2 Pantyscallog Terrace, Pant, Merthyr Tydfil, CF48 2BT

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1 2 Pantyscallog Terrace, Pant, Merthyr Tydfil, CF48 2BT

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3 Contract Incorporating the Standard Conditions of Sale {Fourth Edition} Date Time Formula Seller Kay Victoria Hughes acting by his conveyancer JCP Solicitors Limited, Venture Court, Valley Way, Enterprise Park, Swansea, West Glam, SA6 8QP. Buyer acting by his conveyancer Property 2 Pantyscallog Terrace, Pant, Merthyr Tydfil, CF48 2BT Freehold / Leasehold Freehold Title Number / Root of Title CYM87532 Specified Incumbrances As specified in special condition 2 3

4 Title Guarantee Full Contract Rate The Law Society s interest rate from time to time in force Completion Date Purchase Price Deposit Chattels price (if separate) Balance The seller will sell and the buyer will buy the property at a the purchased price WARNING This is a formal document designed to create legal rights and obligations Take advice before using it Seller s Conveyancer: Signed/.. Dated/. Buyer s Conveyancer: Signed/.. Dated/. JCP Solicitors Limited Venture Court Waterside Business Park Valley Way Enterprise Park Swansea SA6 8QP 4

5 Special Conditions 1 General 1.1 This contract incorporates the Standard Conditions of Sale {Fourth Edition}. 1.2 The terms used in this contract have the same meaning when used in the Conditions 1.3 Subject to the terms of this contract and to the Standard Conditions of Sale, the Seller is to transfer the Property with either full title guarantee or limited title guarantee, as specified on the first page of this contract. 1.4 The chattels, which are on the Property and set out in any Fixtures, Fittings and Contents List {"the List"} previously delivered to the Buyer, are included in the sale and the Buyer is to pay any specified chattels price for them. The List need not necessarily be attached to this contract. 1.5 The Property is sold with vacant possession. 2 Incumbrances 2.1 The Property is sold subject to the Incumbrances on the Property and the Buyer will raise no requisition with regard to them. 2.2 The Incumbrances are: disclosed in the Registers of the Title Number or in the Epitome of unregistered title {as the case may be} other than any mortgages of the Seller or any other financial entries any overriding interests {whether or not the Property is registered} 3 Deposit If the deposit actually paid on exchange of this Contract shall be less than 10% of the purchase price, then notwithstanding the payment of the lesser amount, the balance shall at all times remain due to the Seller and in the event of rescission or failure to complete {through no fault of the Seller} such balance shall be due to the Seller forthwith on demand and recoverable by action whether or not Notice to Complete has been served under Standard Condition Pending Completion Standard Condition 5.1 shall not apply and the following conditions shall be substituted: The Property shall be at the Buyer s risk as from the date of the Contract and the Buyer shall arrange to insure the Property If the Property is destroyed or damaged prior to actual completion and the proceeds of any insurance policy effected by the Buyer are reduced by reason of the existence of any policy effected by the Seller, the purchase price shall be abated by the amount of such reduction Sub-condition shall not apply where the proceeds of the 5

6 Seller s property are applied towards the reinstatement of the Property pursuant to any statutory or contractual obligation Section 47 of the Law of Property Act 1925 does not apply The Seller is under no obligation to the Buyer to maintain any insurance on the Property 5 Completion 5.1 In the event of completion not having taken place by the contractual time for completion and either party serving upon the other a Notice to Complete, the defaulting party shall, in addition to the balance of the purchase price reimburse the cost of the preparation of the Notice to Complete in an amount not exceeding plus VAT 5.2 Unless otherwise stated, the balance of the purchase price, the chattels price and any further sums due from the Buyer to the Seller or the Seller's Conveyancer on Completion, payable under the provisions of this contract shall be paid by direct credit to the following account:- Bank: Lloyds TSB Bank Address: Beaumont House, Phoenix Way, Swansea Enterprise Park Swansea SA9 9DL Bank Sort Code: Account Name: JCP Solicitors Limited Client Account Account Number:

7 Additional special conditions of sale Property: 2 Pantyscallog Terrace, Pant, Merthyr Tydfil, CF48 2BT Lot No: 1. The Vendor s are Kay Victoria Hughes 2. The Vendor's Solicitors are JCP Solicitors Limited of Venture Court, Waterside Business Park, Valley Way, Enterprise Park, Swansea, SA6 8QP DX: SWANSEA 2 - Telephone No: (01792) Fax No: (01792) The Property is a Freehold Property situate and known as 2 Pantyscallog Terrace, Pant, Merthyr Tydfil, CF48 2BT 4. The property is Freehold registered title absolute at the District Land Registry for Wales under title number CYM The Vendor sells with Full Title Guarantee. The Transfer to the Purchaser shall contain the following clause. (i) For the purpose of Section 6(2)(a) of the Law of Property (Miscellaneous Provisions) Act 1994 ( the Act ) all matters recorded in registers open to public inspection are to be considered within the actual knowledge of the Transferee. (ii) In Section 2(1)(b) of the Act the words his own cost shall be deleted and the words the cost of the Transferee substituted therefore 7

8 (iii) The Transferee(s) (jointly and severally) covenant with the Transferor to observe and perform the covenants and restrictions in the Registered Title (and the Lease under which the property is held) and to indemnify the Transferors against all consequences of any future non observance non performance or breach thereof and against all claims costs actions and proceeds howsoever arising therefrom. 6. VAT will not be chargeable in respect of the Purchase Price. 7.(a) The Purchaser will reimburse the Vendor at completion for the cost of all legal fees in preparing the legal pack together with all disbursements.( Total ) 8. The Deposit shall be paid to the Vendors Agents or Solicitors and be held by them as Agents for the Vendors. 9. The Purchaser will not be entitled to require the Vendor to transfer the property to any person other than the Purchaser and/or for a consideration different to that stated in this contract, and the Vendor shall be entitled to decline to do so. 10. Completion shall take place 20 working days from the date of this agreement. 11. If the purchaser shall fail to complete on the completion date, then the Purchaser shall pay to the Vendor on actual completion all additional legal costs incurred by the Vendor occasioned by such failure including the cost of preparation and service of a Notice to Complete, but without prejudice to any other rights or remedies available. 12. The property is sold as seen and the information provided in the property information forms are for information purposes only.. The buyer should satisfy themselves as to the replies provided. 8

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44 Agents to the Legal Profession ConveyIT House 28 Coity Road Bridgend CF31 1LR DX Bridgend Tel Fax Web. REGULATED LOCAL AUTHORITY SEARCH REPORT HomeInfo UK Limited The One Stop Shop for Conveyancing Reports Local Authority Drainage and Water Mining Environmental Planning Company Land Registry HomeInfo UK Limited t/a HomeInfo Wales & HomeInfo England Registered Office: ConveyIT House, 28 Coity Road, Bridgend CF31 1LR Registered in England and Wales. Registration Number:

45 ENQUIRIES OF THE LOCAL AUTHORITY (2007 Edition) This report relates to enquiries made in respect of property/land known as: HomeInfo UK Limited has a contractual relationship and/or personal relationship with the following: Address 2 Pantyscallog Terrace Pant MERTHYR TYDFIL MID GLAMORGAN CF48 2BT Vendor: Estate Agents: Solicitor/Conveyancer: JCP Solicitors Searcher: Steve Follett HomeInfo UK Limited ConveyIT House 28 Coity Road Bridgend Mid Glamorgan CF31 1LR DX BRIDGEND Processor: Jane Davies HomeInfo UK Limited ConveyIT House 28 Coity Road Bridgend Mid Glamorgan CF31 1LR DX BRIDGEND Any queries relating to the following report should be addressed to: Please quote the search reference number in all correspondence. Mr Ceri John HomeInfo UK Limited ConveyIT House 28 Coity Road Bridgend CF31 1LR DX: Bridgend Tel: c.john@homeinfouk.com Some or all of the following registers/records were searched in compiling the following report: Register of Local Land Charges Planning Register current & proposed Local and/or Unitary Development Plans Highways Adoption Register Register of Contaminated Land Register of Enforcement/Stop Notices Highway and Traffic Scheme records held by Local Authority Register of building regulation notices held at Local Authority Public Health Notices Register held at Local Authority Register of Radon Gas levels Computerized records Please Note: Information Accuracy Indemnity Insurance is included as part of this report, please refer to the Key Facts at the back of this report. This insurance covers for errors and omissions in local authority data and records examined and supplied, as detailed above, in compiling this report and is in addition to our own Professional Indemnity Insurance, a copy of which is available on request. This search reports information on planning and other matters relating to the subject property only. If required, information relating to other properties in the vicinity can be supplied on receipt of a separate search request.

46 Search Ref. Number Name and address of local authority (Based on Local Land Charge Rules 1977 Schedule 1, Form C) MERTHYR TYDFIL COUNTY BOROUGH COUNCIL Land Charges Unit 5, Triangle Business Park Pentrebach Merthyr Tydfil CF48 4TQ Register of Local Land Charges This search will reveal any subsisting registrations registered in the Local Land Charges Register at the above named authority against the land or property below. Description of land or property address Address 2 Pantyscallog Terrace Pant MERTHYR TYDFIL MID GLAMORGAN CF48 2BT Name and address of the person(s) carried out on behalf of: JCP Solicitors Venture Court, Valley Way Swansea Enterprise Park SWANSEA SA6 8QP Contact name Chris Davies Date received 17/05/2016 Your reference Results of the search no subsisting registrations Or Carried out by: HOMEINFO UK LIMITED t/a Search Direct South Wales, GWS Legal Services, Property- Searches.co.uk & BIRR Legal Services. the registrations described in the schedule hereto up to and including the date of this register. Date of Search 18/05/2016 The parts which disclose subsisting regulations are listed below. Land Charge Register Entries Part 1. General financial charges N/A Part 7. New Towns Charges N/A Part 2. Specific financial charges N/A Part 8. Civil Aviation Charges N/A Part 3. Planning charges N/A Part 9. Opencast Coal Charges N/A Part 4. Miscellaneous charges N/A Part 10. Listed Building Charges N/A Part 5. Fenland Ways Charges N/A Part 11. Light Obstruction Notices N/A Part 6. Land Compensation Charges N/A Part 12. Drainage Scheme Charges N/A

47 1. PLANNING AND BUILDING REGULATIONS 1.1. Planning and Building Decisions and Pending Applications Which of the following relating to the property have been granted, issued or refused or (where applicable) are the subject of pending applications - (a) a planning permission; (b) a listed building consent; (c) a conservation area consent; (d) a certificate of lawfulness of existing use or development; (e) a certificate of lawfulness of proposed use or development; (f) building regulation approval; (g) a building regulation completion certificate; and (h) any building regulations certificate or notice issued in respect of work carried out under a competent person self-certification scheme? 1.2. Planning Designations and Proposals What designations of land use for the property or the area, and what specific proposals for the property, are contained in any existing or proposed development plan? 2. ROADS Which of the roads, footways and footpaths named in the application for this search (via boxes B and C) are: (a) highways maintainable at public expense; (b) subject to adoption and, supported by a bond or bond waiver. (c) to be made up by a local authority who will reclaim the cost from the frontagers; or (d) to be adopted by a local authority without reclaiming the cost from the frontagers? 3. OTHER MATTERS 3.1. Land required for Public Purposes Is the property included in land required for public purposes? 3.2. Land to be acquired for Road Works Is the property included in land to be acquired for road works? 3.3. Drainage Agreements and Consents Do either of the following exist in relation to the property- (a) An agreement to drain buildings in combination into an existing sewer by means of a private sewer; or (b) An agreement or consent for (i) a building, or (ii) extension to a building on the property, to be built over, or in the vicinity of a drain, sewer or disposal main? 3.4. Nearby Road Schemes Is the property (or will it be) within 200 metres of any of the following:- (a) the centre line of a new trunk road or special road specified in any order, draft order or scheme; (b) the centre line of a proposed alteration or improvement to an existing road involving construction of a subway, underpass, flyover, footbridge, elevated road or dual carriageway; (c) the outer limits of construction works for a proposed alteration or improvement to an existing road, involving (i) the construction of a roundabout (other than a mini roundabout); or (ii) widening by construction of one or more additional traffic lanes; (d) the outer limits of (i) construction of a new road to be built by a local authority; (ii) an approved alteration or improvement to an existing road involving construction of a subway, underpass, flyover, footbridge, elevated road or dual carriageway; or (iii) construction of a roundabout (other than a mini roundabout) or widening by construction of one or more additional traffic lanes; (e) the centre line of the proposed route of a new road under proposals published for public consultation; or (f) the outer limits of (i) construction of a proposed alteration or improvement to an existing road involving construction of a subway, underpass, flyover, footbridge, elevated road or dual carriageway; (ii) construction of a roundabout (other than a mini roundabout); or (iii) widening by construction of one or more additional traffic lanes, under proposals published for public consultation? 3.5. Nearby Railway Schemes Is the property (or will it be) within 200 metres of the centre line of a proposed railway, tramway, light railway or monorail? 3.6. Traffic Schemes Has a local authority approved but not yet implemented any of the following for the roads, footways and footpaths (named in Box B) which abut the boundaries of the property:- (a) permanent stopping up or diversion; (b) waiting or loading restrictions; (c) one way driving; (d) prohibition of driving; (e) pedestrianisation; (f) vehicle width or weight restriction; (g) traffic calming works including road humps; (h) residents parking controls; (i) minor road widening or improvement; (j) pedestrian crossings; (k) cycle tracks; or (l) bridge building? 3.7. Outstanding Notices Do any statutory notices which relate to the following matters subsist in relation to the property other than those revealed in a response to any other enquiry in this Schedule:- (a) building works; (b) environment; (c) health and safety; (d) housing; (e) highways; or (f) public health? 3.8. Contravention of Building Regulations Has a local authority authorised in relation to the property any proceedings for the contravention of any provision contained in Building Regulations? 3.9. Notices, Orders, Directions and Proceedings under Planning Acts Do any of the following subsist in relation to the property, or has a local authority decided to issue, serve, make or commence any of the following:- (a) an enforcement notice; (b) a stop notice; (c) a listed building enforcement notice; (d) a breach of condition notice; (e) a planning contravention notice; (f) another notice relating to breach of planning control; (g) a listed building repairs notice; (h) in the case of a listed building deliberately allowed to fall into disrepair, a compulsory purchase order with a direction for minimum compensation; (i) a building preservation notice; (j) a direction restricting permitted development; (k) an order revoking or modifying a planning permission; (l) an order requiring discontinuance of use or alteration or removal of building or works; (m) a tree preservation order; or (n) proceedings to enforce a planning agreement or planning contribution? Conservation Area Do the following apply in relation to the property:- (a) the making of the area a Conservation Area before 31 August 1974; or (b) an unimplemented resolution to designate the area a Conservation Area? Compulsory Purchase Has any enforceable order or decision been made to compulsorily purchase or acquire the property? Contaminated Land Do any of the following apply (including any relating to land adjacent to or adjoining the property which has been identified as contaminated land because it is in such a condition that harm or pollution of controlled waters might be caused on the property):- (a) a contaminated land notice; (b) in relation to a register maintained under section 78R of the Environmental Protection Act 1990:- (i) a decision to make an entry; or (ii) an entry; or (c) consultation with the owner or occupier of the property conducted under section 78G(3) of the Environmental Protection Act 1990 before the service of a remediation notice? Radon Gas Do records indicate that the property is in a Radon Affected Area as identified by the Health Protection Agency? 1. Reference to the provisions of particular Acts of Parliament or Regulations include any provisions which they have replaced and also include existing or future amendments or re-enactments. 2. The replies will be given in the belief that they are in accordance with information presently available to the officers of the replying Council. 3. This Form should be read in conjunction with the guidance notes available separately. 4. Area means any area in which the property is located. 5. References to the Council include any predecessor Council and also any council committee, sub-committee or other body or person exercising powers delegated by the Council and their approval includes their decision to proceed. The replies given to certain enquiries cover knowledge and action of both the District Council and County Council. 6. Where relevant, the source department for copy documents should be provided.

48 Answers to Enquiries of the Local Authority (2007) To be read in conjunction with the attached copy of Conveyancing 29 Part 1 Law Society Form 1. PLANNING AND BUILDING REGULATIONS 1.1 Planning and Building Regulations and Pending Applications (a) to (e) (f) to (h) None None Informative: The seller or developer should be asked to provide evidence of compliance with building regulations where Building Control is administered by a body other than the Council Copies of any of the above or additional information can obtained through HomeInfo UK Limited (An additional charge may be levied for this service), or by contacting the appropriate Planning and Building Control Department of the relevant Local Authority. 1.2 Planning Designations and Proposals Within Settlement Boundary Merthyr Tydfil LDP May ROADS (a) (b) (c) (d) Pantyscallog Terrace and rear access lane are maintained. N/A N/A N/A 3. OTHER MATTERS 3.1 Land required for Public Purposes No 3.2 Land to be acquired for Road Works No 3.3 Drainage Agreements and Consents No Informative: Further enquiries about drainage, [generally in line with CON 29DW] can be obtained via HomeInfo UK Limited or the appropriate Water Company. An additional charge will be levied for this service 3.4 Nearby Road Schemes (a f) No 3.5 Nearby Railway Schemes No 3.6 Traffic Schemes (a l) No Informative: In some circumstances road closure orders can be obtained by third parties from magistrates courts or can be made by the Secretary of State for Transport, without involving the Council 3.7 Outstanding Notices (a f) No 3.8 Contravention of Building Regulations No 3.9 Notices, Orders, Directions and Proceedings under Planning Acts (a n) 3.10 Conservation Area (a b) No 3.11 Compulsory Purchase No 3.12 Contaminated Land (a c) No 3.13 Radon Gas Yes This information has been provided through our Environmental Report providers. No Informative: Radon Affected Area means a part of the country with a 1% probability or more of present or future homes being above the Action Level. Such areas are designated by the Health Protection Agency which also advises the Government on the numerical value of the Radon Action Level (the recommended maximum radon concentration for present homes expressed as an annual average concentration in the home. Radon concentrations above the Action Level should be reduced below it and become as low as reasonably practicable). The areas are identified from radiological evidence and are periodically reviewed by the Health Protection Agency or its predecessor the National Radiation Protection Board. Existing homes in Affected Areas should have radon measurements. The present owner should say whether the radon concentration has been measured in the property; whether the result was at or above the Action Level and if so whether remedial measures were installed and whether the radon concentration was re-tested to assess the effectiveness of the remedy. Radon preventative measures are required for new buildings in higher risk areas. For new properties the builder and/or the owners of the properties built after 1988 should say whether protective measures were incorporated in the construction of the property. Further information on radon, including an indicative version of the radon Affected Areas map, the associated health risks and common questions and answers is available on the Health Protection Agency (HPA) web site ( Alternatively information can be requested from HPA by telephone ( (24h) or (D/T)) or by writing to Radon Studies, Health Protection Agency, Radiation Protection Division, Chilton, Didcot, Oxon, OX11 0RQ

49 LAND CHARGE REGISTER ENTRIES The property being the subject of this search has the following charge/s registered against it on the Register of Local Land Charges PART 1 GENERAL FINANCIAL CHARGES None PART 2 SPECIFIC FINANCIAL CHARGES None PART 3 PLANNING CHARGES None PART 4 MISCELLANEOUS CHARGES None PART 5 FENLAND WAYS CHARGES None PART 6 LAND COMPENSATION CHARGES None PART 7 NEW TOWNS CHARGES None PART 8 CIVIL AVIATION CHARGES None PART 9 OPENCAST COAL CHARGES None PART 10 LISTED BUILDING CHARGES None None None

50 PLANNING AND BUILDING REGULATION REGISTER ENTRIES Please note: Planning history provided Post 1990 only. If you require the property history prior to this date, please advise and we shall obtain the results.

51 Planning Register Key CC Conditional Consent C Consent R Refused LBC Listed Building Consent CAC Conservation Area Consent PD Permitted Development W Withdrawn NYD Decision Pending ND Not Development PPR Planning Permission Required PPNR Planning Permission Not Req. NO No Objections BR Building Regulations Contains Ordnance Survey data Crown copyright and database right Where a plan has been included in the highways report, the following colour key is applicable. Maintained Not Maintained Section 38 Footpath The extent of the highways/footpaths shown in the enclosed plan has been extracted from the available records held by the local authority. The plan is intended as a general guide only. Whilst every effort has been made to replicate the data, the positional accuracy and content cannot be guaranteed.

52 Important Consumer Protection Information This search has been produced by Homeinfo UK Limited, t/a Search Direct South Wales, GWS Legal Services, Property-Searches.co.uk & BIRR Legal Services, ConveyIT House, 28 Coity Road, Bridgend, CF31 1LR, tel , fax , which is registered with the Property Codes Compliance Board (PCCB) as a subscriber to the Search Code. The PCCB independently monitors how registered search firms maintain compliance with the Code. The Search Code: provides protection for homebuyers, sellers, estate agents, conveyancers and mortgage lenders who rely on the information included in property search reports undertaken by subscribers on residential and commercial property within the United Kingdom sets out minimum standards which firms compiling and selling search reports have to meet promotes the best practice and quality standards within the industry for the benefit of consumers and property professionals enables consumers and property professionals to have confidence in firms which subscribe to the code, their products and services. By giving you this information, the search firm is confirming that they keep to the principles of the Code. This provides important protection for you. The Code's core principles Firms which subscribe to the Search Code will: Complaints Display the Code logo prominently on their search reports. Act with integrity and carry out work with due skill, care and diligence. At all times maintain adequate and appropriate insurance to protect consumers. Conduct business in an honest, fair and professional manner. Handle complaints speedily and fairly. Ensure that all search services comply with the law, registration rules and standards. Monitor their compliance with the Code. If you have a query or complaint about your search, you should raise it directly with the search firm, and if appropriate ask for any complaint to be considered under their formal internal complaints procedure. If you remain dissatisfied with the firm s final response, after your complaint has been formally considered, or if the firm has exceeded the response timescales, you may refer your complaint for consideration under The Property Ombudsman scheme (TPOs). The Ombudsman can award compensation of up to 5,000 to you if he finds that you have suffered actual loss as a result of your search provider failing to keep to the Code. Please note that all queries or complaints regarding your search should be directed to your search provider in the first instance, not to TPOs or to the PCCB. TPOs Contact Details: The Property Ombudsman scheme Milford House, Milford Street, Salisbury, Wiltshire SP1 2BP Tel: Fax: admin@tpos.co.uk You can get more information about the PCCB from PLEASE ASK YOUR SEARCH PROVIDER IF YOU WOULD LIKE A COPY OF THE SEARCH CODE

53 INFORMATION ACCURACY INDEMNITY BLOCK POLICY (RESIDENTIAL AND COMMERCIAL) To the Policyholder/Intermediary A copy of this document must be provided to the insured (including any lender which is insured by the Policy) before conclusion of the insurance contract. If you are a solicitor, you should provide a copy of this document to your client and/or their lender and/or the purchaser s solicitors for the benefit of their client and/or their lender prior to the conclusion of the insurance contract. We assume that you are authorised by the Financial Services Authority (FSA) or otherwise licensed (where applicable) to provide insurance mediation activities. If you are a broker, you should disclose this document in accordance with the FSA rules. To the Insured This document provides a summary of the cover provided under the Policy purchased. It does not contain the full terms and conditions of the Policy and you should therefore read this summary in conjunction with the full Policy wording which is available upon request from Homeinfo UK Limited t/a Search Direct South Wales, GWS Legal Services & BIRR Legal Services (Homeinfo) to ensure you are fully aware of the terms and conditions of the cover provided. The Underwriter of this Policy is:- Stewart Title Limited ( ST ) of 6 Henrietta Street, 3rd Floor,Covent Garden, London WC2E 8PS ( ST s address ). The Policyholder is:- Northcott Beaton Ltd and shall include Homeinfo UK Limited t/a Search Direct South Wales, GWS Legal Services, Property- Searches.co.uk & BIRR Legal Services (Homeinfo) Summary of insurance and cover provided by this Policy. If you are a Buyer (as defined by the Policy) who has requested or has been provided with a personal local search provided by Homeinfo ( the Search ) or if you are a lender to the Buyer or are lending in a remortgage this is an indemnity policy relating to the Search. In some circumstances, Homeinfo will not have been able to obtain the answer to certain questions in CON 29R of the Search from the Local Authority or may not have answered certain questions in CONR and so has sought to arrange insurance for you against any possible adverse entry had the question been answered or information provided in the usual way. If an answer to the particular question has been provided in the Search then the cover under this Policy will not apply unless the answer given is incorrect, due to the negligence of or an error by the Local Authority in question or, subject to exclusions, by Homeinfo. If you are a Buyer cover is for your loss being: the difference in market value of the Property with and without the Adverse Entry as at the date of the Search, or the amount of any undisclosed financial charge registered against the property, or any damages or costs you incur in altering or demolishing the property or any part of it because of enforcement action or threat thereof by the local planning authority, and/or any other costs incurred to mitigate the effect of the Adverse Entry. If you are a Lender the cover is for the Deficit you suffer as a result of the Adverse Entry. The Maximum Liability is the lesser of the purchase price in the case of a purchase or the mortgage advance in the case of a remortgage scenario, or 2million. Key features or benefits under this Policy. This is an indemnity insurance policy the purpose of which is to protect you so that you are reimbursed with the financial loss you incur. Subject to the terms and conditions of the Policy the cover seeks to put you back in the same position you were in prior to the claim. There is a Maximum Liability which we will pay and this is explained in the Policy. Key Conditions and Exclusions. Key conditions:- 1 You must notify us immediately of any Adverse Entry which comes to your attention and co-operate fully with all reasonable requests by us for information and documentation and shall, at our expense, take any action required by ST to mitigate any loss or potential loss arising as a result of the Adverse Entry. 2 If you knowingly make a claim which is false or fraudulent in any respect the cover provided under this Policy shall become void with immediate effect. 3 This Policy does not cover any loss which is insured by any other policy of insurance save for any applicable excess liability under such other policy. 4 Any act or omission by you, which in whole or part induces a claim under this Policy, will prejudice your position and could void the Policy. 5 You or your advisors should not take any steps to compromise or settle a claim without ST s prior written consent. 6 It is a condition precedent to any liability on ST that the Insured and the Policyholder have observed the conditions and warranties of the Policy. Key exclusions; you are not insured:- for any Adverse Entry known to you or your advisors at the date of cover or where you know the answer given is incorrect or for any loss howsoever caused for which Homeinfo has the benefit of professional indemnity insurance for errors and omissions with another insurer whether or not that insurer has accepted liability, save where Homeinfo is no longer in existence and there is not in place run-off cover with another insurer. where, had the question been answered at the date of the search, there would have been no Adverse Entry. Where the property has a commercial use for any lack of an answer where the question is contained in CON29 (O) A full list of Conditions and Exclusions is contained in the Policy.

54 What is the Policy term? There is no fixed term the Policy continues until you are no longer the owner or when the mortgage is redeemed. Updating the cover. ST can consider requests to increase or extend cover. ST will not however provide advice thereon or recommend how you should proceed. You will need to make your own decisions about how to proceed and we recommend that you seek advice from your advisor and/or the Policyholder. Rights of cancellation. You have a right to cancel the contract within 14 days of its commencement or receipt of the Policy whichever is later. Where performance of the contract has commenced at your request before expiry of the cancellation period we may require you to pay for the cover actually provided in connection with the Policy. The amount will be in proportion to the extent of the cover already provided to you in comparison with the full coverage of the contract. Claims under this Policy If you wish to notify a claim under this Policy, please contact us in writing immediately you become aware of the claim with as much detail as is available for the attention of the Company Solicitor at ST s address. What if you have a complaint? If you wish to register a complaint, please contact us by writing to The Company Solicitor at ST s address or, if you are not satisfied with the response, to the Financial Ombudsman Service whose current address is in the Policy. The Financial Services Compensation Scheme (FSCS) We are covered by the FSCS. You may be entitled to compensation from the scheme if we cannot meet our obligations. This will depend on the type of business and the circumstances of the claim. Further information about compensation scheme arrangements is available from the FSCS currently contactable at 7th Floor Lloyds Chambers, Portsoken Street, London E1 8BN.

55 Agents to the Legal Profession ConveyIT House 28 Coity Road Bridgend CF31 1LR DX Bridgend Tel Fax Web. REGULATED DRAINAGE & WATER SEARCH REPORT HomeInfo UK Limited The One Stop Shop for Conveyancing Reports Local Authority Drainage and Water Mining Environmental Planning Company Land Registry HomeInfo UK Limited t/a HomeInfo Wales & HomeInfo England Registered Office: ConveyIT House, 28 Coity Road, Bridgend CF31 1LR Registered in England and Wales. Registration Number:

56 Search Ref. Number JCP Solicitors DX SWANSEA 2 Contact Name Chris Davies Your Reference Date of Search 20/05/2016 Description of Land or Property Address 2 Pantyscallog Terrace Pant MERTHYR TYDFIL MID GLAMORGAN CF48 2BT Interpretation of Regulated Drainage and Water Search This report has been completed by personal examination of the Map of Public Sewers and the Map of Waterworks held by the Water Company along with other publicly available information. It is designed to be used in conjunction with the property s Sewerage and Water bills and/or your own survey of the property. 1. Please provide a copy extract from the public sewer map An extract from the sewer map is attached Guidance Notes Pipes that are shown on the public sewer map as sewers, disposal mains or lateral drains are defined as those for which a Sewerage Undertaker holds statutory responsibility under the Water Industry Act A Sewerage Undertaker is not generally responsible for rivers, water courses, ponds, culverts or highway drains. If any of these are shown on the copy extract they are shown for information only. Sewers or lateral drains indicated on the extract of the public sewer map as being subject to an agreement under Section 104 of the Water Industry Act 1991 are not an 'as constructed' record. It is recommended that these details are checked with the developer, if any. Assets other than public sewers, disposal mains or lateral drains may be shown on the copy extract, for information. Please note that following the private sewer transfer on October 1st 2011 there may be additional public assets other than those shown on the public sewer map. 2. Does foul drainage from the property drain to a public sewer? The companies records indicate that there is a public foul water sewer available. Guidance Notes The above answer is inferred from the proximity of a public sewer as indicated on the attached plan. As it is not possible to confirm the connection status, you should make further enquiries of the current vendor of the property. Sewerage Undertakers are not responsible for any private drains and private sewers that connect the property to the public sewerage system, and do not hold details of these. The property owner will normally have sole responsibility for private drains serving the property and may have shared responsibility with other users, if the property is served by a private sewer which also serves other properties. These may pass through land outside of the control of the seller and the buyer may wish to investigate whether separate rights or easements are needed for their inspection, repair or renewal. An extract from the public sewer map is enclosed. This will show known public sewers and lateral drains in the vicinity of the property and it should be possible to estimate the likely length and route of any private drains and/or private sewers connecting the property to the public sewerage system. If foul water does not drain to the public sewerage system the property may have private facilities in the form of a septic tank, cesspit or other type of treatment plant. 3. Does surface water from the property drain to a public sewer? The companies records indicate that there is a public surface water sewer available. Guidance Notes The above answer is inferred from the proximity of a public sewer as indicated on the attached plan. As it is not possible to confirm the connection status, you should make further enquiries of the current vendor of the property. Sewerage Undertakers are not responsible for private drains and private sewers that connect the property to the public sewerage system and do not hold details of these. The property owner will normally have sole responsibility for private drains serving the

57 property and may have shared responsibility, with other users, if the property is served by a private sewer which also serves other properties. These may pass through land outside of the control of the seller and the buyer may wish to investigate whether separate rights or easements are needed for their inspection, repair or renewal. In some cases, Sewerage Undertaker records do not distinguish between foul and surface water connections to the public sewerage system. If on inspection the buyer finds that the property is not connected for surface water drainage, the property may be eligible for a rebate of the surface water drainage charge. Details can be obtained from the Water Company. An extract from the public sewer map is enclosed. This will show known public sewers and lateral drains in the vicinity of the property and it should be possible to estimate the likely length and route of any private drains and/or private sewers connecting the property to the public sewerage system. If surface water does not drain to a public sewer the property may have private facilities in the form of a soakaway or private connection to a watercourse. 4. Is any sewer serving or which is proposed to serve the property the subject of a current statutory adoption agreement or an application for such an agreement? Not applicable Guidance Notes The adoption of private sewers and drains by the Sewerage Undertaker is subject to the developer complying with the terms of the adoption agreement made under the provisions of Section 104 of the Water Industry Act Where the property is part of a very recent or ongoing development and the sewers are not the subject of an adoption application, buyers should consult with the developers to ascertain the extent of private drains & sewers for which they will hold maintenance & renewal liabilities 5. Is the agreement supported by a bond? Not applicable 6. Does the public sewer map show any public sewer within the boundary of the property? See attached plan Guidance Notes The approximate boundary of the property has been determined by reference to the plan provided. The presence of a public sewer, disposal main or lateral drain running within the boundary of the property may restrict further development. The Sewerage Undertaker has a statutory right of access to carry out work on its assets, subject to notice. This may result in employees of the Company or its contractors needing to enter the property to carry out work. Any private sewers or lateral drains which are indicated on the extract of the public sewer map as being subject to an agreement under Section 104 of the Water Industry Act 1991 are considered to be not an 'as constructed' record. It is recommended these details be checked with the developer. 7. Does the public sewer map show a public sewer within 100 feet (30.48 metres) of the building(s) within the property? See attached plan Guidance Notes A foul sewer indicated on the extract of the public sewer map as being subject to an agreement under Section 104 of the Water Industry Act 1991 is not an "as constructed" record. It is recommended that these details be checked with the developer. If the private sewer is adopted then it will become a public foul sewer within metres (100 feet) of the building(s) within the property and this can result in the Local Authority requiring a property to be connected to the public sewer. The measure is estimated using the plan provided and the water company records, between the building(s) within the boundary of the property and the nearest public foul sewer. 8. Is there a current statutory agreement or consent to erect a building or extension on the property over or in the vicinity of a public sewer or disposal main Details of any such agreement would be included as an entry in the Land Charges Register (see Local Authority Report). Guidance Notes Buildings or extensions erected over a public sewer, disposal main or lateral drain in contravention of building controls or which conflict with the provisions of the Water Industry Act 1991 may have to be removed or altered. On 1st October 2011 the majority of private sewers, disposal mains and lateral drains, connected to the public network as of 1st July 2011, transferred to public ownership. Therefore there may be formerly private sewers & lateral drains that have been built over, however the sewerage undertaker may not have approved or been consulted about any plans to erect a building or extension on the property or in the vicinity of these.

58 9. Please provide a copy extract from the map of waterworks See attached plan Guidance Notes Pipes that are shown on the map of waterworks as water mains, resource mains or discharge pipes are defined as those for which a Water Undertaker holds statutory responsibility under the Water Industry Act Assets other than water mains, resource mains or discharge pipes may be shown on the plan, for information only. Water Undertakers are not responsible for private water mains or private service pipes connecting the property to the public water main and do not hold details of these. These may pass through land outside of the control of the seller, or may be shared with adjacent properties. The buyer may wish to investigate whether separate rights or easements are needed for their inspection, repair or renewal. The extract of the map of waterworks shows water mains in the vicinity of the property. It should be possible to estimate the likely length and route of any private water supply pipe connecting the property to the public water network. 10. Is any water main or service pipe serving, or which is proposed to serve the property, the subject of an existing adoption agreement or an application for such an agreement? Not applicable Guidance Notes Where the property is part of a very recent or ongoing development and the water mains and service pipes are not the subject of an adoption application, buyers should consult with the developer to confirm that the Water Undertaker will be asked to provide a water supply to the development or to ascertain the extent of any private water supply system for which they will hold maintenance and renewal liabilities. 11. Which company supplies water to the area? The sewerage undertakers for the area are: Dwr Cymru Welsh Water PO Box 3146, Linea Fortran Road Cardiff CF30 0EH The water undertakers for the area are: Dwr Cymru Welsh Water PO Box 3146, Linea Fortran Road Cardiff CF30 0EH 12. Is the property connected to mains water supply? Yes, see attached plan Guidance Notes The above answer is inferred from the proximity of a public water pipe as indicated on the attached plan. As it is not possible to confirm the connection status, you should make further enquiries of the current owner of the property. Details of private supplies are not kept by the Water Undertaker. We recommend the situation is checked with the current owner of the property. 13. Does the map of waterworks show any vested water mains or assets within the boundary of the property? See attached plan Guidance Notes The approximate boundary of the property has been determined by reference to the plan provided. The presence of public water main, resource main or discharge pipe within the boundary of the property may restrict further development within it. Water Undertakers have a statutory right of access to carry out work on their assets, subject to notice. This may result in employees of the Company or its contractors needing to enter the property to carry out work. 14. What is the basis for charging for sewerage and water supply at the property? Details unavailable, usually included in the pre-contract enquiries Dwr Cymru Welsh Water (Sewerage Undertaker) Sewerage Dwr Cymru Welsh Water (Water Undertaker) Water

59 Unmetered Metered Guidance Notes The average bill figures quoted for are estimates. They are based on provisional and forecast data that each company has provided to OFWAT for the year ending 31 March. The average household bill is, by definition, an average across all customers. Readings taken from a water meter are used to calculate metered sewerage charges, the volume charge for sewerage services is usually based on a percentage of total water supplied. To view the above information in full please visit the Office of Water Services (OFWAT) Website: Water and Sewerage Companies full charges are set out in their charges schemes which are available from the Company free of charge upon request. 15. Will the basis for charging for sewerage and water services at the property change as a consequence of a change of occupation? Not known. Guidance Notes The Company may install a meter at the premises where a buyer makes a change of use of the property or where the buyer uses water for watering the garden, other than by hand (this includes the use of sprinklers) or automatically replenishing a pond or swimming pool with a capacity greater than 10,000 litres. 16. Is a surface water drainage charge payable? Please refer to vendor or pre-contract documents and/or your own survey of the property. Guidance Notes Where surface water charges are payable but upon inspection the property owner believes that surface water does not drain to the public sewerage system, application can be made to the Water Company to end surface water charges.

60 Contains Ordnance Survey data Crown copyright and database right Where a plan has been included in the drainage report the following colour key is applicable. Combined Sewer (C) Combined Rising Main (CR) Surface Water Sewer (S) Surface Water Rising Main (SWR) Foul Sewer (F) Foul Rising Main (FR) Private Surface Water Sewer (PS) Private Foul Water (PF) Water Main (W) High Pressure Water Main (HW) Raw Water (R) Culverted Watercourse (CW) The position of apparatus shown in the enclosed plan has been extracted from the statutory records maintained by the water / sewerage providers. The plan is intended as a general guide only, the positional accuracy and content cannot be guaranteed.

61 Important Consumer Protection Information This search has been produced by Homeinfo UK Limited, t/a Search Direct South Wales, GWS Legal Services, Property-Searches.co.uk & BIRR Legal Services, ConveyIT House, 28 Coity Road, Bridgend, CF31 1LR, tel , fax , which is registered with the Property Codes Compliance Board (PCCB) as a subscriber to the Search Code. The PCCB independently monitors how registered search firms maintain compliance with the Code. The Search Code: provides protection for homebuyers, sellers, estate agents, conveyancers and mortgage lenders who rely on the information included in property search reports undertaken by subscribers on residential and commercial property within the United Kingdom sets out minimum standards which firms compiling and selling search reports have to meet promotes the best practice and quality standards within the industry for the benefit of consumers and property professionals enables consumers and property professionals to have confidence in firms which subscribe to the code, their products and services. By giving you this information, the search firm is confirming that they keep to the principles of the Code. This provides important protection for you. The Code's core principles Firms which subscribe to the Search Code will: Complaints Display the Code logo prominently on their search reports. Act with integrity and carry out work with due skill, care and diligence. At all times maintain adequate and appropriate insurance to protect consumers. Conduct business in an honest, fair and professional manner. Handle complaints speedily and fairly. Ensure that all search services comply with the law, registration rules and standards. Monitor their compliance with the Code. If you have a query or complaint about your search, you should raise it directly with the search firm, and if appropriate ask for any complaint to be considered under their formal internal complaints procedure. If you remain dissatisfied with the firm s final response, after your complaint has been formally considered, or if the firm has exceeded the response timescales, you may refer your complaint for consideration under The Property Ombudsman scheme (TPOs). The Ombudsman can award compensation of up to 5,000 to you if he finds that you have suffered actual loss as a result of your search provider failing to keep to the Code. Please note that all queries or complaints regarding your search should be directed to your search provider in the first instance, not to TPOs or to the PCCB. TPOs Contact Details: The Property Ombudsman scheme Milford House, Milford Street, Salisbury, Wiltshire SP1 2BP Tel: Fax: admin@tpos.co.uk You can get more information about the PCCB from PLEASE ASK YOUR SEARCH PROVIDER IF YOU WOULD LIKE A COPY OF THE SEARCH CODE

62 REGULATED WATER AND DRAINAGE INFORMATION ACCURACY INDEMNITY POLICY (RESIDENTIAL AND COMMERCIAL) To the Policyholder/Intermediary A copy of this document must be provided to the insured (including any lender which are insured by the Policy) before conclusion of the insurance contract. If you are a solicitor, you should provide a copy of this document to your client and/or their lender and/or the purchaser s solicitors for the benefit of their client and/or their lender prior to the conclusion of the insurance contract. We assume that you are authorised by the FCA and PRA or otherwise licensed (where applicable) to provide insurance mediation activities. If you are a broker, you should disclose this document in accordance with the FCA/PRA rules. To the Insured This document provides a summary of the cover provided under the Policy purchased. It does not contain the full terms and conditions of the Policy and you should therefore read this summary in conjunction with the full Policy wording which is available upon request from Homeinfo UK Limited (HUK) to ensure you are fully aware of the terms and conditions of the cover provided. The Underwriter of this Policy is:- Stewart Title Limited ( ST ) of 6 Henrietta Street, 3rd Floor, Covent Garden, London WC2E 8PS ( ST s address ). The Policyholder is:- The Association of Independent Personal Search Agents (hereinafter referred to as IPSA) care of Northcott Beaton Ltd of 70 Fore Street, Heavitree, Exeter EX1 2RR (This expression shall include any members of IPSA.) The member search company is Homeinfo UK Limited (hereinafter referred to as HUK) Summary of insurance and cover provided by this Policy. If you are a Buyer (as defined by the Policy) who has requested or has been provided with a regulated water and drainage search provided by HUK ( the Search ) or if you are a lender to the Buyer or are lending in a remortgage this is an indemnity policy relating to the Search. Where an answer to the particular question has been provided in the Search then cover under this Policy will apply where the answer given is incorrect, due to the negligence of or an error by the relevant water authority in question or, subject to exclusions, by HUK. Cover also applies where in some circumstances the relevant water authority has failed to provide answers in the search to HUK because of its failure to supply certain information. If you are a Buyer cover is for your loss being the difference between the Market Value of the Property without the adverse entry ( as defined in the policy) and the Market Value of the Property with the adverse entry as at the date of the Search, and/or the cost of rectifying or removing an adverse entry and/or any costs which the Company requires you to expend in mitigating the effect of the adverse entry; If you are a Lender the cover is for the Deficit you suffer as a result of the adverse entry. The Maximum Liability is the lesser of the purchase price in the case of a purchase or the mortgage advance in the case of a remortgage scenario, or 2million. Key features or benefits under this Policy. This is an indemnity insurance policy the purpose of which is to protect you so that you are reimbursed with the financial loss you incur. Subject to the terms and conditions of the Policy the cover seeks to put you back in the same position you were in prior to the claim. There is a Maximum Liability which we will pay and this is explained in the Policy. Key Conditions and Exclusions. Key conditions:- You must notify us immediately of any adverse entry which comes to your attention and co-operate fully with all reasonable requests by us for information and documentation and shall, at our expense, take any action required by ST to mitigate any loss or potential loss arising as a result of the adverse entry. If you knowingly make a claim which is false or fraudulent in any respect the cover provided under this Policy shall become void with immediate effect. This Policy does not cover any loss which is insured by any other policy of insurance Any act or omission by you, which in whole or part induces a claim under this Policy, will prejudice your position and could void the Policy. You or your advisors should not take any steps to compromise or settle a claim without ST s prior written consent. It is a condition precedent to any liability on ST that the Insured and the Policyholder have observed the conditions and warranties of the Policy. Key exclusions; you are not insured:- for any adverse entry known to you or your advisors at the date of cover or where you know the answer given is incorrect or for any loss howsoever caused for which HUK has the benefit of professional indemnity insurance for errors and omissions with another insurer whether or not that insurer has accepted liability, save where HUK is no longer in existence and there is not in place run-off cover with another insurer. For any losses covered by a household buildings insurance policy where, had the question been answered at the date of the search, there would have been no adverse entry. For any loss as a result of environmental contamination or pollution Where the acreage of the property is over a certain limit. A full list of Conditions and Exclusions is contained in the Policy. What is the Policy term? There is no fixed term the Policy continues until you are no longer the owner or when the mortgage is redeemed.

63 Updating the cover. ST can consider requests to increase or extend cover. ST will not however provide advice thereon or recommend how you should proceed. You will need to make your own decisions about how to proceed and we recommend that you seek advice from your advisor and/or the Policyholder. Rights of cancellation. You have a right to cancel the contract within 14 days of its commencement or receipt of the Policy whichever is later. Where performance of the contract has commenced at your request before expiry of the cancellation period we may require you to pay for the cover actually provided in connection with the Policy. The amount will be in proportion to the extent of the cover already provided to you in comparison with the full coverage of the contract. Claims under this Policy If you wish to notify a claim under this Policy, please contact us in writing immediately you become aware of the claim with as much detail as is available for the attention of the Company Solicitor at ST s address. What if you have a complaint? If you wish to register a complaint, please contact us by writing to The Company Solicitor at ST s address or, if you are not satisfied with the response, to the Financial Ombudsman Service whose current address is in the Policy. The Financial Services Compensation Scheme (FSCS) We are covered by the FSCS. You may be entitled to compensation from the scheme if we cannot meet our obligations. This will depend on the type of business and the circumstances of the claim. Further information about compensation scheme arrangements is available from the FSCS currently contactable at 10th Floor, Beaufort House, 15 St Botolph Street, London EC3A 7QU

64 Agents to the Legal Profession ConveyIT House 28 Coity Road Bridgend CF31 1LR DX Bridgend Tel Fax Web. COAL MINING SEARCH REPORT HomeInfo UK Limited The One Stop Shop for Conveyancing Reports Local Authority Drainage and Water Mining Environmental Planning Company Land Registry HomeInfo UK Limited t/a HomeInfo Wales & HomeInfo England Registered Office: ConveyIT House, 28 Coity Road, Bridgend CF31 1LR Registered in England and Wales. Registration Number:

65 HOMEINFO UK LIMITED COAL MINING SEARCH REPORT Search Ref. No JCP Solicitors Venture Court, Valley Way Swansea Enterprise Park SWANSEA SA6 8QP Contact name Chris Davies Your reference Date of Search 20/05/2016 Description of land or property address Address 2 Pantyscallog Terrace Pant MERTHYR TYDFIL MID GLAMORGAN CF48 2BT In accordance with your instructions our agents have inspected the plans and records of mine workings in possession of and made available by the Coal Authority and their current licensees in relation to the above property and report as follows : 1. The undermentioned seam has been worked: Seam Depth M Section cm Date Remarks See Remarks No previous recorded coal workings 2. Coal remains unworked in the undermentioned seams: Seam Depth M Section cm Date Remarks Coal in reserve - no workings currently planned 3. Examination of published geological data reveals the property is situated in an area of: Sandstones and Grit Stone 4. Opencast Workings: None in the vicinity of the property 5. Additional Comments: We have no knowledge of any shafts or adits within 20 metres of the property or the boundary of the property There are no tips or lagoons in the vicinity of the property 6. Coal Industry Act 1975, Section 2 Notice Published: Coal Mining (Subsidence) Act 1991, Section 35 Notice Published: Coal Industry Act 1994, Section 34 Notice Published: Coal Industry Act 1994, Section 38 Notice Published: None of the above

66 7. Existing & Previous Subsidence Claims: No evidence of coal mining related subsidence claims in relation to the property in the past ten years 8. In the light of the above facts we conclude: In our opinion it is unlikely that coal will be worked in the foreseeable future And we recommend that the transaction be treated as: Normal mining risk Please note that the overall coal mining risk level above is based upon an assessment of the detailed information contained in the body of the report. The risk assessment must be used in conjunction with the detailed report. If development of the property is being considered then all necessary enquiries and investigations should be completed prior to the commencement of works to ensure that proposals follow good engineering practice for development in mining areas. The Coal Authority has ownership of in situ coal, coal mines (both current and disused) and coal mine shafts and adits. Activities that intersect, enter or disturb and of the Coal Authority s interests require the written permission of the Authority. Any development proposals should consider risks to the development, or adjacent property, of generating or displacing underground gases where coal seams or former mining works are disturbed. The need for effective measures to prevent gases entering public properties should be assessed and properly addressed. These actions are necessary due to the public safety implications of development in these circumstances. There is nothing to prevent a claim being made under the provisions of the Coal Mining Subsidence Act 1991 and subsequent legislation, but it must not be inferred that the Coal Authority or their Licensees will necessarily accept that any damage has been caused as a result of mining subsidence. If you require any further information or amplification, please let us know. Note : This search report is based upon the plans & records currently available from the Coal Authority Mining Records Office and Licensees of the Coal Authority. The Coal Authority reserve the right to vary their proposals and intentions as to their future mining operations without prior notice save as provided in the Coal Mining (Subsidence) Act 1991 and the Coal Industry Act This is a Coal Mining Search Report and is not to be interpreted as being part of an Environmental Assessment of the property. We cannot be held responsible for the accuracy of information provided to us by the Coal Authority and their Licensees. The information and/or material supplied is composed from data based in many cases on measurements and records of various standards of reliability and age. We cannot be held responsible for the accuracy of such information.

67 Important Consumer Protection Information This search has been produced by Homeinfo UK Limited, t/a Search Direct South Wales, GWS Legal Services, Property-Searches.co.uk & BIRR Legal Services, ConveyIT House, 28 Coity Road, Bridgend, CF31 1LR, tel , fax , which is registered with the Property Codes Compliance Board (PCCB) as a subscriber to the Search Code. The PCCB independently monitors how registered search firms maintain compliance with the Code. The Search Code: provides protection for homebuyers, sellers, estate agents, conveyancers and mortgage lenders who rely on the information included in property search reports undertaken by subscribers on residential and commercial property within the United Kingdom sets out minimum standards which firms compiling and selling search reports have to meet promotes the best practice and quality standards within the industry for the benefit of consumers and property professionals enables consumers and property professionals to have confidence in firms which subscribe to the code, their products and services. By giving you this information, the search firm is confirming that they keep to the principles of the Code. This provides important protection for you. The Code's core principles Firms which subscribe to the Search Code will: Complaints Display the Code logo prominently on their search reports. Act with integrity and carry out work with due skill, care and diligence. At all times maintain adequate and appropriate insurance to protect consumers. Conduct business in an honest, fair and professional manner. Handle complaints speedily and fairly. Ensure that all search services comply with the law, registration rules and standards. Monitor their compliance with the Code. If you have a query or complaint about your search, you should raise it directly with the search firm, and if appropriate ask for any complaint to be considered under their formal internal complaints procedure. If you remain dissatisfied with the firm s final response, after your complaint has been formally considered, or if the firm has exceeded the response timescales, you may refer your complaint for consideration under The Property Ombudsman scheme (TPOs). The Ombudsman can award compensation of up to 5,000 to you if he finds that you have suffered actual loss as a result of your search provider failing to keep to the Code. Please note that all queries or complaints regarding your search should be directed to your search provider in the first instance, not to TPOs or to the PCCB. TPOs Contact Details: The Property Ombudsman scheme Milford House, Milford Street, Salisbury, Wiltshire SP1 2BP Tel: Fax: admin@tpos.co.uk You can get more information about the PCCB from PLEASE ASK YOUR SEARCH PROVIDER IF YOU WOULD LIKE A COPY OF THE SEARCH CODE

68 Contamination Risk PASSED Professional Opinion Argyll Environmental Consultants have passed this report in accordance with the definition of contaminated land within Part 2A of the Environmental Protection Act Please refer to the Professional Opinion page and Section 1 for further information. Flood Risk: None Identified Refer to Section 2 for further information Conveyancer Guidance While this report may have identified areas at risk of flooding within 250m of the search centre, we consider there to be no significant risk of flooding to the property. Please refer to Section 2 for further information. Radon: IDENTIFIED Refer to Section 3 for further information Ground Stability: IDENTIFIED Refer to Section 4 for further information Report issued for the property at 2 Pantyscallog Terrace Pant MERTHYR TYDFIL CF48 2BT Report Reference _1_1 National Grid Reference Customer Reference _843770_HCP Report Date 17 May 2016 Contact Details If you require assistance please contact your Search Provider or phone Customer Services on or helpdesk@homecheck.co.uk Landmark Contribution By purchasing this report, the recipient may be eligible for Remediation Contribution of up to 60,000 if served with a Remediation Notice by the Local Authority. Such a notice may require the homeowner to pay for all, or contribute to, the remediation of the property. For more information see Landmark's Terms and Conditions. Other Influential Factors: Refer to Section 5 for further information Environmental Constraints: None Identified See Section 5a Empowering People with Information

69 Professional Opinion Contamination Risk PASSED In the professional opinion of Argyll Environmental Consultants, the level of contamination risk associated with the information disclosed in the Homecheck Professional report dated 17th May 2016 and reference _1_1, _843770_HCP for 2 Pantyscallog Terrace Pant MERTHYR TYDFIL CF48 2BT 1) is unlikely that the property would be designated "contaminated land" within the meaning of Part 2A of the Environmental Protection Act ) is unlikely to have an adverse effect on the security of the property for normal lending purposes. The professional opinion refers to Section 1 of this report and should always be read in conjunction with the full text of that report. No physical site inspection or survey has been carried out or is proposed. Approved by Argyll Environmental Ltd Homecheck Report 2 Pantyscallog Terrace Pant MERTHYR TYDFIL CF48 2BT Report Reference _1_1 Copyright 2016, Landmark Information Group Ltd All rights reserved Date 17 May 2016

70 Contents and Summary of Findings Site Location Section 1: Contamination Risk Findings Contamination Risk 0-25m m m See Section Designated Contaminated Land No No No 1a Landfill and Waste No No No 1b Potentially Contaminative Activities No Yes Yes 1c Known Pollution Incidents No No No 1d Other Potential Contaminative Land Uses No Yes n/a 1e Section 2: Flood Findings Flood 0-25m m See Section River Flooding No No 2a Coastal Flooding No No 2b Surface Water Flooding Yes Yes 2c Section 3: Radon Findings Radon Result See Section Radon Affected Property Yes 3 Section 4: Ground Stability Findings Ground Stability Result See Section Man-Made Factors Yes 4a Natural Factors No 4b Section 5: Other Influential Factors Other Influential Factors Result See Section Environmental Constraints No 5a Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 1 of 23

71 Site Location Aerial Photograph The photograph below shows the location of the site to which this report relates. Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 2 of 23

72 Location Map The map below shows the location of the site to which this report relates. Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 3 of 23

73 Section 1: Contamination Risk Findings The whole of section 1 deals with potential sources of contamination and provides the information by which this report has either been passed or referred for assessment. Section 1a and 1b: Information Map The map detailed below shows the location of the Designated Contaminated Land and Landfill and Waste features highlighted within sections 1a and 1b of this report. Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 4 of 23

74 Section 1a: Designated Contaminated Land The data within this section tells you whether your property or surrounding area has been identified by the Local Authority as "Contaminated Land" under the Environmental Protection Act Should there be an indication of contamination, it is not necessarily a cause for concern. Your report will be assessed by our professional environmental consultants who will advise you what, if any, considerations need to be made should you proceed with the property purchase. Enquiry Has any contaminated land been identified within 500m of the property? Result No Map ID Reference Location Details Distance Contact Contaminated Land Register Entries and Notices No factors identified for this property Section 1b: Landfill and Waste The information in this section is telling you about active and historic landfill and waste sites within 500 metres of the property. Having a landfill or waste site near your property does not necessarily mean that you or the property will be affected. However, it is something you need to be aware of, because landfill and waste can have a detrimental effect on the surrounding environment, house value and health. A closed landfill/waste site should be given equal consideration to an active site, because of landfill byproducts. For instance, landfill with lots of organic material can continue to produce odours and gas for many years. Enquiry Have any landfill and waste sites been identified within 500m of the property? Result No Map ID Reference Location Details Distance Contact Registered Landfill Sites No factors identified for this property BGS Recorded Landfill Sites No factors identified for this property Local Authority Recorded Landfill Sites No factors identified for this property Local Authority Recorded Landfill Coverage The following list details the Local Authorities that cover the search area who have made landfill data available: Merthyr Tydfil County Borough Council - Has supplied landfill data 1 For further information regarding the availability of Local Authority Recorded Landfill data you may wish to forward enquiries to one or more of the contacts indicated above. Historical Landfill Sites No factors identified for this property Permitted Waste Sites - Authorised Landfill Site Boundaries No factors identified for this property Environmental Permitting Regulations - Waste No factors identified for this property Integrated Pollution Control Registered Waste Sites No factors identified for this property Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 5 of 23

75 Map ID Reference Location Details Distance Contact Registered Waste Treatment or Disposal Sites No factors identified for this property Registered Waste Transfer Sites No factors identified for this property Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 6 of 23

76 Section 1c and 1d: Information Map The map detailed below shows the location of the Potentially Contaminative Activities and Known Pollution Incidents features highlighted within sections 1c and 1d of this report. Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 7 of 23

77 Section 1c: Potentially Contaminative Activities This section describes current and historic licensed activities within 500 metres of the property, which have the potential to cause contamination or have an impact on the environment. The licensed activities could range from pollution to air, land or water; storage or disposal of radioactive substances; or storage of hazardous or explosive materials. Licences may no longer be active, but the nature of the past activity means it could still have an impact. Enquiry Have any potentially contaminative activities been identified within 500m of the property? Result Yes Map ID Reference Location Details Distance Contact Local Authority Pollution Prevention and Controls 1 Name: Pant (Dowlais) Animal Feed Reference: PG 6/26(96)1 Merthyr Tydfil Industrial Estate Dowlais MERTHYR TYDFIL Mid Glamorgan CF48 2SR Description: PG6/26 Animal feed compounding Status: Authorisation revokedrevoked Date of Issue: 31st May 1996 Positional Accuracy: Located by supplier to within 10m 430m 1 Local Authority Integrated Pollution Prevention And Control No factors identified for this property Integrated Pollution Controls No factors identified for this property Environmental Permitting Regulations - Industry No factors identified for this property Consent to Discharge to Controlled Waters 2 Name: Dwr Cymru Cyfyngedig Reference: AN Radioactive Substances Register No factors identified for this property M'Tydfil Pant-Cad-Ivor Planning Hazardous Substance Consents No factors identified for this property Control of Major Accident Hazards Sites (COMAH) No factors identified for this property Type: Trade Discharge Discharge Type: Trade Discharges - Site Drainage Property Type: Domestic Property (Multiple) Discharge Environment Type: Freshwater Stream/River Receiving Water: Morlais Brook Status: New Consent, by Application (Water Resources Act 1991, Section 88) Date of Issue: 19th October 1988 Positional Accuracy: Located by supplier to within 100m 150m 2 Notification of Installations Handling Hazardous Substances (NIHHS) Explosive Sites No factors identified for this property No factors identified for this property Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 8 of 23

78 Next Steps If you would like any further information in respect of the above findings we recommend that you contact the relevant Local Authority or the Environment Agency/Natural Resources Wales, their contact details can be found in the 'Useful Contacts' section of this report. Further Information is also available in the 'Useful Information' section. Section 1d: Known Pollution Incidents The data within this section describes unpermitted activity in your area (e.g. polluting incidents, or exceedance of permitted allowance) where the activity led to a prosecution or enforcement of regulations. Whilst all of these records are historic, the nature of the incident may have long term effects. Enquiry Have any known pollution incidents been identified within 500m of the property? Result No Map ID Reference Location Details Distance Contact Local Authority Pollution Prevention and Control Enforcements No factors identified for this property Enforcement and Prohibition Notices No factors identified for this property Planning Hazardous Substance Enforcements No factors identified for this property Prosecutions Relating to Authorised Processes No factors identified for this property Environmental Pollution Incidents No factors identified for this property Prosecutions Relating to Controlled Waters No factors identified for this property Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 9 of 23

79 Section 1e: Information Map The map detailed below shows the location of the Other Potential Contaminative Land Uses features highlighted within section 1e of this report. Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 10 of 23

80 Section 1e: Other Potential Contaminative Land Uses This section describes either current or historic activity, which could be considered to be contaminative. This section makes no statement about whether the activity requires a licence; however our environmental experts deem that the activities described in this section could lead to potential contamination. The information is taken from a variety of sources including trade directories, Landmark's extensive historical map collection and analysis of historic activity. Records are highlighted due to the potential for contamination to exist. Enquiry Have any other potential sources of contamination been identified within 250m of the property? Result Yes Map ID Reference Location Details Distance Contact Fuel Station Entries No factors identified for this property Contemporary Trade Directory Entries 3 Name: Rhi'S Delicates 29 King Street Pant Merthyr Tydfil Mid Glamorgan CF48 2AF Former Marshes No factors identified for this property Classification: Ironing & Home Laundry Services Status: Inactive Positional Accuracy: Automatically positioned to the address 53m - Potentially Infilled Land (Non-Water) 4 Not Supplied Not Supplied Unknown Filled Ground (Pit, quarry etc) Map Published Date: 1992 Potentially Infilled Land (Water) 5 Not Supplied Not Supplied Unknown Filled Ground (Pond, marsh, river, stream, dock etc) Map Published Date: Not Supplied Not Supplied Unknown Filled Ground (Pond, marsh, river, stream, dock etc) Map Published Date: Not Supplied Not Supplied Unknown Filled Ground (Pond, marsh, river, stream, dock etc) Map Published Date: 1891 Potentially Contaminative Industrial Uses (Past Land Use) 8 Not Supplied Not Supplied Class: Railways Map Published Date: Not Supplied Not Supplied Class: Heap, unknown constituents Map Published Date: Not Supplied Not Supplied Class: Hospitals Map Published Date: Not Supplied Not Supplied Class: Railways Map Published Date: Not Supplied Not Supplied Class: Laundries & dry cleaning Map Published Date: Not Supplied Not Supplied Class: Heap, unknown constituents Map Published Date: m - 150m - 217m - 236m - 44m - 59m - 88m - 90m - 122m - 184m - Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 11 of 23

81 Map ID Reference Location Details Distance Contact 14 Not Supplied Not Supplied Class: Railways Map Published Date: Not Supplied Not Supplied Class: General quarrying Map Published Date: 1922 Historical Tanks And Energy Facilities 16 Not Supplied Not Supplied Type: Electrical Sub Station Facilities Positional Accuracy: Positioned to location of cartographic text Date of Mapping: m - 231m - 123m - Next Steps If you would like any further information in respect of the above findings we recommend that you contact our Customer Services Team, whose details can be found in the 'Useful Contacts' section of this report. Further Information is also available in the 'Useful Information' section. Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 12 of 23

82 Section 2: Flood Findings The whole of this section deals with potential sources of flooding that may impact the property. Section 2a and 2b: River and Coastal Flood Map The map detailed below shows the location of potential river and coastal flood risk. The potential risk has been modelled on the basis of an event occurring on average every 75, 200 or 1000 years. Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 13 of 23

83 Section 2c: Surface Water Flood Map The map detailed below shows the location of potential surface water flood risk. The potential risk has been modelled on the basis of an event occurring on average every 75, 200 or 1000 years. Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 14 of 23

84 Section 2a: River Flooding River flooding mainly happens when the river catchment (that is the area of land that feeds water into the river and the streams that flow into the main river) receives greater than usual amounts of water (for example through rainfall or melting of snow). The amount of runoff depends on the soil type, catchment steepness, drainage characteristics, agriculture and urbanisation as well as the saturation of the catchment. The extra water causes the level of the water in the river to rise above its banks or retaining structures. Enquiry Result Contact Is there a potential risk of river flooding within 250m of the property? No - Section 2b: Coastal Flooding Coastal flooding is the inundation of land areas along the coast caused by sea water rising above normal tidal conditions. Coastal flooding can arise from a combination of high tides, wind induced tidal surge, storm surge created by low pressure and wave action. Enquiry Result Contact Is there a potential risk of coastal flooding within 250m of the property? No - Section 2c: Surface Water Flooding Surface water flooding results from rainfall running over ground before entering a watercourse or sewer. It is usually associated with high intensity rainfall events (typically greater than 30mm per hour) but can also occur with lower intensity rainfall or melting snow where the ground is already saturated, frozen, developed (for example in an urban setting) or otherwise has low permeability. Enquiry Result Contact Is there a potential risk of surface water flooding within 250m of the property? Yes - Next Steps In order to gain more detailed information on the type and likelihood of your property being impacted by a flood event, and the potential impact on insurance, we recommend that you purchase our Homecheck Professional Flood Report. If you would like more information please contact your Search Provider or our Customer Services Team on or helpdesk@homecheck.co.uk. Flood data provided by JBA Risk Management Limited. Copyright JBA Risk Management Limited Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 15 of 23

85 Section 3: Radon Findings The information within this section tells you whether the property is located in a radon affected area. Radon is a radioactive gas which occurs naturally in rocks and soils. You cannot see, hear, feel or taste it. Exposure to particularly high levels of radon may increase the risk of developing lung cancer, and is therefore something you need to be aware of or should consider. Enquiry Result Contact Is the property in a radon affected area? The property is in a radon affected area, as between 1 and 3% of homes are above the action level 3 What level of radon protection measures for new dwellings or extensions to existing ones is required for the property? No radon protective measures are necessary in the construction of new dwellings or extensions 3 Next Steps The level of radon concentration can only be established by having the building tested. Action should be taken if the indoor radon level is measured and found to be above 200 becquerel's per cubic meter. If you would like any further information we recommend you contact Public Health England whose details can be found in the 'Useful Contacts' section of this report. Further Action Airtech Environmental Systems can advise on radon testing kits, which cost including VAT and can run from 7 days to 3 months. They also have a team of surveyors on hand to provide recommendations and advice for any properties above the target level of 100 becquerel's per cubic meter or action level of 200 becquerel's per cubic meter. Airtech Environmental Systems can provide a report, recommendations and a quotation for any recommended works. For more detailed information please call their free-phone number Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 16 of 23

86 Section 4: Ground Stability Findings This section provides summary information on factors that could affect the ground stability of the property. It considers both manmade factors (e.g. mining activity) and natural hazards (e.g. geological stability). Section 4a: Man-Made Factors Enquiry Result Contact Is the property within 25m of a Coal Mining Affected Area? Yes 4 Comment: The property is in an area which may be affected by Coal Mining activity. It is recommended that a Coal Mining report is obtained from the Coal Authority. Next Steps This section has highlighted that the property is in a coal mining affected area. We recommend that you purchase a Coal Mining Report from the Coal Authority. Please contact your Search Provider or our Customer Services Team on or helpdesk@homecheck.co.uk. Section 4b: Natural Factors Enquiry Result Contact What is the potential for natural ground instability in the area within 50m of the Very Low - property? Comment: The British Geological Survey has assessed the area of search as having very low potential for natural ground instability. This does not necessarily mean there is cause for concern in terms of the property's stability. Active subsidence will be dependent on local conditions, such as the proximity of trees or areas where trees have been removed, which require an inspection of the site to identify the nature of the ground on which the property is built. A house buyers survey is advised to look for signs of property damage that may indicate poor natural ground conditions. Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 17 of 23

87 Section 5: Other Influential Factors The following section provides information on a variety of factors which may have an influence on the property or surrounding area. Section 5a: Environmental Constraints Enquiry Is the property within 250m of an area likely to be impacted by Environmental Constraints? Result No Map ID Reference Location Details Distance Contact Ancient Woodland No factors identified for this property Areas of Outstanding Natural Beauty No factors identified for this property Boundaries - National Parks No factors identified for this property Country Parks No factors identified for this property Environmentally Sensitive Areas No factors identified for this property Local Nature Reserves No factors identified for this property Marine Conservation Zones No factors identified for this property National Nature Reserves No factors identified for this property Forest Parks No factors identified for this property National Parks No factors identified for this property National Scenic Areas No factors identified for this property Nature Improvement Areas No factors identified for this property Ramsar Sites No factors identified for this property Sites of Special Scientific Interest No factors identified for this property Special Areas of Conservation No factors identified for this property Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 18 of 23

88 Map ID Reference Location Details Distance Contact Special Protection Areas No factors identified for this property World Heritage Sites No factors identified for this property Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 19 of 23

89 Useful Contacts Contact 1 - Merthyr Tydfil County Borough Council - Environmental Health Department Civic Centre Castle Street Merthyr Tydfil Mid Glamorgan CF47 8AN Contact 2 - Natural Resources Wales Ty Cambria 29 Newport Road Cardiff CF24 0TP Tel: Fax: Tel: enquiries@naturalresourceswales.gov.uk Contact 3 - Public Health England - Radon Survey, Centre for Radiation, Chemical and Environmental Hazards Chilton Didcot Oxfordshire OX11 0RQ Tel: Fax: radon@phe.gov.uk Contact 4 - The Coal Authority - Property Searches 200 Lichfield Lane Mansfield Nottinghamshire NG18 4RG Landmark Information Group Limited Legal and Financial Imperium Reading Berkshire RG2 0TD Tel: Fax: Tel: Fax: groundstability@coal.gov.uk helpdesk@homecheck.co.uk The Landmark website contains links to many of our data suppliers which may prove useful. Please note that the Environment Agency/Natural Resources Wales/SEPA have a charging policy in place for enquiries. Landmark works in association with: Report Version: HCP v Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 20 of 23

90 Useful Information The following explanatory notes may be of assistance to users of the Homecheck Professional report. Practitioners are reminded that full guidance notes are contained in the Practitioners Guide. Professional Opinion A Professional Opinion in relation to Part 2A of the Environmental Protection Act 1990 is provided by Argyll Environmental Consultants. In many cases the report will be PASSED without referral. However, in some cases, entries that may be of concern are revealed by the search, in which case the report is REFERRED free of charge for more detailed consideration, although this will not include a physical site inspection. After such referral the report may be PASSED or suggestions made of some FURTHER ACTION that could be taken, in the form of questions to ask of the appropriate authorities. When responses to these questions are received it is the responsibility of the client and their professional advisors to decide if they are happy to proceed. Flood Risk A limited flood risk screening exercise is included in this report designed to satisfy basic flood risk screening due diligence including consideration of river, coastal and surface water flooding. Where a potential flood risk is "Identified" you may wish to consider commissioning a more detailed flood risk screening report. When there is "None Identified" this does not indicate that there is not risk of flooding at the property, but that the risk of flooding from the sources screened (river, coastal and surface water) within the vicinity of the property is such that the risk may not be considered significant. Location Map The Ordnance Survey location map may show features which are not necessarily otherwise included in this report. You are advised to supplement the information contained in the report with the descriptive text shown on the map. Positional Accuracy We locate data in a variety of ways according to information provided to us and subsequent in-house research. If data is provided as a point on the ground, we provide a "positional accuracy" which tells you how confident we are of the actual location. Section 1b: Landfill and Waste At present no complete national data set exists for landfill site boundaries, therefore, a point grid reference, provided by the data supplier, is used for some landfill sites. In certain cases the point grid references supplied provide only an approximate position, and can vary from the site entrance to the centre of the site. Where the exact position of the site is unclear for Registered Landfill data, Landmark construct either a 100 metre or 250 metre "buffer" around the point to warn of the possible presence of landfill. The size of this "buffer" relates to the positional accuracy that can be attributed to the site. The "buffer" is shown on the map as a red hatched area. For further information regarding landfill sites identified in the report, please contact the relevant environment agency or authority referenced in the Useful Contacts section. The BGS holds records of over 3,000 landfill sites that accepted waste prior to the Control of Pollution Act (COPA) These were not subject to any strict regulation or monitoring. Permitted Waste Sites and Environmental Permitting Regulations - Waste cover current or recently current consents issued for landfill sites, waste transfer, treatment or disposal sites by the Environment Agency/Natural Resources Wales, under Section 64 of the Environmental Protection Act 1990 (Part 2) and prescribed by regulation 10 of SI No of the Waste Management Licensing Regulations Section 1c: Potentially Contaminative Activities Identified discharge consents could be for storm water discharges, soakaways or septic tanks. If a radioactive substance licence has been identified the consent band will be given under enquiries and replies. Consents fall into one of four bands: Band 1 and 2 Nuclear licensed sites authorised by the Nuclear Installations Inspectorate e.g. nuclear power stations Band 3 Site registered/authorised to accumulate and dispose of radioactive materials, only non-nuclear operations are carried out on site e.g. hospitals Band 4 Sites registered to keep and use radioactive material e.g. laboratories, universities, commercial premises using appliances such as monitoring equipment, alarm systems, tritium lighting etc. Data supplied for Explosive Sites, Control of Major Accident Hazards Sites (COMAH) and Notification of Installations Handling Hazardous Substances (NIHHS) contains public sector information published by the Health and Safety Executive and licensed under the Open Government Licence. Section 1e: Other Potential Contaminative Land Uses This section relates to categories of potentially contaminative land uses that have been identified by the analysis of selected Ordnance Survey historical mapping. The published date (range of dates) of the map (s) and the distance from the centre of search to the nearest point of the feature is given. Further details of the extent of the site or its activities are not available. Should you wish to examine the Ordnance Survey maps these are normally available for public inspection at the local archive or local major library. Alternatively, extracts of editions of Ordnance Survey maps are available on Potentially infilled land has been identified when a 'cavity' (a hole made by an extractive industry or natural occurrence e.g. pond) was indicated on a historic map but there was no evidence of its existence in the last available map for the area. No details of what may have been used to fill the cavity or exactly when or if it was filled are available from the mapping. The point locations of historical tanks and energy facilities are identified from the text on Ordnance Survey 1:1250 and 1:2500 scale mapping published between 1943 and 1996, based upon a predetermined list of abbreviations, e.g. El Sub (Electricity Sub-station) and F Stn (Filling Station). The position of the point has been located at the centre of the identified text so that it would be within approximately 30 meters of the feature it was describing. The features themselves are related to energy and petroleum storage and cover the following: tanks, petrol storage, potential tanks (at depots etc.), electricity sub stations and related features, gas and gas monitoring related features, oil related features and miscellaneous power features. NB: It should be noted that the Ordnance Survey abbreviation for tank (tk) is the same as that for tracks. Therefore some of the captured text may relate to tracks and not tanks when the exact nature of the feature is not clear from the mapping. Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 21 of 23

91 Section 2: Flood Findings Sections 2a, b and c of the report provide data on modelled extents of river, coastal and surface water flooding generated by JBA Risk Management, a market leader in flood risk assessment commonly engaged by insurers to assess flood risk. The data has been modelled for several perils or return periods: 1 in 75, 1 in 200 or 1 in 1000 which relate to areas with a 1.3%, 0.5% and 0.1% annual probability of flooding in any one year respectively. Properties at risk of flooding during a 1 in 75 year event are typically considered to be at a high risk of flooding. The data has been generated to provide a UK wide screening tool and as a result may have inherent limitations. In addition, there may be areas of the country which are modelled to varying degrees of accuracy based on currently available topographical information. Section 3: Radon Findings Due to the nature of way the information is gathered, your property/site may have more than one probability of radon attributed to it. We report the worst case scenario on the property/site you have provided. This information is an estimate of the probability that a property /site in Great Britain is at or above the "Action Level" for radon (the level at which Public Health England recommends that radon levels should be reduced, those with an average of 200 Bq m-3 or more). This information satisfies CON29 Standard Enquiry of Local Authority; 3.13 Radon Gas: Location of the Property in a Radon Affected Area. Where the property/site is a new build, this information provides information on the level of protection required for new buildings under BR211 (Scivyer, 2007) Radon: Guidance on protective measures for new buildings. Disclaimer: "Some of the responses contained in this section are based on data and information provided by the Natural Environment Research Council (NERC) or its component bodies the British Geological Survey (BGS). Your use of any information contained in this report which is derived from or based upon such data and information is at your own risk. Neither NERC, BGS nor Public Health England where applicable, gives any warranty, condition or representation as to the quality, accuracy or completeness of such information and all liability (including liability for negligence) arising from its use is excluded to the fullest extent permitted by law." Section 5a: Environmental Constraints The Local Nature Reserves national dataset is "indicative" not "definitive". Definitive information can only be provided by individual local authorities and you should refer directly to their information for all purposes that require the most up to date and complete dataset. General If after reading the details in this report regarding the sites identified, you still require further information, please contact the relevant environment agency or authority indicated in the Useful Contacts section quoting the corresponding reference given in the text of the report. The contacts in the Useful Contacts section may be able to provide further information relating to items identified in the report, however they are not in a position to advise how these might affect the value of a property. The findings of the report should be discussed with your professional advisor. Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 22 of 23

92 The Purpose and Scope of the Report The report is designed to satisfy the concerns raised by the Law Society warning card and has been prepared to assist conveyancing professionals who may be advising clients when they sell or buy a property, obtain a mortgage, seek further mortgage advice, or commence any building works. It is designed to bring information to their attention and help them decide whether they need to seek any further specialist advice. As the report is so detailed, this information can cause concern, but professional advisors will see that further action is suggested on all issues that have been identified. Limitations This report has been published by Landmark Information Group Limited ("Landmark") and is supplied subject to our Terms and Conditions of Business, which can be found at It has been prepared on the understanding that it is to be used for an individual residential property transaction and should not be used or relied upon in a commercial property transaction. This report is neither a guarantee of the physical condition of the subject property nor a substitute for any physical investigation or inspection. The information in Homecheck Professional is derived from a number of statutory and non-statutory sources (see The Practitioner Guide for details). Whilst every effort is made to ensure the details in the report are correct, Landmark cannot guarantee the accuracy or completeness of such information or data, nor identify all the factors that may be relevant. If you are a private individual using this report Landmark recommends that you discuss its contents in full with your professional advisor. The methodology for risk assessment and the conclusions drawn therefrom are the responsibility of Argyll Environmental Consultants. Insurance Houses registered between 1st April 1999 and 31st December 2002 and covered by the NHBC Buildmark scheme probably have insurance against certain costs if contamination occurs within ten years of their construction. From 1st January 2003, NHBC will only provide this cover if building control has been carried out by NHBC Building Control Services Limited. Landmark Standard Terms and Conditions Full Terms and Conditions can be found on the following link: If you experience difficulties accessing our Terms and Conditions, please copy and paste the link directly into your browser, you will then be able to access our Terms and Conditions from there. Should you still experience difficulties, please telephone our Customer Service Team on Copyright Statement The data supplied for this Homecheck Professional report falls under the following copyrights: Landmark Information Group and/or its Data Suppliers 2016; Environment Agency and database right 2016; Copyright 2016 Natural Resources Wales. All rights reserved ; Experian Ltd 2016; Produced in whole or in part under licence from, and based in whole or in part from copyright material of Thomson Directories Limited; The Coal Authority owns the copyright to this data and the coal mining information used to produce it; Peter Brett Associates LLP 2016; Ofcom copyright 2016; Natural England 2016 material is reproduced with the permission of Natural England, Contains Ordnance Survey Data. Ordnance Survey Licence number Crown Copyright and Database Right 2016; HS2 Ltd and licensed under the Open Government Licence. Homecheck Report Report Reference _1_1 2 Copyright 2016, Landmark Information Group Ltd Pantyscallog Terrace All rights reserved Pant MERTHYR TYDFIL Date 17 May 2016 CF48 2BT Page 23 of 23

93 Search Code IMPORTANT CONSUMER PROTECTION INFORMATION This search has been produced by Landmark Information Group Ltd, Imperium, Imperial Way, Reading, Berkshire, RG2 0TD. Telephone: , Fax No: , which is registered with the Property Codes Compliance Board (PCCB) as a subscriber to the Search Code. The PCCB independently monitors how registered firms maintain compliance with the Code. The Search Code: - Provides protection for homebuyers, sellers, conveyancers and mortgage lenders who rely on the information included in property search reports undertaken by subscribers on residential and commercial property within the United Kingdom. - Sets out minimum standards which firms compiling and selling search reports have to meet. - Promotes the best practice and quality standards within the industry for the benefit of consumers and property professionals. - Enables consumers and property professionals to have confidence in firms which subscribe to the code, their products and services. By giving you this information, the search firm is confirming that they keep to the principles of the Code. This provides important protection for you. The Code's core principles Firms which subscribe to the Code will: - Display the Code logo prominently on their search reports. - Act with integrity and carry out work with due skill, care and diligence. - At all times maintain adequate and appropriate insurance to protect consumers. - Conduct business in an honest, fair and professional manner. - Handle complaints speedily and fairly. - Ensure that all search services comply with the law, registration rules and standards. - Monitor their compliance with the Code. COMPLAINTS If you have a query or complaint about your search, you should raise it directly with the firm, and if appropriate ask for your complaint to be considered under their formal internal complaints procedure. If you remain dissatisfied with the firm's final response after your complaint has been formally considered, or if the firm has exceeded the response timescales, you may refer your complaint for consideration under The Property Ombudsman scheme (TPOs). The Ombudsman can award compensation of up to 5,000 to you if it finds that you have suffered actual loss as a result of your search provider failing to keep to the Code. Please note that all queries or complaints regarding your search should be directed to your search provider in the first instance, not to TPOs or to the PCCB. TPOs Contact Details: The Property Ombudsman Scheme Milford House Milford Street Salisbury Wiltshire SP1 2BP Tel: Fax: admin@tpos.co.uk You can get more information about the PCCB from PLEASE ASK YOUR SEARCH PROVIDER IF YOU WOULD LIKE A COPY OF THE SEARCH CODE

94 Search Code COMPLAINTS PROCEDURE If you want to make a complaint, we will: - Acknowledge it within 5 working days of its receipt. - Normally deal with it fully and provide a final response, in writing, within 20 working days of receipt. - Keep you informed by letter, telephone or , as you prefer, if we need more time. - Provide a final response, in writing, at the latest within 40 working days of receipt. - Liaise, at your request, with anyone acting formally on your behalf. Complaints should be sent to: Head of Customer Relations Landmark Information Group Ltd Landmark UK Property Imperium Imperial Way Reading RG2 0TYD Telephone: helpdesk@landmark.co.uk Fax: If you are not satisfied with our final response, or if we exceed the response timescales, you may refer the complaint to The Property Ombudsman Scheme (TPOs): Tel: , admin@tpos.co.uk. We will co-operate fully with the Ombudsman during an investigation and comply with his final decision.