of taxation. Goodwill The valtiation excludes the value of any goodwill of the present business conducted on the Property. Plant and machinery I .The valuation excludes the value of anyreinovabie plant and machinery, fixtures and fittings on the Property. ?lets Costs . No allowance has been made-for any costs of disposal of the Property. 16.1.8 ?tug. 17.1 17.4.1 can be shown and that-there are no. unusual onerous or restrictive covenants, Encumbrances No account has been taken of any borrowings or other encumbrances that may affect the Property. f? {wk i (5.. wife: WE i ?i rest itiltit; ti? trial with ,3 imam a; 5: mas?.3; at. at b3?. f. soil 1 s. ii? .A th The valuation is subjebt to the following conditions. We have endeavoured to obtain a copy of the Title and Title Plan for the Property from Hit/i Land Registry online it the Title is registered to enable us to check the tenure of the Property (freehold or leasehold) and the extent of the Property being vaiued. We have not made any further investigations in to Title, or taken he Title and have assumed for the purposes of our valuation that good title easements or other rights or any ?iegai advice concerning liabilities which may affect the value of the property. North Constituency Association 1749 Leslie Street, ?Biairgowrie 10 July 2015 17.1.2 The valuation is onthe basis, that the information supplied to us in respect of the Property is accurate and complete. We have assumed we have been suppiied with all information likely to have an effect on value. 17.1.3 our valuation is based on comparable market evidence which has come into our possession from numerous sources. Where it is provided by other agents and vainers, it is given in good faith but Without liability. Evidence is also obtained via databases to which we subscribe. In alt cases other than where we haVe a direct involvement in the transaction; we are unable to verify that the information upon which we have replied?is accurate and compiete - 17.1.4 Unless otherwise stated we have made no enquiries nor taken any legal advice concerning the possibility of adverse rights or? claims, statutory notices, adverse proposals by central or local Governrnentiautnorities, statutory authorities or the'iike affecting the Property or contravention of any statutory requirements relating to the property or its use and the valuation is on the basis that there are none. - . 1715 We have made enquiries on publicly available online databases regarding planning permission and permitted use and-have set out our findings however. where we have been unable to identify a particular property on the database the vatuation is on the basis that planning penniesion for the particular use of the property exists and that there are no outstanding planning conditions which might have a materially adverse effect on the value of the property The valuation is on the basis that any information verbal or otherwise regarding the planning permission'obtalned from the local'authoriiy or other sources is accurate and complete. 171.6 Mb structural survey?has been carried out. Neither those parts of the Property which are covered, unexposed or inaccessible have been inspected nor have the seivices installations been inspected or tested and this. report should not be regarded as making any implied representations or statements about the condition of such pads. valuation is on the?basis that: 17.1.6.1 there are no structural or latent andior inherent defects which would affect the value; . 1116.2 the Property includes those items which provide services to the tend and buildings and which are generally regarded as an integral part thereof; . 17.1.6.3 the services are of sufficient size-and capacity for the Purposes for which the property is used; and - the ground on which the Property is sited is of sufficient load bearing capacity to support the building . erected thereo n. 1716.5 the Property is connected, _or capable of being connected to mainspublic services without undue expense. 177.1,? Where reports from other professionat advises on these subjects have been rnadel and provided to the - Valuer, a statement to this effect and {eterence to any significant matters will be made. _-17.1.10 9? SNP North Constituency association 17?19 Leslie Street, Blairgovvrie 10 Lily 2015 17.1.8 Whilst we have made comment on the ground conditions following our inspection. noinvestigatlons have been undertaken to determine whether the property or the ground on whichthe property is sited is, or has been in the past. contaminated or polluted by any naturally occurring or man?made substances, forces or organisms or any combination of these, whether permanent or transitory and hovvever occurring. Our valuation is therefore on the basis that the property and its environs are entirely tree from such - contamination or pollution. - peciaiist's report which identifies contamination on the ll have regard to the findings in the report. However, where we have been supplied ?with a ,s site and estimates the remedial cost, our valuation wt 17.1.9 Whilst we have provided information on any hazardous or contaminative materials that were iabeiled as such on site, no investigations hays been carried out to determine whether or not any deleterious, hazardous, contaminating or polluting materlais havebeen used in construction of the property or have since been incorporated and, accordingly. it is not possible to report that the property is free from ?sh in this respect. The valuation is therefore on'the basis that such investigations would not disclose the presence of such materials in? any adVerse conditions. - 1711.1iWhere the Property includes trees of amenity valde these are included in our valuation, unless specifically stated otherwise. 17.1.12No?aiiowance has been made for any rights, obiigations and liabilities that may arise under Fire Safety 'Legislation,_ the Defective Premises Act 1972, Health and Safety athrk Act 1974, the Equality Act 2010 or any other relevant legislation. . a i i lose titan its 18.1 Neither the vvhoie nor any part of this report nor?reterence thereto may be included in any published document, circular or statement in any Way without prior written approval of the term and context in which it may appear. . Perthehtre North Gonetituenoy 17-319 Leslie Street, Bialrgowrie ?10 Juiy 2015 18.2 . Oar valuation is provided for your benefit alone and solely for the purposes of the instruction to which it relates, Our valuation may not, Without our written?oensent, be used or relied upon by, any third party. even if that third party pays all or part of our fees, or is permitted to see a copy of our valuation repozt. if we do provide written consent to a third party relying On our valuation, any onh third party is deemed to have accepted our terms of engagement. Valued-By Checked and countereign?ed by In . ?o?er For'anti on behalfof BidWells LLP 5 Atholl Place Perth sue . 'For'and oh behalf of Bidwelis LLP 5 Atholl Place I Perth 5NE 19Ju1y2015 10 July 2815 .. . . . - as islmiee strata}. 3? 8.515 Shepherd a Chartered Susseyors II 5 St John Street Perth. Tel 01738 638133 0 Fax 01738 637542; Rutlond Erchange No. 33X PE 34 Legal Posth. 19 E?Mail perth@5hepberd.co.uk Airedale . . Barium DIVEJE Fututcn MINDS GeorgeBRubb MRICS J?l? M. BennehtFP-ICS MY Isn??rguimnBS? hill-ICE okn?'l'homnn PJCS I mnp'bell? earns: muss {3de mommy nip My love? macs Comm" Hunter Locos ?comm. mes Luii: Cannvm was new kiwi-1 i Kenneth mung FRIES on: so: an: John 13ml:th Cin'nyu MRICS m: hm ?chm as: Hues Lclley mos mm Ml r, . as MMCS momma Mates 93mm? - 10 DeoemberZO?l sameness LP r? 2 Deal Sire 35 Pei-ch ?frget, Blaizgo?rie and ?2 [3912an StreetI titn . flora?North si We refer to your telephone instructions of 4 December 2001 and con?rm that We have now had an opportunity to carry out an inspection of the sieve proPerties in order to ascertain the proportional rent applicable for the areas used by the Constituency and areas used by the MSmePs along with areas which are mutuaHy used. The ?reperty comprises a ground ?oor office which has an interccmunloa?ng door to the rear leasing to further of?ce accommodation at ?rst floor and the accommodation provided compriscsh GROUND FLOOR - Reception Area, Two Of?ces, Kitchen and Cloalqoom with WC. FIRST PLO OR Three Of?ces (one with small room off), Kitchen and Bathroom with WC. There is also basement storage accommodation comprising two store areas. It is understoocl that the current rent passing which has recently been agreed is ?6,800 on a Full Repairing and Insuring Basis, although the lease document has not beenseen. - On the basis of?ce current rent passing and also utilising the areas indicated to us which are used by the Constituency, and mutual areas we calculate these as follows:? - a) b) 0) amazes-r ace-teem memes DWI-25 clmramme Memes 25.60 m2 (275 s) Constituency 4337 m? (4?.02 Lt {530 a Mutual Areas 29.41 111181613?) 2?3 - low! 0 EASUCILDNDE 01351 243115 Milli-11139110? omen ?:24 gm? answers! ml I114 :33} - cosmic: mic mm sass asses sass: -- limit asses imam asses asses? assess sew-"a sass asses secs mm GREETIOCK - . PROPERTYMANAGEMHTWUIINEWS 231?!? GINEHMJI Page 2 SDHUEP ER a ulo summon Taking into account the current rent passing off-16,800 per annum then the proportion applicable to each would then?be . . - as follows:- . . a %?7d 6&89 o' - . .016. b} (5 ?e o) Constituency - ?500 This report is con?dential to the Client for the speei?e puroose to whieh 'it refers. It may be disalosed to other professional advisers assisting the Client in respect of that purpose but the Client shalt not disclose the report to any other person. Should any further information be necessary a separate survey with respect to these items or to other parts ofthe property related thereto must be instructed in writing. Should your require any clari?cation on floor areas etc then please do not hesitate to contact us and in the meantime we remain. Yours faithfully - Foreenw?m Chartered Sorssyors ken (Ruth) . From: Aitken (Ruth) Sent: 27 April 2015 09:32 To: Subject: FW: Leases Attachments: . Lease Feb 2015 to June 2016.pdf; RE: Rent for Jim Eadie?s constituency office 1?rad(ing; Recipient I Read 09:43 I refer to my earlier exchange of emails, as below and attached, attached copy of the unsigned Licence to Occupy from 1 February 2015 to 30 June 2016. We require a copy of the signed Licence to Occupy and i would be most grateful if you could please forward a copy of this to the Allowances Office to enable me to process payments as detailed in my earlier ewmail. Also I Will need you to confirm the pro-rata amount due as requested so I can make the necessary outstanding payments and future payments accordingly . I happy to discuss if you require any further information. Kind Regards Ruth Ruth Aitken Allowances Manager Allowances Office The Scottish Parliament Edinburgh EH99 1SP Telephone (Direct Dial): 0131 34 86659 Calls via RNID Typetalk: 18001 0131 34 86659 Fax: 0131 34 86611 From: Aitken (Ruth) Sent: 24_April 2015 11:55. To: Subject: RE: Leases Thank you for your e?mail and attached documents. We already have a copy of the Licence to Occupy effective from 24 February 2012. Thank you for forwarding a copy of the Header Lease between the Landlord and the Party which states the new annual rental of ?8,000 per annum effective from 1 February 2015 for our records. However I will still need a copy ofthe final signed Licence to Occupy, which you have advised may be after 8 May, to enable me to process payments as detailed in my earlier e?mail. Also I will need you to confirm the pro-rate amount due as requested so i can make the necessary payments accordingly. Kind Regards Ruth Ruth Aitken Allowances Manager Allowances Office The Scottish Parliament Edinburgh EH991SP Telephone (Direct Dial): 0131 34 86659 Calls via Typetalk: 18001 0131 34 86659 Fax: 0131 34 86611 Email: tram: Sent: 24 April 2015 11:13 to: Aitken (Ruth) Subject: FW: Leases Re Jim Eadie?s office. My colleague milliggthas tracked these down. i am not sure if they will satisfy the requirements. Let me know if not. From: - . Aitken (Ruth) I Sent: To: .. Subject: RE: Rent for'Jim Eadie?s constituency Office - Attachments: Lease Final Signed Feb 2015 to June 2016.pdf I refer to your earlier e?mail as'below. I have now processed these 2 outstanding rent payments by BACS as detailed and these will be released tomorrow and reach the bank account within 36 working days thereafter. In addition to this i have set up future rent payments of ?546.66 due from 1 August 2015 onwards. Finally, please find attached a scanned copy of the new signed lease as requested. Thank you for all your help with this matter. Kind Regards Ruth Ruth Aitken Allowances Manager Allowances Office The Scottish Parliament Edinburgh EH9918P Telephone (Direct Dial): 0131' 34 86659 Calls Via Typetalk: 18001 0131 34 86659 Fax: 0131 34 8661?] Fram: I Sent: 29 April 2015 12:15 To: Aitken (Ruth) Subject: Rent for Jim .Eadie's constituency office Ruth, A The copy of the licence to occupy will be signed by Jim Eadie tomorrow and it has now been signed by Andrew and June. We calculate the new rate per month as: The shortfall for 1st May 23rd May is ?25.84. The new amount for 24th May to 315t July is ?1,222.14 Ruth, I apologise for there having been confusion. Thank you for your help. 1 From: Aitken (Ruth) . Sent: 24 April To: I. .. .. Subject: RE: Rent for Jim Eadie's constituency office Thank you for forwarding: I a The new (unsigned) Licence to Occupy effective from 15?c May 2015 detailing quarterly rental periods from this date.* a The Solicitors correspondence and invoice for fees in relation to the above a The rent/insurance invoice covering the period 15?t May to 31st July 2015 as per the terms ofthe new Licence to Occupy. *Please note that we require a copy cf the final signed Licence to Occuby to enable payments to be made. - On checking our records i can confirm that the quarterly rent paymentlof ?1,537.50 (?512.50 per month) was made on 16'February which covered the quarterly rental period 24 February to 23 May 2015 as per the previous Licence to This Was paid at the previous lower rental rate and also covers a different quarter period from that detailed in the new Licence to Occupy and on this basis there will be a shortfall. Also as you will see from above there is an overlap period from 1? to 23rd May as the quarter periods from the previous Licence to Occupy differ from the new Licence to Occupy. Therefore I should be grateful if you could please confirm the pro-rata shortfall amount due for period 1St May to 23rd May and the remainder due from 24th May to 315t July at the new rate. Once I am in receipt of this information I can then process the rent/insurance invoice (Ref MD2.15) and Solicitors Fee Invoice accordingly. Meantime i will set up future rental payments on a basis going forward due from 1St August 2015 onwards at the new rate of ?546.66. - Thank you for your assistance in this matter. Kind Regards Ruth Ruth Aitken Allowances Manager Allowances Office The Scottish Parliament Edinburgh EH991SP Telephone (Direct Dial): 0131 34 86659 Calls via RNED Typetalk: 18001 0131 34 86659 Fax: 0131 34 86611 Email: From: Sent: 22 April 2015 11:30 - To: Aitken (Ruth) Subject: Rent for Jim Eadie's constituency office Ruth, 'Further to our conversation this morning, I have been forwarded the attached. if they do not clear Lip the discrepancy, I will have to go back to the constituency organiser. He is frantically busy with the election campaign. at the moment so any further info may be a few days coming. Thank you for your help. From: 2015 1 1 :09 Subject: More Re: on Morningside Drive See attached. Can't deal with this to-day if further info is required. Or . . . Fromi..- . To: . .2 .. . . Sent: Wednesday, April 22, 2015 10:51 AM Subject: Rent on Morningside Drive The allowances office has queried the amount of the rent. According to their files (see attached), the rental amounts to ?6150 per annum but on the invoice you supplied to Jim, the annual rent is given as ?8000. If the rent has been increased, the allowances office will require whatever notification was forthcoming from the landlord before the standing order can be increased. Hope that makes sense; - . .. From: Aitken (Ruth) Sent: 22 April 2015 10:40 To: 1 Subject: FW: find attached copy of rental payments currently being made by standing order. Many Thanks Ruth Ruth Aitken Allowances Manager Allowances Office The Scottish Parliament Edinburgh EH9918P Telephone (Direct Dial): 0131 34 86659 Calls via Typetalk: 18001 0131 34 86659 Fax: 0131 34 86611 Email: From: Sent: 22 April 2015 09:32 To: Aitken (Ruth) Subject: For latest news and information about all aspects of Parliamentary business, MSPs and our work, Visit the Parliament's website at ?wwscottishparliamentuk For information about how you can Visit the Parliament, go to Watch Parliamentary business live at or read the Of?cial Report at Faodar pairt a ghabhail ann am Parlamaid na h?Alba tron Ghaidhlig. Tha barrachd ?osrachaidh ri fhaighinn I sa phlana Ghaidhlig againn aig The information in this e-mail transmission and any ?les or attachments transmitted with it are strictly con?dential and may contain privileged information. It is intended solely for the person or organisation to WhOm it is addressed and if you are not the intended recipient, you must not copy, distribute, disclose or take any action in reliance on it. If you. have received. this e?mail in error, please delete it from your computer system and notify the senderas soon as possible. While this eumail message and attachments have been swept by the content ?lter software for the presence of computer viruses, the Scottish Parliamentary Corporate Body does not guarantee that either are virus- free and accepts no liability for damage sustained as a result of a Virus. It is the recipient's responsibility to ensure that the onward transmission, opening or use of this message and any attachments will not adversely affect their systems or data or otherwise incur liability in law. - itken (Ruth) From: Aitken (Ruth) Sent: 24 April 2015 09:54 TR: Subject: E'R'EiniRent'for irn Eadie?s constituency office Once you have the copy of the final signed Licence to Occupy, which?you have advised may be after 8 May, please forward as soon as possible thereafter to enable me to process payments as detailed in my earlier emmail. Also can you then please confirm the pro-rata amount due as requested so I can make the necessary payments accordingly. Many Thanks Ruth Ruth Aitken Allowances Manager Allowances Office The Scottish Parliament Edinburgh EH991SP Telephone (Direct Dial): 0131-34 86659 - Calls Via RNID Typetalk: 18001 0131 34 86659 Fax: 0131 34 86611 Email: From: I . . Sent: 24 April 2015 09:48 To: Aitken (Ruth) Subject: RE: Rent for Jim Eadie's constituency office Ruth, have just gone through the filing cabinet in the constituency office and not found a copy of the final signed Licence to Occupy: have no idea where it might be obtained, although when i am back in the Parliamentary office on Monday 1 will have a look there. If I still cannot find the document I will have to talk to the constituency organiser who may be able to help. He is, however, so busy with the election that it will have to wait until afterthe 8th May. Thank you for your help. From: Aitken (Ruth) Sent: 24 April 2015 09:02 Tori I Subject: RE: Rent for Jim Eadie's constituency office Thank you for forwarding: e. I The new (unsigned) Licence to Occupy effective from 15t May 2015 detailing quarterly rental periods from this date.* - The Solicitors correspondence and invoice for fees in relation to the above The rent/insurance invoice covering the period 15? May to 31St July 2015 as per the terms of the new Licence to Occupy. - *Piease note that we require a copy of the finai signed Licence to Decapy to enable payments to be made. On checking our records I can confirm that the quarterly rent payment of ?1,537.50 (?512.50 per month) was made on 16 February which covered the quarterly rental period 24 February to 23 May 2015 as per the previous Licence to Occupy. This was paid at the previous lower rental rate andalso covers a different quarter period from that detailed in the new Licence to Occupy and on this basis there will be a shortfall. Also as you will see from above the-re is an overlap period from 15t to 23rd May as the quarter periods from the previous Licence to Occupy differ from the new Licence to Occupy. Therefore I should be grateful if you could please confirm the pro?rata shortfall amount due for period 1st May to 23rd May and the remainder due from 24th May to 31st July at the new rate. Once lam in receipt of this information i can then process the rent/insurance invoice (Ref MD2.15) and Solicitors Fee Invoice accordingly. Meantime] will set up future rental payments on a basis going forward due from 1St August 2015 onwards at the new rate of ?546.66. Thank you for your assistance in this matter. Kind Regards. Ruth Ruth Aitken Allowances Manager Allowances Office The Scottish Parliament . Edinburgh EH99 1SP Telephone (Direct Dial): 0131 34 86659 I Caiis via Typetaik: 18001 0131 34 88659 Fax: 0131 34 86611 Email: Hem: I. .I Sent: 22' April 2015 11:30 To: Aitken (Ruth) Subject: Rent for Jim Eadie's constituency of?ce Further to our conversation this morning, have been forwarded the attached. if they do not clear up the discrepancy, I will have to go back to the constituency organiser. He is frantically busy with the election campaign at the moment so any further info may be a few days coming. Thank you for your help. Sent: 22 April 015 11:09 Fro F. Re: Rent on Morningside Drive See attached. Can't deal with this to?day if further info is required. Original Macaw To: Sent: Wednesday, April 22,2015 10:51 AM Subject: Rent on Morningside Drive The allowances office has queried the amount of the rent. According to their files (see attached), the rental amounts to ?6150 per annum but on the invoice you supplied to Jim, the annual rent'is given as ?8000. If the rent has been increased, the allowances office will require whatever notification was forthcoming from the landlord before the standing order can be increased. Hope that makegsense. - - El From: Aitken (Ruth) ?to: Subject: FW: i Please find attached copy of rental payments currently being made by standing order. Many Thanks Ruth Ruth Aitken Allowances Manager Allowances Office The Scottish Parliament Edinburgh EH99 18P Telephone (Direct Dial): 0131 34 86659 Calls via RNID Typetalk: 18001 0131 34 86659 Fax: 0131 34 86611 Email: From: Sent: 22 April 2015 09:32 . To: Aitken (Ruth) Subject: i ?i For latest news and information about all aspects of Parliamentary business, MSPs and our work, Visit the Parliament's website at Wysco?ishparliamentuk For information about how you can Visit the Parliament, go to WW.scottishparliament.uk/Visit Watch Parliamentary business live at or read the Of?Cial Report at Faodar pairt a ghabhail ann am Parlamaid na h-Alba tron Ghaidhlig. Tha barrachd ?osrachaidh ri fhaighinn sa phlana Ghaidhlig againn aig The information in this e?mail transmission and any ?les or attachments transmitted with it are strictly con?dential and may contain privileged information. It is intended solely for the person or organisation to Whom it is addressed and if you are not the intended recipient, you must not copy, distribute, disclose or take any action in. reliance on it. If you have received this e?mail in error, please delete it from your computer system and notify the sender as soon as possible. While-this e-mail message and attachments have been swept by the content ?lter software for the presence of computer Viruses, the Scottish Parliamentary Corporate Body does not guarantee that either are Virus- free and accepts no liability for damage sustained as a result of a Virus. It is the recipient's responsibility to ensure that the onward transmission, opening or use of this message and any attachments will not adversely affect their systems or data or otherwise incur liability in law. Aitken sleuth) Frcm: Aitken (Ruth) . y- Sent: 19 July 2012 09:59 no.? To: Eadie (Jim), Subject: Office Rental Jim Thank you for your letter dated 6 July and attached letter from your landlord in relation to the agreed change of terms from to quarterly payments taking effect from August. have now amended future payments to reflect this change and updated our records accordingly.- Kind Regards Ruth Ruth Aitken Allowances Manager Allowances Office The Scottish Parliament Edinburgh EH991SP Telephone (Direct Dial): 0131 34 86659 Calls via RNID Typetalk: 18001 0131 34 86659 Fax: 0131 34 86611 Email: The Scottish Parliament Forlornold no h?Albo kg!? 06 July 2012 Ms Jackie Giulianotti Allowances foice Dear Ms Giulianotti Constituency ?fties ental Payments As you know i recently entered into a sublease of constituency office premises from Edinburgh Southern SNP, who themselves lease from SM flail. Unfortunately an error has arisen so that the leases contain different payment terms Edinburgh Southern SNP pay quarterly in advance, while the Parliament pays just in advance. 'This leaves Edinburgh Southern SNP out of pocket. They have therefore requested my agreement to a change of terms in order that the Parliament pays quarterly in advance at the same time as Edinburgh Southern SNP. As understand it, that would involve one final payment of rent in July, and I then quarterly payments from August. I attach the relevant letter from Edinburgh Southern SNP and trust thisis in order. Should any issues arise, please let me know as soon as possible. Yours sincerely Jim Eadie Jim Eadie MSP for Edinburgh Southern The Scottish Parliament Edinburgh EH99 Telephone 0131 348 6283 Hat 5 horningsids drive Edisburgh Eltm 5L2 dist At? Jim Eadie MSP, Scottish Parliament. EDINBURGH EH99 21 June-2012 Dear Jim, Lease of 13 ~15 Morningside Drive Edinburgh EH10 5LZ I refer to our Licence to Occupy agreement dated '24th February and enclose an extract of the Sub Lease between DM Hall and the Scottish National Party Edinburgh Southern Constituency Association from which you will note in Para 3 (1) that we are required to pay rent three months in advance. . In the circumstances i wonder if you couid agree to pay future payments quarterly in advance as at present the Parliament?s contribution is running two months behind our payment schedule. If agreeable, this involves payment-of the normal one month rental (?512.50) in July followed by three months rentai (?1537.50) by 24th August and Quaderiy thereafter. if the Allowances Office require a formal Back Letter, please let me know. We would be grateful if you coutd arrange this and look forward to hearing from you Yours sincerely tdinburgh Southern SNP ?he REFERENCE E??lilebruary 2012 at sermon saunas EDINBURGH . - 28W Jim Eadie 229 9885 The Scottish Parliament . FAX 013] 229 9815 Edinburgh EH99 Dear Mr Eadie '13 15 DRWE, EDINBURGH . refer to cor eariier disocssions and your instructions to outline my views on the rental voice of the above property. 1 can con?tirm that i haVe had eight of the proposed Heads of Terms in respect of the sub-tenancy arrangements. The property was inspected on 9 December 2011. . i am now pieased to report as foiiows: The property is situated on the south'most section or Morningside Drive which is itseii close to the Comiston Road iunction ieading to Morningside area of the'ctiy. The propeity sits approximater ?3.5 miles south of the city centre. The property comprises two former retaii units which have been converted to form a singie office suite which has been subdivided ?internaliy to pro?uide a reception office together with three separate offices, kitchen and WC facilities. The property is in reasonable condition consistent with its age however would bene?t from re-carpeiing . and redecoratton. The premises have a net internal area measured in scoordancewith the Code of Measuring Practice (I?m Edition) of 58.9 sq {634 sq ft). in coating with the subte?asa of the accommodation we note that it is of approximatety 3 years duration with back ietter agreements to allow for an extension of the lease for a further year and potentially 5 years thereafter. The property witi be leased on an interns} repairing basis only and incorporate a Scheduie of Condition in order to protect against potential dilapidation at expiry. in dealing with rectal values ge'neraiiy. consideration has been given to rents! leveis within the immediate iocatity and other local environments outwith the city centre, . consideration has also been given to the impact of the use class and the former retail consent which Wouid it necessary be a possible attei?natiVe to the existing use as offices. Having-given due consideration to rants! tevels generatly, appropriate comparables and the proposed terms of the internal repairing subiease tern of the View that a fair- reflection of the Estimated Rental Vaiue for the subject premises can be stated at ?7,500 per annum with effect 9 December 2011.. '1 i trust this is sufficient for your purposes meantime. sr" . . 4331 5 SIi'iCei' . . . . Property Consultants Chartered Surveyors mew a re sco a nd .ce. it Andrew Rciily Associates Ltd, Registered in Scotiand No 215476 Registered Oti'ice - 3i Ruiiand Square, Edinburgh EH1 28W PROPERTY 8. GO NSTRUCTION CONSULTANTS Pmperiy Address: 16? Mitigate, Gupar, Fife-P?st 55:; NCONSULTANT 1Q. ?31. Lag. 14. ?35. m. 17. QQNYENTS . TENURE - VALUE GENERAL COMMENTS MARKETABILETY SUNABELBTY FGR inf-{JAN PURPOSES SPECIAL ASSUMPTIONS FLANNING ISSUES ALTERNATIVE USES FERE RHSK ENT ASBESTOS DEFINITIQNS CGNBITIDNS OF ENGAGEMENT Of?ces at: DUNFERMLME 9 EDINBURGH 9 GLASGOW 9 GALASHIELS KIRKQALDY PERTH 9 ST 9 STIRLING ix. vi. 4 t: it Yaw!" 13 February 2012 Mr Willie Rennie MSP M221 The Scottish Parliament EDINBURGH EH99 1 SP Dear Sir lN PEOPLE VALUATION CERTIFICATE We refer to instructions received and confirm that we have inspected the undernoted propertyin order to advise you aeto our opinion of the subjects rentai value. Our report has been prepared in accordance with the Royal institution of Chartered Surveyors and Vaiuation Standards, Edition. The Property W35 inspected by on 06 February 2012. The surveyor carrying out the inspection has the necessary skills to undertake the instruction. We confirm that we have adequate Professional Indemnity insurance cover and that we do not have any conflict of interest in accepting your instruotions. We wouid report as foilowsz- PROPERTY '16 Mitigate CUPAR Fife KY15 5EG CLIENT Mr Willie Rennie MSP INTEREST Heritable outright ownership with Lease from 0142.03 until terminated. Hardles Property 3t Construction Consultants is the trading name of Hurdles LLP. a Limited Liability Partnership registered in Scotland with Registered Number 50390703 Registered Office: swiiken House, 35 Largo Flood, St Andlews. Fife, KY16 . A List of alt members is open for Inspection at the Registered Office. All correspondence signed by a named individual is signed on behalf of Hardies LLF. Bronze FROPERTYMONSTRUCHON CONSULTANTS Incorporating WJR Christie 8( Partners LLP f. Swilken House 35 Largo Road St Andrews KY1 6 BNJ 01334 476469. 01334 Property Valuation: a Singl'e Surveys Home Reports 0 QuantitySurveying 0 Project Management PropertyManagement Buiiding Surveying 0 tier}: of Works 9 CDM (So-ordination Adjudication insurance Advice 0 Project Monitoring Management a Fire Risk Assessments a Audits it Stock Condition Surveys energy Performance Ce rtifica to; 35520 First Surveyors Sco Hand is the trading name .9er Surveyors Scotiand Limited a company registered in Scotiand. Company No, 201050 Registered Of?ce: 57Aib any Street Edinburgh EH1 3o I Loco! knowledge Nationai coverage Office: th rough out Eco Hand CONULTAS Page 3 of 9 Prope?y Address: 16 Mitigate, Caper, Fife KWS EEG ee?re eF 06 February .2012 VALumreN After careful consideration of the matter we would set out our valuatioms) as follows:- MARKET RENT (me) I ?5,500 {rave The above valuations should be read fully ?In conjunction with the attached report and I are subject to the assumptions and qualifications outlined therein. We trust the above is sufficient 'for your purposes meaotime. but if you require our further assistance on ibis or any other matter, pEease do not hesitate 10 contact us. Yours - 1 For and on behalf of HARDIES LLP Of?ces at: DALKEITH DUNFERMLINE EDINBURGH 9 GLASGOW GALASHIELS KIRKCALDY 6 PERTH 9 ST ANDREWS 6 ROPERTY CONSTRUCTION consume Page 4 of 9 . Property Address: to Mitigate, Super, Fife KY15 556?: I . 2. LOCATIGN The subjects are located on the southern periphery of Cupar Town Centre, directly opposite South Bridge, in a mixed residential/commercial area. - 3. DESCRIPTIGN The subjects comprise a ground floor office in a two storey and attic building. CONSTRUCTION 3 Conventional construction. External walls are of solid stone and the roof is timber framed, pitched'and slated with dormers. Flooring is of timber. Egg . We understand theproperiy was built about 1850. SERVICES Mains electricity. gas and water are installed. Gas fired central heating is installed. (No tests have been carried out. Only signi?cant defectsand dotioienoies readin apparent from a visual inspection are reported. Compliance with regulations and adequacy of design conditions or ef?ciency can only be assessed as a result of a test and should you require any further information in this respect it is essential that you should obtain reports from appropriate specialists before entering into a legal ant to purchase). r2vo AND FOOTPATH Made up. There is a shared access to the side and liabilities for maintenance and upkeep should be confirmed. a. ACCOMMODATION We would briefly set out the accommodation as tolIoWah Office 1 1 ?i amt/122m. Office 2 10.685112? '1 at2 Office 3 Toilet - External Store with oehtral heating boiler 14.53m2/156ft2 We would indicate that the above areas are approximate and have been calculated for valuation purposes only. . 5. TENURE Absolute. owner subject to exist Lease. Of?ces at: DALKEITH 1% ?t EDINBURGH GLASGOW GALASHIELS a PERTH ST ANDREWS STIRLING commuters . Page 5 of 9 Properry?ddrass: f5 ?upan Fife KY15 558 - 5, VALUE (verbal enquiry only) ?3850 as assessed at 01.04.2010 GENERALIQQMMENTS We have not carried out a structural survey of the property, neither have we inspected woodwork or other parts of the structure which are covered, unexposed or inaccessible. Consequently, we can make no comment on the condition of such conceaicd- and inaccessible areas? I The property appears adequately maintained for one of its age and character but with any building of considerable age, it does requires some items of maintenance and there is some minor dampness to external walls. The timber windows appear to be secureiy ?xed and some may not work sufficiently and it would be prudent to have these repaired with a view to Health andSafety for tire. Lighting in the property is typicai for office use. Gas fired central heating is installed with the boiler being located in the storeroom to the rear. 8. MARKETABILIW There is a reasonable demand for properties of this type in the central part of Super with recent sates of offices in Crossgate and Retail Premises being undertaken. . s. I soarseittw Foe LQAN seamless We confirm that the property provides suitable security for loan purposes, the amount and'term of which should be a matter for the Bank's own judgement, but which it is assumed will not exceed a proportion of our vaiuation in accordance with normal commercial lending practice. - "id. SPEQEAL ,We have assumed all consents have been obtained for its current use and any changes. 11. ememee Issues use common): Office. ALTERATIONS We assume at] necessary consents have been obtained. Of?ces at: DALKEWH DUNFERMLINE s? EDJNBIURQH 4? GLASGOW GALASHIELS KIRKCALDY d? PERTH 9 ST ANDREWS Property Address: 16 Mfligate, Carper, Fife KWE Page 6 of 9 12. 13. 14-. 15. ALTERNATWE uses The property could be converted to residential use subject to Local Authority consents and approvals. . - FIRE RISK ASSESSMENT Fire Certificate: on 1 October 2006 the Regulatory Reform (Fire Safety) Order 2005, came into force. All existing fire iegisiation has been repealed (including the Fire Precautions Act 1971, Fire Precautions (Workplace) Regulations 1997199 and the Management of Health Safety in the Workplace Regulations 1999. As such. Fire Certificates are no longer issued and have been replaced with the requirement for a 'Fire Risk Assessment. The?effect of this is that Empioyers are now solely responsible for fire safety within their workplaces. it should be established whether a Fire Risk Assessment is available. ASBESTOS From 21 May 2004 new legislation requires property owners, occupiers and managers to identify and controi Asbestos Containing Material in their property. if potential ACM is in good Condition and undisturbed the Health 84 Safety Executive recommends that the ACM is identified and a management plan formulated as follows: 6 identify its position a inspect its condition regularly a. Take a precautionary approach to maintenance and minimising disturbance that could cause ?bre release HSE sees removal as a last resort unless the material is in poor condition or at risk of damage. in carrying our and providing this report and Valliation Hardies have not undertaken an ACM inspection and understand that the owner of the Property has not obtained or commissioned a report form an ACM inspector. Furthermore, Hardiee have made no allowance for the potential iiability. ENERGY PERFORMANCE CERTIFICATES From 4 January 2009 ail sellers and landlords are now required by iew to provide an Energy Performance Certificate (EPC) for ali buiidings or parts of buildings when they are acid or rented. Those carrying out the construction of a building wilt be required to provide an EPC to the owner. - An Energy Performance Certificate gives prospective buyers or tenants information on the energy efficiency and carbon emissions of a building. Offices at: DUNFERMLINE or? EDINBURGH GLASGOW ?9 GALASHIELS ii PERTH STANDREWS Page of 9 Property Address: 15 Mitigate, Caper; Fife Y15 SE The certificate provides energy efficiency ratings and recommendations for improvement. were first? introduced for the marketed sate of domestic homes, as part of the Home Information Pack, although from April 2008 this was extended to newly built homes and large commercial properties. The ratings similar to those found on products such as fridges are standard so the energy ef?cient of one buiiding can easily be compared with another building of a similar type. The seiler or land-lord is responsible for ensuring that an EPC is available to a prospective purchaser or tenant at the earliest opportunity and no later than when a viewing is conducted or when written marketing information is provided about the building, or in any event before entering into a contract to sell or let. EPCs are produced by accredited energy assessors and for commercial properties are vaiid for a period of it} years, or until a newer EPC is prepared. Hardies haves number of fuliy trained and accredited Energy-Performance Assessors and can provide further advice and reports in this respect. Teens ans eerinmons Valuation Definitions MARKET RENT (MR) The estimated amount for which a property, or space within a property, should lease (let) on the date of valuation between a willing lessor and a willing lessee on appropriate lease terms in an arms length transaction after proper marketing wherein the parties had acted knowledgeably, prudently and without compuision. assertions oF ENGAGEMENT In preparing the report, unless otherwise stated by the Vaiuer, the following. assumptions have been made by the Valuer:- That no deleterious or hazardous materials or techniques were?used in the construction at the property or have since been incorporated. 2. That a good Titie can be shown and that the property is not subject to any unusual hazard or especially onerous restrictions, encumbrances or -=outgoings. - 3. That inspection of those parts that have not been inspected would neither reveal material defects nor cause the Vaiuer to alterthe vaiuation materially. Offices at: DALKEITH 6 DUNFERMLINE EDINBURGH GLASGOW 4 GALASHLELS KIRKCALDY PERTH ?9 ST ANDREWS SHRUNG ONSULTANTS . I. norarrsconsnucrioncousLars Page 8 of 9 Property Address: 76 Mitigate, Caper, Fife KY75 556 4. Hardies have not carried out or commissioned site investigations or geographical or geophysical surveys or environmental audits or surveys or investigations of the property or of neighbouring land and therefore this report can give no opinion or assurance or guarantee about the nature of the ground. Hardies are entitled to assume that the ground has sufficient load bearing strength to support the existing constructions or any other construction that may be erected upon it in the future and that it is not landfilled ground. Hardies can not give any opinioni assurance or guarantee that there are no "underground mineral or other workings beneath the site or in its vicinity or that is no fault. cause or disability underground which. could or might affect. E"~the property or any construction thereon. ?Unless otherwise stated, Hardies have not been provided with any environmentat audit or other environmental investigation or soii survey which - may have been carried out on the Property and which may draw attention to any contamination or the of any contamination. in undertaking the report, Hardies have assumed that no contaminative or potentially contaminative uses haVe ever been carried out on the property. No investigations have been carried out into past or present uses either of the property or of any neighbouring land to establish whether there is any contamination or potential for contamination from these uses or sites and the report therefore assumes that none exist. Should subsequent investigations reveal that contamination exists at the property or on any neighbouring land, or that the property has been or is being put'to a contaminative Use, this could reduce the vaiue. 5. That no significant outlays will be incurred associated with physical alterations required in connection with the Disability Discrimination Act (DOA). (The advice of an Access Consultant should be obtained in this respect.) 6. Hardles have not arranged for any services or installations to be tested and the report does not exoress any opinion as to their adequacy or condition. Hardies value is given on the basis that the services and installations are in satisfactory condition and adequate for the business being undertaken at the time of inspection and in the foreseeable future and are not shared by third parties. 7. Hardies have been provided with various information for the purposes of preparing the report and are entitled to rer upon such information provided by the Client, the Client's professional advisers and bankers (or the owner or owner?s professional advisers and bankers where relevant) and, where relevant, upon agent's particulars which have been issued in respect of the Property. Hardies are also entitled to rely on information provided by statutory authorities. Notwithstanding the foregoing Hardies can take no responsibility for any mic-statement, omission or misrepresentation made to it. Offices at: DALKEITH DUNFERMLINE tr EDINBURGH GLASGOW KIRKGALDY 9 PERTH ST ANDREWS STIRLING Prepemr Address: to Mitigate, Caper, Fife W15 5&6 Page 9 of 9 8. Hardies have not carried out an inspection for Japanese Knotweed and unless otherwise stated for the purposes of this report we have assumed that there is no Japanese Knotweed within the boundaries of the property or in neighbouring properties. The identification of Japanese Knotweed should be made by a Specialist. Contractor. it must be removed by Specialist Contractors and removal may be expensive. This report is confidentiai between curseive's and has been prepared solely for the specific purpose to which it refers. it may be disclosed to other professional advisers assisting in respect of this purpose. it shall not be disclosed to any other party, be dupiic?ated or be published in any way whatsoever without prior written consent. The Valuer wiil undertake a visual inspection of so much of the exterior and interior of the property as is aocessihie with safety and without undue dif?culty, as can be seen whilst standing at ground level within the boundaries of the site and adjacent publicicommunal areas and whilst standing at the various iioor levels, which the Valuer considers reasonably necessary to provide the Service, having regard to its purpose. The Valuer is under no duty to carry out a building survey or to inspect those parts of theproperty whichare covered, unexposed or inaccessible, or to raise boards, move anything, use a moisture detecting meter, or to arrange for the testing of electrical, heating or other services. For the purposes of this valuation, we have assumed that the property is zoned for its current use and is unaffected by any current planning proposais. We assume that there are no adverse planning orders or certificates, issued or imminent, which might adversely affect theuse of the property. We have also assumed that any alterations and additions have been completed in accordance with all relevant statutory requirements and that completion certificates have been issued wherever appropriate. Furthermore, we assume that there are no. onerous Title conditions, ground burdens, servitude or wayieave rights affecting the property which might diminish its vaiue. Of?ces at: DALKEITH a DUNFERMUNE EDINBURGH Io GLASGOW GALASHIELS a PERTH a ST ANDREWS STIRLING, ouururs titan (Ruth) From: - GiulianottiJ (Jackie) Sent: 01 October 2015 13:43 To: MacDonald (Gordon), MSP Cc: Aitken (Ruth) Subject: . RE: Publication of Expenses Data Q1 Gordon Many thanks for your email. The last rent payment We made covered the period September to November and as such We will require a refund?of rent for the months of October and November. 1 would be grateful if arrangements could be put in place to refund the overpayment. Jackie Giulianotti Allowances Office The Scottish Parliament . Edinburgh EH99 1SP Telephone (Direct Dial) :0131 '34 86609 Calls Via RNID Typetalk: 18001 0131 34 66609 Fax: 0131 348 6611 Email: From: MacDonald (Gordon), MSP Sent: Thursday, October 01, 2015 11:08 AM To: GiulianottiJ (Jackie) Subject: RE: Publication of Expenses Data Q1 Jackie, Mb 9, 11 refer Myconstituency office closed as of yesterday therefore there should be no rent paid beyond the 30"h September. Regards Gordon Gordon Macdonaid Member of the Scottish Parliament for the constituency of Edinburgh Pentlands 69 Inglis Green Road, Edinburgh, Ele?r 2E2 FQR PRGWESIGN SERVICED QFFECE AG REEMENT bemeen Edinburg Fem-lands COhStituenCY' Liil?diord/Seri?ice . Pmiden representedi Treasurer! . and garden MacDonald, Scottish User, I . 1, THE The property is part of an office and shopping complex and compriSes a ground and first floor, public facing office suite with alarm, secure entry system and disabied public access. - The Tenant/Service User shali have exciusive occupancyr of the ground floor of the office and-shared use of the kitchen and toilet facilities of the property knoWn as Unit 9, Longstone Shopping Centre, Edinburgh, together with a right in common with other tenants and occupiers to use of the available car park. .2. SERVICE ANQ Ail overheads including eiectricity, Water charges, waste coliection, iandlords? insurance premiums and valuation fees are included in the rental sum indicated in 4, below. - The Tenant/Service User shall arrange and pay for the installation of independent telecommunications. and netWorking services and for the installation of any additional office security, insurance and partitioning measures that is reasonabiy required. 3a This agreement shall commence on August 2011 to 31$ January 2012. It continue thereafter on a 3 month rolling contract, one month notice to terminate the license by either party can be given after 315?: January 2012. 4. CHARGES The Tenant/Service User shaii pay to the Landlord/Service Provider the sum of Five Hundred and Forty Pounds (?540 plus VAT) per calendar month, for the rentai of the property, inciuding the cost of the services specified at ciause 2. of this agreement. No non~domestic rates will be payable subject to the small business bonus exemption being appiicable. The rentai shall be paid in advance on the l? of each month by standing order to the bank account nominated by the executive committee. These charges shaii be reviewed annually on the renewal date, taking account of actuai cost variations. 5. INTERNAL Ahi? The Tenanthervice User shall be responsible for the internal maintenance, repair, cleanliness and decoration of the premises, jointiv with other tenants/occupiers in the case of common areas. The Landlord/Service Provider shail be responsibie for the provision of floor coverings. EXYERNJAL REPSWR MAEEKETENANCE The Landlord/Service Provider shall be responsible for the external maintenance, repair anddecoration of the premises, ensuring that the whole premises are maintained in a Wind and watertight condition. a Human?taunt, un- a wu?n?u?nnu?I?u n?u?v?v?u?u?u; spun?nun? Gordon MacDonald MSP Witness Gordon MacDonald MSP Edinburgh Pentlands Constituency Scottish Parliament Holyrood EH99 August 2011 Dear Sirs, UNIT 9, LONGSTONE SHOPPING CENTRE 67 - 69 GREEN ROAD, EH14 ZEZ Further to your recent instructions we would confirm having carried out an inspection of the above subjects to advise on their condition and the rental value. The subjects form part of a former shopping centre which dates from the late 60?s, early 70?s. The centre is made up of approximately 15 commercial units which vary in size. The unit that you have asked us to inspect fronts onto inglis Green Road and has a ground floor area of approximately 482 sq ft and at first floor a further 135 sq it giving a total of circa 617 sq ft or thereby. in addition, on the ground floor there is the usual toilet accommodation. The subjects are brick built with platform roots which are felt covered and have been subject to an extensive roof leak; we are advised that this has now been rectified by the landlord. 9 Due to water ingress from the roof the decoration throughout the premises now requires to be renewed. a At the time of our inspection, varioUS repairs were required and these took the form of, upgrading of electrical system, renewal of lighting, upgrading of plumbing to include installation of disabled toilet accommodation, improvement of kitchen facility and renewal of heating. it is our understanding that these Works are to be compieted prior to your occupation. . - Agreement documentation Wehave received a copy of the Agreement from Edinburgh Pentlands SNP Constituency Association. This documents the Landlord/Service Provider, Tenanthervice User, Period of Lease, Date of Entry and rental amount charge. We would wish to make comment about the conditions which are part of the licence. 1. Use: we understand that the subjects have class 4 business consent and as such the subjects should be suitable for your proposed use. 2. Rent and outgoings The proposed rental is subject to and includes VAT 8 Rates The Tenant/Service User is responsibie for payment of Local Authority Rates. We have been advised by the Assessor that the rateable value for the subjects is ?5,700. Edinburgh Commercial Property 29 B?it'i'?l'haii Road Edinburgh, EH7 418 Tel: 0131 556 6222 Fax: 0131 556 3979 Email? . . Web: Company Registiatlon Number: 1993611L 4. Pubiic Services The Tenant/Service User is responsible for electric and water used within the premises. 5. Repairs and maintenance -- it is noted that Tenant/Service User is responsible for keeping the interior of the premises and the externai doors in good repair, clean and tidy and in reasonabte decorative order and condition throughout the period of the iicenoe' and that LandiordlServlce Provider is responsihie for the upkeep of the exterior fabric of the building. 6. We understand that the landlordi?service provider is to retain the use/occupancy of the first floor office and they will be the kitchen and toiiet facilities. Rental . Once the subjects have been renovated and redecorated then we would be of the view that the rental of for the refurbished ground floor office would be accurately stated at ?540 plus VAT per calendar month. We trust that this short letter report is sufficient for your present purposes but shouid you require a more detaiied report please don?t hesitate to contact the writer. Yours sincerety, Edinburgh Commercial Property 29 Beaverhal] Road Edinburgh, EH7 4E Terms: 556 6222 Fax: 0131 556 39?? Email? Colnpany Registration Number: 199364 lGiulianetti (Jackie) From: - Giulianotti (Jackie) Sent: 27 May 2014 07:39 Subject: RE: Office Lease 7? ?Jackie Cc; Aitken (Ruth) Subject: RE: Office Lease Jackie Thanks for your email and sorry for the delay in replying to you. The Western Isles Constituency SNP own the building and lease the ground floor to the top floor to Alasdair?Allan MSP. They have no presence in the office. There have beefimiihternal alterations made to the office and you are correct in saying that as per the new valuation report the MSP will have 53% ofthe floor space and Should you require any further information do not hesitate to contact me. Kenny From: Giulianotti 3 (Jackie) Sent: 19.. Cc?iitke'n (Ruth) Subject: Office Lease Further to our telephone conversation earlier today ljust wanted to confirm with you the position regarding the occupancy of the constituency office in Stornoway in light of the valuation report dated 19 March 2014 compared with the valuation provided in 2007 and the letter dated May 2014 from your landlord. i am correct in my understanding that the property is owned by the party but they have no presence in the office. Since the valuation report of 2007 the internal arrangements Within the office have been ch__ang?g and there is now a meeting room on the ground floor together with the office occupied by . As a result of these internalalterations the space now occupied by both parties is 53% by the MSP and 47% and the letter dated 6th May from the landlord reflects the upgrading of the premises and the revised occupancy. I Grateful if you could confirm that my understanding is correct. Many thanks Na cm Jar Constituency Association Stowaway Me 01? Lewig ZDU N?e Br. Mag?a?? M?a? WEBER C??s??'uemy @f?w Stam?way Eg?e @f Lewis May NM Rem: 6f 83mm Mm 633% May Em. $9 $33? Aagws? mm 3 1110th ?252.46 pm? memh 75738 PAYABLE . Coat Centre: 1300118 Ragaimad .u .H I I?m-fit? that mesa expenses ham mey incurred on ?757.38 isle of Lewis H81 ZDU Dr. A, A?ierr MGSOP. Coestitrrertcy @t?t?iee Storsowey . isle of Lewis eh. Meg; gore Beer Aiesdeir Amendments to Lease and to Reotet Eermeots Following recent internal alterations to the building which resulted in changes to the ?oor space and conversion of en area into an interview room it became necessary to have the of?ces reassessed for rental purposes. This has resulted in changes to your mm: which are released in the latest The lease agreement is currently in the hands of a. solicitor to be amended as necessary and a. copy will be forwarded to you once this has been completed. .fai?i??ir, . (Jackie) I From: Sent: To: Cc: Subject: Alasdair Many thanks to? theupdate liic?in" ashram that We do have atop-y of Giulianotti J1 (Jackie) 30 April 2014 14:29 Allan A (Alasdaj RE: lease the rental assessment and look forward to receiving the signed lease in due course. Jackie Giulianotti Allowances Office The Scottish Parliament Edinburgh EH99 1SP Telephone (Direct Dial) 0131 34- 86609 Calls via RNID Typetalk: 18001 0131 34 86606 Fax: 0131 348 6611 Email: From: Allan A (Alasdair), MSP Sent: Wednesday,'April 30, 2014 12:35 PM To: Giulianotti 3 (Jackie) Subject: lease Hi Jackie i am the rental assessment. i am sorry this has taken so long. waiting for the landlord to get the lease changed so that he, the other tenant sorry missed you on phone just now and hope you now have a copy of my office has been i can sign it. this contains the cheaper of the two figures for the rent of total building identified by the independent assessment, and then breaks this down between the two tenants according to the percentages identified by the independent assessment. have asked Please let me know ifl can help meantime. In Thanks alasdair Jig-to get this to you as a matter of urgency and have copied this to: Member of the Scottish Parliament for Na h-Eileanan an lar Ball Parlamaid Albannach airson nan Eilean an lar 31 Bayhead, Stornoway,-lsle of Lewis H81 2DU Phone 01851 702272 . Giulianotti (Jackie) tom: . . Sent: "'29 April 2014 09:09 i ?a Subject: as: 31 Bayhead, brornoway Hi Jackie, I believe the constituency of?ce is due to get back to you on this I?ve copied him in. Regards, Sent from Samsung Mobiie on Original message From: "Giulianotti (Jackie)" 08:45 I I TO . . 4-: 91:3sz 4: Subject: FW: 31'Bayhead, Stornoway- refer to my earlier email and was wondering if you could provide an update. Many thanks Jackie From: Giulianotti 3 (Jackie) Sent: Wednesday, March 26, 2014 2:21 PM To: . I I Cc: Aitken (Ruth) Subject: RE: 31 Bayhead, Stomoway Many thanks for?your email. As discussed I am a little confused with the regard to the figures quoted at 11.1 and 11.2 and 11.3. Grateful if you could seek confirmation that the rental value of ?5,500 relates to one individualrenting the whole premises and the figures of ?2,800 and ?3,300 relate to two separate leases for the ground floor and first floor office space respectively with the sharing arrangements as specified being in place. - Also grateful if you could confirm going forward what type of lease/s will be put in place. Many thanks Jackie Giulianotti Allowances Office The Scottish Parliament Edinburgh EH99 1SP Telephone (Direct Dial) 0131 34 86609 Calls via RNID Typetalk: 18001 0131 34 86609 Fax 0131 348 6611 Email: Sent: Friday, March 21, 2014 9:40 AM To: Giulianotti 3 (Jackie) Subject: FW: 31 BaYhead, Stomoway Hi Jackia, fiha attachad ah iadapahdaht market valuatian that has jaat haah aadaitakah eh tha prapetty at 31 Bayhaad, QWhaCl by Weatethlalea 6196, where Alasdair raata hia office. Wa are new gaihg to get a aalicitar ta maka tha ralavaht Chaagaa to tha bat the figuraa ara that aha camhiaad attica rant (fat the twa atticaa Within tha building) are, heliava, (tam: about 67"00 tram what Ea haihg paid to araahd ?6600. Tha valuat?aa that Alaadairahaaid be paying 63% at this aam 16;? his affice apacau which wai?ka aat at 533300 par ahham. lat me knew what alaa taa t0 da - yea will want capiaa at the haw Kihd regards,? ty Aasistaht attaa M99 gaattiah Party Na hwaiteahaa an Ear Pest: T106) The Scottish Pariiameht, Edinburgh, EH99 16? Eat: 0131 3486?41 Web: . Ema: ma .. . .. . DRAFT REPORT ISSUED TO CLIENT 19.03.2014 19'11 March 2014 Scottish National Party 31 Bayhead Stornoway Isle .- . . . . H81 200 FAO Dear-Sirs SUBJECTS: OFFICES, 31 BAYHEAD, STORNOWAY, ISLE OF LEWIS, H81 ZDU 1.0 PURPOSE OF REPORT 1.0 We refer to your email of 6111 January 2014 and our subsequent letter of 23rd January 2014 with enclosed Terms of Engagement and now confirm that we have undertaken an inspection of the subjects with a view to advising as to the Market Rent ot the office accommodation as one entity and also on terms of the individual offices. 1.2 In arriving at our opinion as to the Market Rental we have had due regard to the general condition'as apparent from a walk over type of inspection. 1.3 The prOperty was inspected by Registered Valuer who is experienced and I competent in this type of valuation. The property was inspected on 20th February 2014 and weather conditions at the time of the inspection were poor. We can confirm the Vaiuer wiil be acting as an Externat Valuer". 1.4 We confirm that there are no conflicts of interest or previous involvement with the property. 1.5 See Appendixli Terms of Engagement Letter. 2.0 LOCATION 2.1 The subjects are situated on the east side of Bayhead close to its junction with New Street within a semi-residential/commercial area on the north side of Stornoway town centre. The property is bounded to the north by a private dwelling house and to the south by similar office accommodation. The remaining properties in the area are a mix of residentiai and commercial. 2.2 Stornoway is the principle community serving the Western Isles with a population within the greater Stornoway area of around 8000 representing approximately one third of the total population of the Western isles. 2.3 All services and facilities are available within reasonany close distance. 2.4 See Appendix 2 Location Pian 3.0 3.1 The subjects comprise a two storey mid terraced property with office accommodation on both Ground and First Floors. 3.2 The walls to the front elevation are consistent with being of concrete block or similar harled To: Scottish-National Party Re: 31 Bayhead, Stornovvay, Isle of Lewis, H81 .2 DU AIMS Ref' 3.3 4.0 4.1 . externaily. An inspection of the rear elevation was not possible as there is an adjoining store in separate ownership. The roof appears to be of a shallow mono-pitched design clad with glass fibre sheeting or similar. See Appendix 3 Photographic Schedule ACCOMMODATION I The accommodation comprises as follows- Ground Floor Of?ce 1, inner Hail, Office 2 and Toilet. 'First Floor? Of?estimate the Gross internal Areas to be as follows Ground Floor - 37.80 sqm. First Floor - 24.56 sgm. Total 62.36 or thereby We estimate the Netlntemal Areas to be as follows - Ground Floor? Ofiice 1 (to front) - 18.93 Office 2 (torear)? 7.11 Office 3 21.60 Total 47.64 There are no additional areas ofgarden ground or car parking with the property. SERVICES The services are connected to the main supplies for water and electricity with drainage to the main sewer. Fixed heating consists of electric wait. heaters and hot water is provided by individual electric hot water geysers. GENERAL CONDITION From a surface inspection of the property it appeared to be in a generally reasonable state of repair having due regard to age and character although we would emphasise that a detailed inspectionof the property was not undertaken. PLANNING For the purpose of the valuation it is assumed that the subjects are unaffected by any adverse planning proposals. It is further assumed that all appropriate local authority certification inciuding Planning Permissions, Buitding Warrants and Certi?cates Of Completion have been Obtained in respect of the present accommodation. - RATABLE VALUE To: Scottish National Party Re: 3i Bayhead, Stornoway. Isle of Lewis, H81 200 AliviS Ref: 8.1 The subjects are entered in the Valuation Roil as having a rateabie value of ?3,250. 9.0 BASIS OF VALUATION Our valuation is subject to and conditional upon the following basis, unless otherwise stated within our written'report: . 9.1 Unless otherwise stated, the'inspection and valuation was undertaken by an External Valuer as defined in, and in accordance with, the Valuation-Professional Standards 2014. 9.2 The Valuer inspected the Subjects for the purpose of providing you with our opinion as to the Market Rent as instructed. The date oi Valuation is the date of the inspection or a date as agreed with the Valuer. It is assumed that there have been no changes attecting'the property after that the date of inspection which will have had an impact upon Market Rental. The Valuer undertook a visual inspection of so much of the exteriorand interior of the property as was accessible with safety and without undue dif?culty, as was seen whilst standing at ground level within the boundaries of the site and adjacent public/communal areas and whilst standing at the various floor levels, which the Valuer considered reasonably necessary to inspect, having regard to its purpose. The Valuer is under no duty to carry out a building survey or to inspect those parts of the property which are covered, unexposed or inaccessible or to raise boards, move anything, use a moisture detecting meter, or to arrange for the testing of electrical heating or other services. Roof voids and sub iloor areas were not inspected. in undertaking the inspection we have had due regard to the general state of repair and 9.3 condition of the property. The inspection is not a Building or Structural survey (although our Building Surveying Department would be pleased to provide this service) and this report is not intended to detail minor defects which do not materially affect value. However, it minor defects are mentioned in the report, they should be regarded as indicative and not an exhaustive list of defects. For the purposes of the Valtiation, it is assumed that the property is in good'repair, except for any defects specifically noted. We have not carried out any tests to determine whether or not any hazardous building materials including asbestos and flammable insulation have been incorporated in the 9.4 construction. We have not inspected woodwork or other parts of the structure which are covered, unexposed or inaccessible at the time of our inspection and we are therefore unable to report that any such part is free from defect. Services and their appliances have not been tested and it is assumed that all services, and any associated controls or software, are in working order and tree from defect. Specifically the Valuer has not carried out an Asbestos inspection and has not acted as an Asbestos inspector in completing the valuation inspection of the Property which may fall within the Control of Asbestos Regulations 2006. No enquiry oi the duty holder (as defined in the Control of Asbestos Regulations 2006), of the existence of an Asbestos Register, or of any Plan for the Management of Asbestos has been made. For the purposes of this Valuation, it is assumed that there is a Duty Holder, as defined in the Control of Asbestos in the Workspace Regulations 2002 and that a Register of Asbestos and Effective Management Plan is in place, which does not require any immediate expenditure, or pose a significant risk to health, orbreach the HSE Regulations. - Market Rent (MR) is the estimated amount for which a property should tease on the valuation date between a willing lessor and a willing lessee on appropriate lease terms in an arm's length transaction, after proper marketing and where the parties had each acted 9.5 knowiedgeably, prudently and without compulsion. it is assumed that the Property possesses good and marketable Title is tree from any 3 To: Scottish National Party Re: 31 Bayhead, Stornoway, Isle of Lewis, H81 2DU AIMS Ref: 9.6 9.7 9.8 9.9 9.10 9.11 9.12 9.13 onerous or unusual burdens or covenants, restrictions, charges or other matters which may adversely affect the subjects and that any necessary access ways or servitude requirements are covered by the-relevant formalised documents. Site boundaries are to be taken as generaliy indicated on site although no checks-have been made in this connection and any site area quoted will be subject to verification from the Title Deeds. The Valuer has relied upon information provided by the client and/or the Client?s legal agents with regard to the extent of title, provision of lease documentation and any other relevant documentation. We confirm that the interpretation of legal documents is a matter for the client's iegal agents and no responsibility or liability is accepted for'the true interpretation of the legal titte in the property. It is assumed all that works necessary to meet the requirements 'of all competent iegislation, statutory instruments and. Local Authority Orders will have been complied with (in particuiar Fire Reguiations/ Fire Assessments, Disability Discrimination Legislation and Energy Performance Certificates). it is assumed that the roads and footpaths ex adverse the subjects are fully made up and the responsibility of the Local Authority. We have not carried out any investigations as to ground conditions orwhether the site, and surrounding area, is or has in the past been contaminated and our valuation is prepared on the assumption that the subjects are not adversely affected by ground conditions or any form of contamination. The Valuer did not carry but an inspection for Japanese Knotweed. Unless otherwise stated, for the purposes of the vaiuation we have assumed that there is no Japanese knotweed within the boundaries of the property or in neighboring properties. The identi?cation of Japanese Knotweed shouid be made by a specialist contractor. it must be removed by Specialist contractors and removal may be expensive.- Where the Valuer does report the presence of Japanese Knotweed,?further investigations may be recommended. In arriving at our opinion, no allowance will be made in respect of any expenses liable to be incurred in effecting realization of the asset or for any tax liability which may be eligible following disposal of the asset. For the avoidance of doubt, the valuation is net of any Value Added Tax which may be applicable. Information in respect of the subjects provided by the client or other connected party and referred to has been reiied upon.? If Graham Sibbald is requested to arrange any inspection or other work by any other is done so on the Ciient?s behalf. The Client must satisfy itself as to the terms and conditions on which such party renders its services; Graham Sibbald does not assume or accept any liability whatsbever in . connection with any arrangement or recommendation including without limitation for the acts or omissions of such other party. Each property is valued on the basis that it does not form part of a larger disposal and on the assumption that neither the whole nor a significant part of the totai estate will be exposed to the market at the same time. For the avoidance of doubt, each property has been valued individually and the values shown do not take any cognisance of any portfolio considerations. It is assumed that the subjects have all necessary lawful statutory consents (inciuding planning permissions) for" the current buildings and use and that there are no matters adversely affecting the property which might be revealed by 'a local search. The Valuer has, where appropriate, investigated as to whether there are any policies or proposals by statutory authorities that could positively or adversely affect the value. On occasions, delays or expense may be such that this information is not available and in these instances 4 To: Scottish National Party Re13l Bayhead, Stornoway, Isle of Lewis, H81 2DU office is used primarily by Alivls Ref: 9.14 it will be assumed that the property is not adversely affected by any proposals. Unless appropriate we have excluded any value in respect of goodwill or tenants fixtures and fittings. and have disregarded any value attached to plant and machinery with the exception of heritable items. Neither the whole nor any part of the Valuation nor any reference thereto may be included in any published document, circular or statement nor published in any way without our written approval to the form and the content in which it may appear. 9.15 This Report is provided for the sole use of the named client and is con?dential to the client. The contents are not to be disclosed nor made use of by any third party without our express prior written consent. 9.16 I Unless otherwise stated this Report will be signed by the External Valuer on behalf of the . Partnership and we confirm that the Valuer and all Partners of the Firm have the specified 9.17 qualifications being either Professional Members or Fellows Of the Royal institution of Chartered Surveyors. Graham Sibbald are regulated by the Royal Institution of Chartered Surveyors and the valuation may be subject to mOnitoring under the RICS Conduct and Disciplinary 9.l8 Regulations. 9.19 10.0 VALUATION METHODOLOGY 10.1 We note that the by Party and that the Ground Floor I, with the First Floor Of?ce being used by Alistair Allan, MSP. The Of?ce to the rear of the Ground Floor is shared by both by and Mr Allan as a consulting room. l0.2 it is understood that the Scottish National Party as owners of the building require an indication as to the likely Market Rent that the Tenant would be prepared to pay for office accommodation apportioned as per 10.1 above. For the purpose of the valuation we have assumed that the following lease terms would form the basis of the leases Lease length 5 years. a . Subjects of?Let. Office i (Ground Floor) Ground Floor Office together with equal share of use of the rear Ground Floor office and all other common areas including Toilet and Tea? point. Office 2 (First Floor) First Floor office together with equal share of use of rear Ground Floor Office and all common areas including Toilet and Tea-point. Access rights over Oltice l. Repairs The Tenants would accept the subjects in their present condition and would be responsible for a pro-rata share of internal and external repairs. Were the To: Scottish Nationai Party Re: 31 Bayhead, Stornovvay, Isle of Lewis, H81 2DU Rei' 11.0 11.1' landlord to remain responsible for repairs it is possible that tenants would be prepared to pay an additional sum to reflect the potential savings in this respect. Utilities The Tenants would be responsible for a pro-rata apportionment in terms of electricity, water and local authority charges. Given the Rateabie Value there is no liability for rates at present. Pro-rate apportionment In terms of the dedicated offices on the Ground Floor and First Floor we estimate that the Ground Floor offices would be responsible for 47% _of any common charges or repairs with the First Floor area being responsible for OPINION 0F MARKET RENTAL market Rental as one property. After careful consideration of all the relevant factors and having due regard to the location and accommodation afforded we are of the opinion that the Market Rent of the subjects as one entity on the standard 5 year fuil repairing and insuring basis would be fairly stated at ?5,600 per annum (FIVE THOUSAND SIX HUNDRED POUNDS PER ANNUM). - 1-1.2 11.3 11.4 11.5 Market Rent of Ground Floor office with shared use of rear office ?2,800 per annum (TWO THOUSAND EIGHT HUNDRED POUNDS PER ANNUM). Market rent of First Fioor office with shared use of rear Ground Floor office ?3,300 per annum (THREE THOUSAND THREE HUNDRED POUNDS PER ANNUM). We confirm that the rental levels as quoted exclude any costs with regards to the following- a Utility Costs 9 Rates 9 Staff Costs 9 Administrative Costs The date of valuation is the date of inspection is. 20th February 2014: We trust'that this report is suitable fer your purposes but should you require any further information please do not hesitate to contact this office. A note of our fee is enclosed. Yours faithfully Graham SibbeliCheri?nd Surveyors Dr. Alasdair mm 177.37. Rem: of Of?ce Space from. 6th.. May 2013 to 5th August 2013 3 months ?23259 per 171mm :Wzi?temherges 6th meg-um 27913 to 573%; 20113 (paid to Seet?Sh Water by Stae?ng some) Na h~E?eanan on far Constituency Association elf; fa, . Scof?lm 77mm 31 Bayhead Stomoway Isle Of Lewis H81 ZDU memce'm; NT ALI OM - Geode Received . CostCe?t?rei M1 . ., ?lm-ante: . I 1m mac-3.: Edai'fh'e'se' ?mjenses have whol?y incurred on - -. {in CAPS): ?igglaiure: . we: SNE, Constituency @f?ce - Siomewa? isle of Lewis - . 697.77 x/ch om cocci: .91cr-r-5Mc rib a TGTAL FAYABLE 748,3?0 ome?lrkow libilohi?? . No h?Eii?eonon on [or Constituency Association 8 I Bayhead Stornoway isle lot Lewis H81 ZDU Br, Aiasdair Aiian hi?nPe SELF. Sonstitneney ?ftiee Stornoway isie of Lewis 5 May ears Dear Alasdair . Rent Review 2913 i Wish to con?rm that the lease for your of?ce at the above address will continue on the same terms and conditions as in previous years with the exception that, in accordance with Part ll (2) of the Schedule, the rental from 6th May 2013 has been increased by being the rate of in?ation as identi?ed by the Retail Price Index ?gures released on 16th April (the latest ?gures available)? The rate payable hem 6th. May will therefore be ?232.59. i trust that you find this to be in order. Property Treasurer No h?Eifeonon cm for Constituency Association Sl-Bayhead Simmwa isle of EMS H81 pay $1 333 $.43 .. 31 . ENVQ r' n: run?H I rxu Ii Goods Reoe?vw Satisfactory 'g Sost?Eentre: comm. A?loozonw: toe-?g the? mesa expenses have wl-?Ioiiy incurred on ga'f?a?gmemary?oong?mog?" {?11 ore Aios'do?? Allan Mason in?rm ?omtituom ?f3 . o- Stowaway - - 9t 0 May 2912 isle of Lewio Root of Qf?oo Spam from May 2812 to 5m Auguo?i 2m 3 momma ?225.16 per mom]: 675,438 TUEAL PAYABLE 1% 675.48 Nu h~Eileenun an {at Constituency Association Bl Steruewuy lsle 0t Lewls I usr Br. Ales?ulr Allah M593. ?ttlee Steruewuy lsle st? Lewis st April sets Deer Alasdair ?ttiee Reut Review 2M2 wish te con?rm that the lease for your ef?ee at the shove address will eeutiuue err the same terms and as in previous years with the exeeptleu that, in with Part ll (2) of the Schedule, the rental hem 6th May 20l2 has been inereased by heiug the rate of in?ation as identified by the Censumer Price .hlclex ?gures released err 173? April (the latest ?gures available). The rate payable from 6th.. May will therethre bet-225.1 e. in Order- luett. Aug whit Ef?w?gj a? gig; . ?1 s, mote/Puts grater; +3 a Properw Treasurer tr hexteurtml 3 II . ?6&er weft/Vt jar-rue em utth gel/e eg I nae g??ll Elie. Alaadale Allan Ell Bayheael Sterneway lale of Leela ESE @Ql?l 18th May zen eax Alasdair @fllee Elena: Review lell 1 Wish to con?rm that, following your recent Victory at the polls, the lease for your oi?ce at the above address will conthme on the same terms and, conditions as previously with the encep?lion that, in aecordance math Pan ll (2) of the Schedule, the rental non]. 6th. May ZOll has been increased by being the rate of in?ation as identi?ed by the Consumer Price Baden for April 2011 (the latest ?gures available). The rate payable has therefore been amended to ?217.55, Yours sincerely Property Treasurer . 22 unouuART GARDENS .. ISLE or LEWIS net ZTX ARCHITECTURAL. SURVEYING PROPERTY 01851 706807 PLANNING SUPERVISOR AND umau: CONSTRUCTION AND PROPERTY MANAGEMENT CONSULTANT Mobile: 8 December 2007 AT 3i. BAYHEAD, ESLE 0F LEWS Acting on your inStruction I con?rm having carried out a survey of the above of?ce premises for the purpose of expressing an opinion on the open market value. The subjects comprise basically of a reception/of?ce at ground ?oor plus a small circulation area, toilet and store room and a single office at first ?oor entered direct from the ground floor office. The ground floor was a former shop with display Window and Single door entry direct from. the public pavement in Bayhead Street. The upper floor being the general Shop store area. Some ten years ago, the use was changed from retail to office accommodation. Accommodation comprises of: Ground Floor Of?ce: 4.500 5.200111 Circulation 1.200 )4 2.000111 Store 2.000 2.600111 1.4009: 1.550111. SS sink. unit Toilet 1.450 2: 1.700111. WC and small WHB First Floor Of?ce 3.550 1; 4.300111 The subjects were constructed some 50 years ago and constitute gap site development (back and Side wall being constructed linking two residential and one commercial properties. The design is basic and the construction is traditional other than the timber framed, flat roof. Mains water, drainage, electricity and an electrical heating system in place. Valuation: Given a good clean title, age, location, condition and level of accommodation I would assess the current open market value as being SeVenty Two Thousand Pounds (?72,00000) ARCHITECTURAL SURVEYING PROPERTY VALUER PLANNING SUPERVISOR AND CONSTRUCTION AND PROPERTY MANAGEMENT CONSULTANT I trust this information will assist in your deliberations. Yours sincerely 5:5'5 5:25.. 22 URQUHART GAMERS STORNOWAY ESLE OF LEWIS H81 ZTX 01851 706087 e?mail Mobile: RGBERT ADAM in, tin. gr. I gs ESLE (ll? H81 SURVEYING Thur/fir YALMER PLANNING SUPERWSOR AND CONSTRUCTION AND PROPERTY MANAGEMENT 706007 9 August 2005 15'? A ?an? .L d. N). cam. NTES VATJJATTQN El BAYHEAB, Acting on your instruction 1 confirm having carried out a survey of the above office accommodation for the purpose of expressing an opinion as to the current annual rental. Given that the premises are rented on an annual renewable basic and that the owner is responsible of the upkeep and full maintenance of the fabric, installed services and. Building Insurance, also for the provision of the tenancy agreement. The tenant being fully responsible for the running and cleaning costs which will include Council Tax, Water, Drainage, Telephone, Electricity, also any other charges that can be directly associated with the day to day office management. Given the Tenancy agreement has no onerous clauses am of the opinion that theannual rental should be in the region of Six thousand and Forty Pounds trust this information will assist in your discussions with the possible tenants. Ypurs sincerely Adam 259 Union Street, ABERDEEN. A511 BBR ox A884 ABERDEEN ABERDEEN 1 Tel; 01224 594172 Fax: 01224 574615 Womballoouk 23 Jti?? 2011 Fmonee?enM?o?i MN - ?y Of?ce Manager? to the Rt Hon Alex Salmc'md MSP . The I charmer surveyors Constitue?oy? Office - 84 North Street lnlrerurle A851 4QX Our? Ref; -o Dear SifIMe?dei?? PROPERTY oeeme. ee Nai?Tl-l STREET, INVERURIE, A851 4ox We Write With reference to the above and in particular to your instruotions of 1? June 2611' requesting our opinion of the corre?t market-Rental Value of the property Our Valuation hes been prepared in accordance with the RICS Valuation Standards {7?11 Edition), ae amended and on conditions of Engagement for the Vetuetion and Appraisal of Commercial Land and Buildings; 8? copy of Whloh is f??l?d?d at Appendix? 1. We can Confirm that we have eunioient Current looel knowledge of the particular propetty market involved and have the s?kille end underetending to undertake this valuation competently. ti? inspection 01? the on 17 June 2011.- We can also confirm that; after undertaking relevant enquiries, DM Hall have no conflict of interest in eooepting thes?e? instruotlohe end further, that we currently carry appropriateProfessional indemnity insurance cover in? relatid?n? to this?; instruction. . At your specifio request, we have Li?d?f"oted our confirm?etion of our opinion of value in summary Format. Bier-ewe Office, 84 North Street, lnverurle?. A851 4QX Tenure Heritable . . Resident FRICS??Hf'eddla MRICS. I Director: S..lohnston BLE Associates: MRICS. IM Gove BLE {Hone} MRICS MClArb. BLE MRIGS 6; Senior Partner: KD.Jones BS: FRICS Managing Partner: WJ Knight out Hall 3 Liability ?a?n?nership r'cigislored in Scotland with Registration number 803011-14 Registered office: 17 Corslorphine Road. Edinbh?rg?h, EH12 GDD A full ilet ofmembars? can be obtained frozii the__Hei3d Ol?og.?1?Corslorphino Road. Edinburgh. EH12 sop; ?T?ei: 0131 47? Dist 625 6304-.. . ME. CUT?lib?r?na?ld. Dun-inn. Dunfarmline. Edin?urgh :?lgin, Fat?klrk. ?alashleln?. Clmuowl?n?h arid South] Invamria. Irvine. Klimamock, Kirkcaldy; Livingston; Huamlhurgh, Ubali. Palafoy- Poi-tit. Palmhoad. Stirling. Wlok. Sate of'VLaiuetion ?17 June 20?? pese?etioe The eutijeCts comprise a ground floor office contained within a? traditional single storey building and a more modern Single storey rear projection. The r?n'ei? buildi?g eppeersito be" of traditional stone and slate oon'etruotiom with the rear projection ep'peerirtg to be of concrete block construction. Fyfestone pointed and rendered externally under stile! felted roof. The accommodation comprises a large from of?ce, a smell reer office arid shared kitchen and toilet fecilitiee to the rear. Accom'mod'atio? The subjects provide the following accommodation and floor areas: Front office, reef office, kitchen. toilet I 57.?1 sq (621 sq ft) The foregomg' he?t interest pave been calculated in accordance with the code of Practice Edition). - Markei?entetyaiue Weere of the opinion that the correm market Rental Value of the property based on a? five year lease, drafted on full repairirig and iheu?ri?g terms ?hd 0n the assumption that such a lease would not contain any unduly onerous" or conditio?e i3: Sever: Thodeal?d Five Htj?dt?ed Pounds Per Annum Assuming an equal share of the ltitChe? spece, our Market Rental Value can be apportioned as follows: front o?ioe per ennum?; Rear office - ?1,850 per ennum. Wetruet thet this report is sufficient for your current purposee, although in the event that you require any further information or assistance please do not hesitete? to coeteot us. - This brief report is provided" for internal purposes o-nly'efid is} hot" ihtended to constitute a formal Valuatiori report; As a result, the foregoing may not be relied u?po? for? secured lending purposes. Vows faithfully Associate For BM Hell Page 2 of 2 The Scottish Parliament Pdrlomdid no h-Albu 1i X: A.r.ia City I) Ra 1? .it 13 E1iq it I R_ri 13 ALS a? Jackie Giulianotti Head of Allowances Scottish Parliament Edinburgh EH99 msmwum . 22/07/2011 Dear Jackie, Rental Agreement - Alex 'Salmond MSP I write in reference to the rental agreement at the office of Alex Salmond MSP The two Members will now be sharing?a constituency office at 84 North St, lnverurie Previously Mr Salmond did not rent the back room of the of?ce; however we will now need to rent the whole office, including the back room, to make space for new staff and ?les. Hall surveyors have therefore valued the new rentaltotal for the property at ?7 500 per annum, which will be split 50/50 between Mr Salmond. I enclose signed copies of the new lease, issued by our landlord, which sets the new rental value for eachMember at 753500 per annurni would'be grateful if your team could arrange for this to be paid to the landlord on a basis, at I would also be obliged if the split could be backdated to june as per the lease agreement. Please do not hesitate to contact me should you require any further information. Yours sincerely, Warm ,3 attests Office Manager to Alex Salmond MSP ii. 84 NORTH INVERURIE, A1351 4QX. TEL: 01467 670070 25a Union Street, AEERDEEN. A811 sore I ox aoazi ABERDEEN I lids ABERDEEN 1 Tot; 01224 594*: 72 Fax: 01324 574615 23 2011 For The of: Office Manag?r to the Rt Hon Alex Salmond MSP a The Scottish Parliament chartered surveyors ConstitUar?ioy O?ioa - 84 North Street Inverurio? A851 4QX Our Fiat:- SWIM . PROPERTY OFFICE. 8?4 ENVERURIE, A351 4m; We; Writ? with to the above and in particular to your instruotiono of 1? June 2611 rquSsting our opinion of tho corroot Marker Rental Valuaor the property. Our valuation h?ao oaan propafod in accordance with the RIOS Valuation Standards G"-h as amended and our oondiriorio of Eogagomoni for the Valuation and Appraisal of Gommeroiai Land and Buildingo. a? of Whioh ia? inoiud?c'i at Appandix' 1. We can confirm that we haira ourrioent corron?r local knowledge of the particular property market invohfad and have the akill? and understanding to undertake this valuation competently. An inspection of tho oropan}? irir?aa undertaken by I 1? Ju?no 2011; We can also confirm that; afto'r ?Li?dar'i?aki?g r'?l?vani enquiries; Hall LLP haVa no conflict of interest in accepting iriatr?u?o?tio?na and further. that we currenin carry appropriate Professional indemnity insurance cover in? relation to this inatruction. At your specific request, we have ii?d?t??dl?ci our oonfirihatlon of our opinion of value in a mommy Format. Progartg Office, 841 North Street, Invarurio?, A851 46X Tenure I Heritablo ?q . - to rt mar-x Hoodoo? dd? MRICS. 6% Rg?g Aasocieleat LF.:l:rl ?at: BLE mares Senior Parin?r: KDJooes FRICS Ma naging Partner: WJ Knight H'aiT a Limited Liability F?a?rinarship fdgislorod Scolland wilh Ragimration numbers-9301 144 Raglatarod office: 17 Road, Edinbifrg'h, EH12 6130 A run 1qu of members? can be obia?irisjd rror? mar-read Road. Edinburgh, EH12 sd?JT'ei: [5131 6003? F'asr: 0131 625 6304- Ayhcifr'rihor?na?n'd. Dumlrl?. (lamina. Dunhrmilno, Edinburgh (Efrain. Faiklrk, ?aiadhlai?. Glmgawl?nr?th pm! South] Hamllion,lrwormna, insomniai in?rm, . Kllkual?y: Livingnlonjiimmiburgh. Duran. Siltil??MlciL ?ats of Vsiua ?on 17 June 2011' Subjeots comprise a ground ?oor office o?oniain??d within: a tradi?onai singfe storey buiiding and mod?m singis storey rear projection- - Tho rosi?'bufld'i?g appears to be of traditions! stone and sfai? oo?s'fr?uotion, With the roar projection spoo?ng to be of concrete mock cons?ruoti?on, Fyfestone pointed sn?d rendered exiernaliy unqls'r a ?st relied roof. Th? accommodation comprises a large front of?ce, a? sm?sil rear offioe arid shared kitoho?n and foil?t f?oi?ti?? to the roar. - g. ccomrriodatio? The subisots provide the following aocommodation and floor areas: Front office, r??sf office, kitC??n. toilet I 5?.71 sq (621 sq ft] The foregoihg not mi?r??i have bash calouIated in accordance with. the code of M?sisuring Practice Edition). - market?entaWalue We are of {he opinion that the (?mirror market Rental value or the property based art a? five year lasso, drafted or; fuil repairi?g arid insurf?g t?r?r??s arid or: the ammo: ption that such a lease wouid not Germain any unduly onerous o?r oo?ditio?? is: . - - swore Thou_ss?ti Hij?r?td?r??ci Pounds Per ?mnum Assuming an equal shar?of kftoho? our Marker Rental Value can be apportioned as fo?ows: -. . Em n?r office per anr?zum': Rear office - ?1,350 per annum. We {rust {hat this report is sufficieni for your ourrent a'lt?ough in the event that you require any further information or assistance please do not ??srt'a't? Eo Co?t?oi us. This brief report is provided for _internal purposes oniy??d is riot ir?rt?nded to constitute a formal valuation report. As a result the; foregoing may not be relied Upo? for S?our'?o l??ding purposes. YoUrs? faifhfuily as goi?'i?it? For DM Hall Page 2 9f 2 Aitken (Ruth) From: 'Aitken (Ruth) Sent: 13 June Cc: Allard (Christian). i? Subject: FW: Lease: Office of Christian Allard Attachments: 130530 marwick angusdoc Thank you for your e-mail and attached copy of letter issued on 29th May to your Landlord. On this basis I can confirm that the proposed arrangement meets the requirements of the Members Expenses Scheme. However on checking our records i note that we have already paid I .: share of the rent covering the period up to the end of June and on this basis we would not pay rent for Christian until 15t July. I shall aWait a copy of .. to his landlord and a copy of Christian Allard, new signed lease and upon receipt of these i can then set up future rentalpayments direct to the landlord and update our records accordingly. - Thank you for all your help in this matter. I Kind Regards Ruth Ruth Aitken Allowances Manager Allowances Office The Scottish Parliament Edinburgh Telephone (Direct Dial): 0131 34 86659 - Calls via RNID Typetalk: 18001 0131 3466659 Fax: 0131 34 86611 Email: Highland Conservative and Unionist Association 14A Ardross Street lnverness 1V3 5N8 Tel 01463 233986 highlandconservarives. co. uk Seet?tietg .. Conservatives F3 Mary Scanlon MSP - Scottish Parliament . it if ill-l 7 Camber 2015 I 9 llig gm: - is at; is I In. United, Kingdom I earl-f; w, is} l? I 1.: Vigil!? r: {Willa Elf-?1 e- e: 3 if: 1.: rental ef Me Ardross Street Envemess . I Period offth April 2015 to May 2016 53500 Tetel eases 17:4 29% Rent ineledes: Parking space PMMENTAUTHQRISMWW ?meeda?atle?fa?o? Use of conference room ?g?a?gi . Use ofkitchen and to?ets i yw?v these expenses; We mom, meme 0 Building Insurance - . . . 1 -- Heating and Lighting All building repairs lgsiet I ?l i. g. "sn?wg-m?-m Highland Conservative and Unionist Association 14A Ardross Street inverness 1V3 5N8 . Tel 01463 233986 a 5? highlandconservatives. co. uk . Seorrisrr -. i, i. :5 ?nnsewarwes Mary Scanlon MSP . Scottish Parliament I 2014 EDINBURGH -- in ~55 ti .5 i . in.) United Kingdom I ?fe rental of Ma arriross Sireer Enrerness :9 Period 1 April 2014 to 313tMarch 2,015 . 53500 fora? 595W EMF-M sari-seer? $3;sz? i. Parking space conference room ar?awr'saaarr-arid am! stage or enses fian when bearers-:5 era Use of kitchen and to?ets . g??nwimwmmieg? dag; (W - - . ?n Jim/J Jim-1F? .. Budding Insurance Hearing and Lighting cm. i ?1 9i - mwu?-Ni?tmutmnp?u?b -4.. - 4'9 amt: Heme {in Wirai? a .. ape-q:- Ail building repairs . - @W?r?bte?? gm} W- I: as HIGHLAND . 14a ARDROSS STREET CONSERVATIVE ?5 UNIONIST AS SOCIATION 1N VERNESS W3 5N8 Email 1nvemess@tory.org T61 01463 233986 28 November 2013 l. Mary Scanlon MSP. Scattish Parliament EDMURGH A 9 Rent for Of?gs at 14a Ardross Sweat? Invamass 2013/2014 5 I l, I .. 01 Ap?12013eto 0:9 September201??1521365_? saw) ?19538 75/ 383058.90 a 5011.73; T6%a1rRant Rani incladas: Parking Space I Use Of Confaraaca R0011: for mastiags Usa of Kitchen a taila?: facilities Ba?di?gs Insurance Haatiag andlighting A11 buildiag repairs 4? .. . PAYMENT AUTHOR . Association Sacra?iary Goods Received a Satisf- "um-J Cost Centre: a - ?lbwanoe: I a I certify that these expenses have whO'Ily incurred on I Myriamentary?constituency duties. 9 Hgme (in CApg?. A QXNJ (Jackie) From: Williams HW (Huvv) Sent: 21 November 2013 10:40 To: Giulianotti (Jackie) Subject: FW: Inverness Office Surveys Attachments: Office Jackie As discuSsed the other day Huvv A Frei?i?i: Sent: 21, 2013 10:28. AM "to: Williams HW (Huvv) - Cc: Scanion (Mary), MSP Stab]? foi-ee Surveys- Dear Mr Williams, . Mary has asked that I send to you copies of the survey reports prepared in May 2008 and again in September 2013 and attach these for your-perusal. The survey for the current year is based on the assumption that the lease to the Parliament. is a full?repairing lease. This is not correct and I have asked Allied Surveyors to revise their valuation in light of this error. As soon as I receive the revised valuation I shall send you a copy and also submit an invoice to the'ParIiament accordingly. Yours sincerely: "Parliamentary aide'ifs Mary Scanlon MSP Shadow Spokesperson for Education and Lifelong Learning 14a Ardross Street, lnverness, SNS 01463 2410011 g5 la?- linuerness ?ffice Ler House, Fairways Business Park Castle Heather InVerness 6AA Chartered Surveyors 10th September 2013 Chairman lnverness Conservative Office 14a Ard ross Street N3 5N5 Dear - Offices at Ma Ardross Street, inverness Rent Apportionment In? accordance with your instructions, we confirm having inspected the above subjects for the purpoSe of advising you on the appropriate apportionment of rent in consideration of Mary Scanlon?s occupation of the property. You have advised us that the front office is partly occupied by her, and that the remainder of the suite is shared on a SOXSO basis. I would advise that our Market Rent for the, benefit of the accommodation occupied by "ii/Ls?panlon fag?Bad; 1? ANNUM (?3,300 PER Market Rent is defined as the estimated amount for which a property, or'space within a property, should lease (let) on'the date of valuation between a willing lessor ?and -a wiliing lessee on appropriate lease terms in an arm?s~length transaction after proper marketing wherein the parties had acted knowiedgeabiy, prudently and without compulsion. . Furthermore, this sum is based on the assumption that tenants are responsible for full repairing liability, with the exception of pre-existing defects. We trust that this is sufficient for your purposes for the time being, but if a more formal report is required, please do not hesitate to get in touch. - FIE-EfflAllied Surveyors Scotland Pic Enc I ALLIED SURVEYORS SCOTLAND PLC Company No: SC180257. Registered Office: Herbert House, . 24 Herbert Street. Glasgow GED ENE alliedsurveyorsstotlandcom 9001 Regulated by RIOS Tel; 01463 239494 - 711061 Email: .4. if; $memese @t??oe . t" A tyte House-3J Fairways Business Park Castle Heath er Ememess N2 - Chartered Surveygrs It,? 29 0010136? 2013 12% I on too we Scottish Consewatt?e 8; Unioniet'eesootetiooER Me Ard rose Street;- tnvemees. N3 5N8 at "Me etdtoe'e Stteet, Root- - tat: 01 463} 2394.94 Pei-z: 01463 Ti 1051 Email: ?o gem t3 {rt accordance with your instructions, we con?rm having ioepeoted the above subjects for the purpose _of advising you on the appropriate eoportionment of rent in consideration of Mary occupation of the-property. You have advised us that - the front office is (accepted by her, and that the remainder of the suite is Sheree on 5050 beets; we wouid advise that our merket Rent for the benefit of the accommodation ?occupied by Me. Soonloh is fairly stated to 'e figure of ENE FWE PER At?tt?t??it toe? eooum). a a com poision. Market Rent?isoe?ned es the estimated amount for which .a property, or space within a property, shouid tease (Jet) of: the date of Valuation between a willing. and wttl?og lessee on e-pptooriete lease terms in en erm?ewiength transaction otter proper - marketing wherein the parties had acted knowledgeebty, prudently and without Furthermore, this sum is based 03% the eesomption that tenants have no repairing liability. 1. me: ?1 13M, ?rm I We trust that thte )8 suf?cient for your purposes for th?e?ttme bemg, bet at a more tormel t? report is? required, please do not heeitete to get in touch._ ?Main?har? SURVEYORS SCOTLAND PLC 24 Herbert Street, Giasgow 6.20 BN3 1 Regulated 1335 egos "mow .. Company No: 513180257? Registered Office: Herbert House. aHiedsurveyorsscotland.com . 3k. I. INVERNESS, NAIRN, BADENOCH STRATHSPEY 14a ARDROSS STREET CONSERVATIVE UNIONIST ASSOCIATION INVERNESS IV 3 5N8 E?mail Tel 01463 233986 May 2012 Mary Seanlen.M.S.P. Scottish Parliament . EDINBURGH I Rent for of?ce at Ma Street, InVerness Year commencing 13?: April 2012 MAWOW Rent includes: Parking Space Use of Conference Room for meetings Use of Kitchen 85 toilet facilities Buildings Insurance Heating and Lighting . . News ?1*i::it:nimww ?i 1 A "ull? :17) I he? n" ?fa-Natalie 3W .23 fe'r? . I .50" 1 1.1300655 ?gfr?awe? 6? Sim? a I Cm: Centres . 7 reruns-{radial it? tncutma'. en 5" 4/ 13.7.9.3? gxpean's-s'tsttaeew m?a?ii?i?l" My hi1 a ona?taenwedieqLit-?v twat?: a ?20 I Elana - Mary Scanion MSP. 14a ARDROSS STREET INVERNESS, NAIRN, BADENOCH 82; STRATHSPEY INVERNESS 1V3 5N8 CONSERVATIVE ASSOCIATION Te1014-63 23398-6 May 2011 E-ma? 11111010 01111: Scottish Parliament I 011E DIME Rent for Of?ce at Ma Ardress Street? inverness 00111111011153 Year commencing 1StApri12011 Parking Space Use Of Conference Room for meetings Use Of Kitchen &tOi1et facilities Buildings insurance Heating and Lighting Rent includes: Rent due for period. 11 May 2011 31st March 2012 324/365 4,400 $3306.00 Assn ciation Chairman K- ,lnoemess Utilize . ?lyle House Pavilion 1 Fairways Business Park Castle Heathei? JnVerness Ivz BAA Tel: 01463 2391194 Fax: 711061 . Email: inverness@alliedsurveyorstom 27 May 2003 Marv Scanien 14a At?dross Street IN VERNESS 1V3 5N8 Deaf Madam,? "its - - . in accordance with instructions received, we have inspected the property Slt?oated at and forming the annex, at 1421 Atdross Street, invemess for the purpose of advising you on the cement Market Rental. As the suhjeets are obviously familiar to you, 'we have dispensed with a detailed description of the property, however for the avoidance of any doubt the accommodation comprises:- Ground Floor: Entrance hallway, kitchen with-WC, off, boardroom and main of?ce area. The accommodation is contained Within a single storey detached building, situated in the grounds of 14 Ardross Street, lovemess. The stroetore appears to he ate traditional block cavity construction contained under a ?at roof, From a brief; surface inspection of the property, it was found to he in a satisfactory state of repair both internally and externally having regard to the property?s age-and eons'tmetion type. Whilst the WC and kitchen facilities iite serviceable in their current condition, the arrangement of the accommodation Would not comp 131 with current Building Regulations. For the avoidance of any doubt, we understand. the accommodation includes sole use of the office accommodation (extending to 227 square feet}, together with shared use of the board room, WC. and kitchen facilities. The office also has the behe?t ofoae dedicated cat perigng Market Rental Market Rental is'our opinion as to the estimated mnouot for which the property, should lease (let) on the date of Valuation between a willing lessor and a willing lessee on appropn'ate lease terms in an arm?s length transaotion alter proper marketing wherein the parties had acted knowledgebly, prudently . and without compulsion. In Association with Allied Surveyors Scotland pic and Allied Sowe?rors pic. Over 150 offices throughout the United Kingdom Allied Surveyors is the trading name ofAflied Boater 31 Jeffrey Company No. 261173 Registered office: Nevis House, Beethwoad Park, laverness 1V2 33w. A list of directorsfassodates is available on reqUert . Official Sponsor of the Scottish Amateur Golf Championship mes . I 1 1 4 HEcEiygg 3 JW 2593? CHECHEE 8: VELUATIQN $5 HIGH STREET TEANENT EH33 TLN 15 Alva Street. Edinburgh, EH2 4PH LP-21 1 Edinburgh 2 DX ED 41 Tet: 0131 47? 6000 Fax: 0131 4717 6016 3 m? web site: 04 May 2007 EaSt Lothian Constituency Labour Party 65 High Street - Tranent . EH33 ?i LN chartered surveyors Our Ref; g1 Dear Sirs CERTIFICATE . In accordance with your Instructions, we have attended at the undernoted subjects in order to advise as to our opinion of vatues on the required basis. Our report is prepared in accordance with the Conditions of Engagement for the Vaioation and Appraisal of Commercial Land and Buildings, a copy of which is appended hereto, inspected the subjects on 26 April 2007. We confirm that we do not have a con?ict oi interest in accepting these instructions and that we currentiy carry appropriate Professional Indemnity insurance cover. Havin' carried out our inspection and com ieted relevant en uiries, we wouid now re ort on our 0 inions 9 . and findings as toiiows:- - PROPERTY cities-s, 65 High Street, Tranent, EH33 1m . CLIENT East Lothian Constituency Labour Party ENTEREST Heritabie interest DATE OF VALUATION 26 Aprii 2007 Resident Partners: G.Nisbet {30.an secrHons) Farce. RECS EMMowat aisles, RDJ?iudghton MRICS. CRSimpsort seen?ions) Mares, Associate: Porter Senior Partner: KD.Jones Managing Partner: WJ Knight UM Hall LLP. 3 limited Liab?itsr Partnership registered in Scotland with Registration number-30301144 Registered office: 17 Corstorphloe Road. Edinburgh. EH12 EDD A mil list of members can be obtained iron: the Head Of?ce. 17 Corstorpttine Road. Edinburgh. EH12 GDD :Tel: 0131 477 6006 Fax: 0131 625 6304 Abel-dean, Ayncumbernauid. Dummies, Dundee. Dantermline. East Kilbricia, Fatiririr, Galashials?lasgow (North and South} Hamilton, lnvemess.intre:urie.trvine. Kilmammit, Livingston. Musselhurgh, Oban. Paistay. Perth; Petarhead, Stirling. summer, Wick EXECUTWE SUMMARY 9 The subjects comprise office accommodation occupying the ground and first floors of a two storey terraced buiiding situated in the heart of the East Lothian town of Tranent. The subjects front High Street, the main commercial and shopping thoroughfare tor the town providing flexible office accommodation which appears to have been reasonably well maintained. We assume that in view-cf the subjects current utilisation that they benefit from Ciass 4 planning consent under the Use Classes (Scotiand) Order 199?. By definition, there is likely to be a reasonable number of prospective purchasers for the premises and likely purchasers would in our opinion be family businesses, private individuals, partnerships, investors, private pensions trustees and SIPPs. in our opinion, there has been little movement in office rentals in Tranent and East Lothian in general and as such a rate of between ?10 and ?11 per ft2 is applicable tor the accommodation. Notwithstanding this we would comment that the availability of commercial. mortgage finance coupled with relatively low and stable interest rates has stimulated demand for owner occupied properties which, in our opinion has strengthened yieid application. in general the commercial property market has been relatively active over the preceding several years with an established stable demand from owner occupiers. The building of_which the subjects form part appears to be in reasonable condition commensurate with age, type and usage however ongoing maintenance should be anticipated to the external building fabric in general and should be budgeted for. Our opinions of value presuppose the undernoted:~ i) Confirmation of Clear Title is available. ii) Confirmation that the subjects are unaffected by any outstanding statutory issues. That planning consent is in place for the existing use and similar professions! and other services within Class 4 of the Use Classes (Scotland) Order 1997. iv) That all services provided to the subjects have been separated from the rear building of which the subjects used to form part. ACCOMMODATION According to our calculations on a net internai basis the following floor areas are afforded:- Ground Fioor Generai Office 31.31 m2 (33? Private Office (front) 14.44 m2 (155 it?) ed Private Office (rear) 14.43 m3 (155 ha) er? . Kitchen 4.80 m2 (52 ft2) if" derided First Fioor Office/meeting room 61.51 rn2 (682 fig) - Tea Preparation Area 4.53 m2 (49 ttz) Total 131.02 m2 (1410 in) The above approximate areas have been calculated for valuation purposes and shouid be used for no other purpose whatsoever. CONDETION At the time of our inspection the subjects appear to be in reasonable condition commensurate with age, type and usage, the building itsett appearing to have been reasonably welt maintained Notwithstanding this ongoing maintenance should be anticipated to the extemai building fabric in general and should be budgeted for On an ongoing basis. Our inspection of the roots was restricted to ground level rendering restricted views thereof and we cannot comment fully thereon. - Notwithstanding this at the time of our inspection we noted severai tease," broken and stipped root states and the gutters and downpipes in general appear to be of mixed design and quality and future remedial work shouid be anticipated in this regard. At the time of our inspection damp staining and vegetation was also noted around the downpipe to the Eastmost gable end in the front elevation where the subjects meet the adjoining property. We would point out the possibility of iaterai water penetration in this regard and wouid recommend that repairs be affected. Repointing is required to sections of the external stonework. Sections of the external timbers appeared weathered and future remedial works may be anticipated in this regard in due course. The externai timbers in generai wouid benefit from repainting.