12 Leonards Lane, Feltwell Flashcards
Describe the construction of the property at Feltwell?
It was constructed with solid walls as indicated by the flemish bonding with flint detailing on the gable end walls. It was covered under interlocking concrete pan tiles. It had a timber frame extension covered under flat felt roof.
What was the age of the building?
I estimated it was built around the 1920’s because of the solid walls, sash windows and the use of concrete pantiles (which were introduced in the 1920’s) coincided with the increasing popularity of cavity walls in the 1930’s.
Describe the poor state of repair at Feltwell?
The property appeared as if it was subject to squatting, the windows and doors were smashed, internally, I looked through windows and it had been trashed. The surrounding land was significantly overgrown, with tree fallen down and a part finished garage.
How did the poor state of repair impact your valuation?
I assumed the property would require a complete refurbishment because it was dated and trashed internally. I obtained estimated costs for refurbishment from BCIS and a quantity surveyor and then deducted this cost from the valuation.
What was the purpose of the inspection?
Valuation purposes
How does an external inspection limit your valuation?
Unable to obtain full information on matters which may have an impact on the valuation.
How did you deal with the external inspection in your report?
Document the restriction on the inspection in the terms of engagement and the report.
Made an assumption based on external condition that the property required renovation, however included a caveat to say that if the condition is established to the contrary then I should be made aware as it may impact on the valuation.
Talk me through your inspection methodology at Feltwell?
I originally undertook a desktop inspection to ascertain where I was going and to see what was within the surrounding area. I noted the property was in a remote location, my client informed the property was subject to squatting, therefore I asked a colleague to assist me on the inspection.
I then undertook an external inspection by taking a walk round the building while taking notes on the construction, state of repair and characteristics of the site.
What is Flemish bonding?
Alternating stretchers and headers in a single course.
