School Lane, Offley, SG5

EXTRACTS FROM VENDOR SURVEY SUMMARY:

RICS Home Survey –

This report is prepared on the basis of a “vendor’s survey” for use by interested parties, but is addressed to the vendor.

This property is a Grade II listed two storey semi-detached house, originally forming part of a single house or building, built in about the 17th century. It is thought that the main façade was restructured in the 19th century and the building was substantially reconstructed in the 1960,s following a fire. It is thought that this is when the property was sub divided into 3 houses, which were eventually sold at auction in 1973. Little modernisation has taken place since 1973, with original fittings remaining internally and the original heating and electrical installations. The car port may be a later addition, and will fall within permitted development rights. Structurally, the house appears to be stable, but there is dampness evident internally which will need remedial action in places, but may need to be tolerated in some areas, for example around the main fireplace and chimney breast. Windows and external doors would benefit from easing, repairs and redecoration. A specialist non vapour permeable paint system has been applied to the walls externally and this is trapping dampness within the walls. This will be difficult to remove fully, to replace with a breathable paint system. Poulticing, bead blasting or sand blasting may be successful, but will be costly and time consuming. Potential for dampness internally will be increased because of the existing paint system preventing the house from “breathing”.

Spray foam insulation has been applied in the main roof and this is often considered to be an adverse factor, frequently affecting mortgageability. This is discussed at length in section E1 of this report. The Health and Safety Executive document “ Spray foam insulation applied to timber sloped roofs in dwellings- Modelling of moisture risk for retrofitted spray foam insulation in existing dwellings” suggests that condensation risk affecting the roof timbers will be a “low risk”, in the circumstances which occur here, i.e. an open cell foam applied to a high resistance sarking felt, with foil backed plasterboard to the ceilings, acting as a vapour barrier. There are however complicating factors, including the presence of a water storage tank in the roof space, which may add to humidity and also the condition of the roof coverings, which may be allowing water penetration because some tiles are broken or missing. Insulation remaining at ceiling level will also increase the risk of condensation occurring within the roof space in this situation. Repairing the roof coverings may now be more difficult, because of the spray foam. Removal of the spray foam may be necessary to permit proper repair of the coverings and to ensure that the roof structure is at a lower risk of dampness and decay. This may need to include complete stripping of the roof coverings, replacement of the sarking material, independent inspection of the roof timbers while exposed, before full reinstatement. A report indicating that the roof structure is structurally adequate will be necessary for most mortgage lenders to accept the property as suitable security for lending. Older houses such as this are more costly to maintain generally. There are original period timber frame components remaining in places, and where these are embedded in damp walls, there is a risk of decay. There is historic damage, including wood boring beetle activity and fire damage, but no repairs are considered necessary currently. There is a risk however that defects may develop over time, which could be costly to repair. Concealed defects are often only revealed in the course of maintenance, repair or alterations.

RICS Home Survey – 3 9

The house is close to the busy A505 dual carriage way, which generates traffic noise that is audible within the gardens and parts of the house. Pollution may also be an issue. There is a large mobile phone mast nearby, with microwave antennae. Although there is no proven link to health issues from these masts, its presence and the nearby road, may deter some future purchasers and is likely to affect value. In conclusion, this property is in need of extensive remedial and modernisation works. The likely lack of mortgageability in its current condition will probably mean that only cash buyers will be able to purchase it, and will need available funding and expertise for the necessary works. It is unlikely therefore to generate a sale price anywhere near “market value” for a typical 2 bedroom house in this vicinity.

This opinion is provided on the basis of an assessment of the construction and condition of the property only; a valuation has not been conducted.

Property Insight once works complete:

This enchanting, two-bedroom, Grade II listed cottage is a treasure trove of character and potential.

The sitting room is a cosy haven, with exposed beams, an inviting fireplace, and a delightful bay window that floods the space with natural light. The rustic kitchen is a ready for you to put your own stamp on it and has a door leading directly to the long and secluded garden – a perfect space  alfresco breakfasts or evening gatherings. Original parquet flooring is another attractive feature which runs throughout the downstairs.

Upstairs, you’ll find two generous double bedrooms, each showcasing original beams, with the addition of a beautiful exposed chimney breast in the principal bedroom A  bright family bathroom completes the upstairs, ready to be reimagined for modern comfort.

The garden is a true highlight—a delightful 119' x 40' oasis (at its widest point), offering endless possibilities for gardening enthusiasts, summer gatherings, or simply enjoying the serenity of village life. With such an expansive garden there is potential to build a home office if required. The property also features a garage and driveway, providing practicality alongside its charm.

With no onward chain, this is your chance to create your dream home in a location brimming with community and countryside appeal. A rare find waiting for its next chapter.

We encourage homebuyers to visit Great Offley to truly appreciate everything this beautiful village has to offer.

Location:

One of Hertfordshire’s hidden gems, Great Offley offers the perfect blend of rural tranquillity and modern convenience. This idyllic village is steeped in history, with charming period properties and a welcoming community that embodies the essence of village life. Surrounded by scenic walking trails and lush green landscapes, it’s a haven for nature lovers and those seeking a slower pace of life.

In addition to its peaceful setting, Great Offley is wonderfully connected. Just a short drive away, you’ll find bustling Hitchin with its vibrant market, boutique shops, and excellent dining options. Commuters will appreciate the proximity to major transport links, including nearby train stations offering fast access to London.

Local pubs, a highly regarded school, and a strong sense of community make this a wonderful place to live.

The close by town of Hitchin often features as one of the best places to live in the UK and offers a wide selection of excellent shops, schools, pubs, restaurants, leisure facilities and places of worship. Hitchin is on the London Kings Cross east coast mainline and the fastest service to London Kings Cross takes just 28 minutes, to Cambridge takes 33 minutes and Peterborough, 38 minutes.

These particulars are intended to give a fair and reliable description of the property but no responsibility for any inaccuracy or error can be accepted and do not constitute an offer or contract. We have not tested any services or appliances (including central heating if fitted) referred to in these particulars and the purchasers are advised to satisfy themselves as to the working order and condition. If a property is unoccupied at any time there may be reconnection charges for any switched off/disconnected or drained services or appliances - All measurements are approximate. *garden measured at widest point.

Parking - Garage

Parking - Driveway