Older detached house with 2 bedrooms. Large outbuilding. Sunny and rural location.
Røyskårveien 19

Housing type
Detached house
Form of ownership
Owner (Freehold)
Bedroom
Price quote
Sold
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Description
Cozy and updated detached house that was originally built at the end of the 19th century, with loft construction. Some maintenance must be expected. Inside, parts of the home were renewed in approx. 2010.
Contents
Main floor: windbreak, bathroom/wc, hallway/stairroom, living room and kitchen. Storage room. Attic: 2 bedrooms, hallway/stairroom. (closet).
Small basement room. Entrance from the outside.
Standard
Older detached house with outbuildings, located on Røyskår west of Lyngdal centre. The home was built at the end of the 19th century with clapboard construction. The roof structure is constructed with arches and hills. The roof is covered with concrete tiles. The wall construction is clad with external wooden panels.
Inside, there is a laminate floor. The walls have wooden panels. Internal ceilings have painted boards, wooden panels and ceiling boards.
Floor dividers are made of wooden beams. The home has a 2nd unit. brick chimney, wood stove and soot hatch/broom hatch. The building has a crawl space under part of the home. The walls are made of natural stone masonry and concrete. The roof/floor separation against the home is of round timber construction with a panel board ceiling. The floor is partly made of concrete and soil. The room contains a water heater and water pump. water distributors are located in the ceiling, Stake hatch for drainage and main stopcock. The home has painted wooden stairs. Inside, the home has solid pine doors.
The kitchen is furnished with profiled fronts. The worktop is made of laminate. There is a fridge/freezer, cooker and induction hob. The rough kitchen is furnished with smooth fronts. The worktop is made of laminate and it is simple
wash basin. There is a kitchen ventilator with an extractor.
Bathroom: The walls have bathroom tiles. The roof has ceiling tiles. The floor is tiled. The room has electric heating cables. There is a plastic drain and lubrication membrane. The room is furnished with a built-in washbasin, toilet and shower walls/corner. There is an electrically controlled fan with exhaust from the wall.
Areas with description
Primary room: 77 sq m, Usable area: 81 sq m Secondary room: 5 m².
Good. per floor.: 1st floor 58 m² – 2nd floor 25 m².
P-room incl: windbreak, bathroom/wc, hallway/stairroom, living room and kitchen. LOFT: 2 bedrooms, hallway/stairroom.
S-room incl.: storage room with outside entrance.
Outbuilding: Not measured or assessed.
Areas and room designations are taken from the condition report. The designation shows what the rooms are used for today, not what they were originally approved as.
Year of construction and method of construction
1880
Cost and modernization
Upgraded inside in 2010. New kitchen, new bathroom/toilet, as well as piping and new electrical system, and generally on surfaces.
Heating
Electricity and firewood. Newer stove fitted in kitchen. Heating cable in living room floor, bathroom/wc, wind trap and hallway/rough kitchen. Some panel ovens in addition.
If there are rooms in the home that do not have wall/fixed-mounted ovens, ovens are not included in these rooms either.
Various
Fiber cable has been laid to the outside wall of the house, according to the owner.
Attention is drawn to the fact that the home is tidy and cleaned before viewing, and that this and the property are sold as shown.
Condition report
A condition report based on the content requirements in the new regulations for the Disposal Act is attached to this sales report. We encourage interested parties to familiarize themselves thoroughly with the report before bidding. The buyer is considered to be familiar with the information that appears in the condition report, and will thus not be able to correct the deficiencies that appear in the report.
The condition report was prepared by Severinsen Takst AS on 16.08.23, and is valid for 1 year after the report date. In the case of older reports, interested parties are advised to investigate the property thoroughly. Please note that the report only deals with the home, any other buildings on the property have not been assessed.
TG3 has received the following deviations:
LARGE OR SERIOUS DEVIATIONS
Exterior > Downspouts and fittings
There is no satisfactory drainage of water from roof drains at the foundation wall. Gutters/downspouts have large leaks.
More than half of the expected service life has passed on gutters/drains/fittings. Snow catchers are missing on all or part of the roof, but there was no requirement for this at the time of the building notice. Soot water has been recorded inside the chimney stack, which is fitted above the roof from an older date.
Exterior > Roof construction/Attic
The constructions have extensive biases. There is limited/poor ventilation of the roof structure. The entire roof structure has been rebuilt. There is no possibility of assessment beyond age and observations from the crawl space and the underlying floor. There is no registered dam barrier in the knee wall of the crawl space, nor was it isolated in the knee wall. There are traces of a borer on the supporting structure for the roof of the crawl space.
Exterior > Windows
Windows with moisture/rotting damage have been detected. The window frames are worn and there are cracks in the wood. The wood in the windows has a high moisture level in places.
Exterior > Doors
Doors that are difficult to open or close have been identified. A leak/opening between the door leaf and door frame has been detected. That is that cold drafts may occur. Door(s) with moisture/rot damage have been detected. The door frames are weather-worn on the outside and there are cracks in the wood. There is a light opening between the door leaf and the frame of the outer door, parts of the gasket are damaged. Storage room/cellar door must be calculated and replaced. The balcony door was not possible to open.
Exterior > Exterior stairs
Openings in railings do not comply with the requirements of current regulations. Only a single handrail is mounted on one
side of the stairs.
Inside > Pipe and hearth
Refractory plate is missing on the floor under the soot hatch/broom hatch on the pipe. Refractory plate is missing on the floor under/in front of the fireplace.
More than half of the expected service life has passed on the pipe. More than 300 combustible materials have been detected
mm from the soot hatch/broom hatch. The pipe has gutter marks from soot water. Pipe traps are not visible.
Inside > Crawl space
The crawlspace is not adequately ventilated. There is a proven level of moisture in places, which indicates that the construction may have moisture damage. There has been evidence of damage to structures in crawlspaces caused by rot or fungus. Damage has been recorded following the activity of wood-boring insects. There are traces of wood-boring insects in load-bearing parts in the storey partition and on roof beams in the attic, there are also traces in the walls of the storage room. There is no registered moisture protection for the ground i
the crawl space.
Interior > Interior stairs
Handrail heights are below the current regulatory requirements for handrails in stairs. Openings in railings are larger than today
regulatory requirements for handrails in stairs. Openings between steps in internal stairs are larger than current regulatory requirements. Only a simple handrail is installed on one side of the stairs
Wet room > Drain, membrane and sealing layer > Bathroom
Deficient/incorrect workmanship around pipe penetrations etc. has been demonstrated, which creates a risk of moisture in the construction in the wet zone.
Signs of leaks in the wet room have been detected. There is no sealing layer/top edge at the door threshold. The bathroom tiles are installed behind the floor tiles. Shower walls are not fitted with satisfactory drainage to the drain.
Wet room > Sanitary equipment and furnishings > Bathroom
There is a discrepancy: Parts of the equipment in the wet room are broken. Loose shower walls. The shower mixer is damaged.
Technical installations > Fire technical conditions
The home does not have smoke detectors and the fire extinguisher is from 2010.
Site conditions > Terrain conditions
The terrain falls towards the building and there are maximum conditions for water to enter the wall.
TG2 has received the following deviations:
DEVIATIONS WHICH MAY REQUIRE ACTION
Exterior > Roofing
More than half of the expected service life has been spent on suspended ceilings. More than half of the expected service life has passed
on the roofing. There are deviations: Roofing has wear and moss growth.
Exterior > Wall construction
Scattered rot damage has been detected in the table covering. There is no lusing/mouse band in the lower edge of the construction. There is no or little ventilation at the lower edge of the cladding against the foundation wall. There is weather-worn/cracked wood/wood panels. The facades are peeling paint. There are signs of rot and moisture damage in several dressing tables, water tables, pan tables and lighting tables on the walls.
Outside > Balconies, terraces and rooms under balconies
There is weather-worn/cracked wood/wood panels. The railing is too low in relation to today's requirements for railing heights. Several of the supports for the balcony and terrace are not anchored and stand directly in the ground. Some supports are crooked.
Inside > Floor separation/floor to ground
Measured height difference of over 15 mm throughout the room. Condition level 2 is given based on the standard's requirements for approved measurement deviations. Measured distortions in the floor separation on the main floor and in the floor separation in the attic. There are registered symptoms of fungus/rot in the ceiling beams in the basement.
Interior > Interior doors
Deviations have been detected which indicate that action should be taken on certain doors.
Interior > Other interior conditions
There are deviations: Indications of mouse activity in kitchen cupboards.
Wet room > Wall and ceiling surfaces > Bathroom
Wet room boards are not installed professionally. The bathroom tiles are brought down under the floor, this creates a risk of moisture in the construction.
Wet room > Surfaces Floor > Bathroom
Deviations have been demonstrated in the fall ratio to drains in relation to requirements in regulations at the time of construction. There is a possibility that a water leak may occur in the wet room where water will not go to the drain. The floor is almost flat and does not have a satisfactory slope to the drain.
Technical installations > Water pipes
Unprofessional execution of water pipes has been demonstrated. The pipe courses on the pipe-in-pipe system on water mains are not marked. There is insufficient clamping of the pipes.
Technical installations > Drain pipes
There is a discrepancy: The vent to the sewer is not located. There is inadequate fastening of the drainage pipes in the rough cellar.
Technical installations > Hot water tank
It has not been demonstrated that there is a satisfactory electrical connection of the hot water tank in accordance with current regulations. There is a discrepancy: There are traces of water on the water heater. Safety valve is faulty.
Site conditions > Drainage
There is a lack of, or due to age, it is likely that there is a lack of external damp proofing of the foundation wall - in the case of the basement/underground floor.
Site conditions > Foundation wall and foundations
The foundation wall has cracks.
Plot conditions > External water and drainage pipes
There is no documentation on the water quality of the well water. More than half of the expected service life has passed on external drainage lines. More than half of the expected service life has passed on external water pipes. Water was turned off on the day of the inspection, water and drainage are not checked. The well to the home has been informed by the owner and is defective.
DEVIATIONS THAT DO NOT REQUIRE IMMEDIATE ACTION;
Interior > Surfaces
Surfaces have a degree of wear beyond what one might expect. Traces of water damage around the chimney stack in the kitchen.
Inside > Radon
Radon measurements have not been carried out, nor other measures against radon, the property is located in an area which in the NGU Radon vigilance map is defined with a "moderate to low" degree of vigilance. No radon measurements have been carried out, and the building has not been constructed with a radon barrier either.
Plot conditions > Septic tank
More than half of the expected service life has passed on the septic tank.
For the parts of the building that have received condition degrees 2 and 3, and where measures can be expected, building case acceleration has prepared an estimated cost interval. See condition report for more information.
Summary of the seller's self-declaration
The seller has commented the following in an Additional Comment:
The well is defective and thus temporarily connected to a borehole from a neighbour, this must be sorted out in due course. The house is poorly insulated but not particularly drafty. There are several punctured windows. A little slip with the frame on one door. With large amounts of rainfall, water accumulates in crawlspaces.
See the seller's self-declaration form for additional information.
Access
Take the E-39 towards Røysgård and follow the road approx. 8-900 m to the property. The property is marked with a FOR SALE poster from Sørmegleren and this will be the sign at public viewings.
Location
The property is located in a rural area with scattered buildings and small farms. Røysgård is located approx. 10 km west of Lyngdal and a little north of E-39. About. 900 m on municipal road, from E-39 to the property. Good hiking opportunities in the immediate area.
Empty
Area: 1,441 sqm, Ownership: Owned plot
Slightly prepared lawn and large terrace at the front of the property. Gravel yard/parking. Otherwise natural plot.
Parking
Parking on own plot.
Finished test
Certificate of Completion is not available due to age - applies to measures applied for before 1998. Measures (construction, additions and additions are subject to notification.) applied for before 1 January 1998, a completion certificate cannot be issued for cf. pbl § 21-10 fifth paragraph. This means that the buildings can be legally used without a completion certificate. However, this does not mean that illegally built measures become legal.
Regulatory plan
The municipality states that the property in question is located in an area zoned as current LNFR area in the current municipal plan, it is also located within a restricted area named H 740, which is a protected watercourse. All measures on built-up land will require exemption from provisions in the municipal plan. See attachment from the municipality in the sales report.
Regulatory plan in progress: Local municipal plan for E39 Vigeland – Lyngdal west.
On a general basis, we point out that there may be future plans with the municipality for the area around the property, about which the broker has not received information.
Road / Water / Drainage
Connected to public road. Private water and sewerage. The property has its own septic tank/sludge separator. Water is taken today from a borehole on a neighboring property. Oral agreement. In future, water must be provided from a separate borehole or well. It is the buyer's responsibility.
Liabilities / Rights
Encumbrances that accompany the property and that have been transferred from bn. 1:
Replacement and overestimation, registered 06.12.1851
Declaration - settlement, registered 06.12.1851
The above documents have not been obtained. A copy can be obtained from those mentioned below, but several of these are assumed to be of no importance to the bn. 17.
Diary no.: 238, Registered: 18.03.1949 – replacement
Diary no.: 2325, Land Registry: 12.07.1978 - divided plot of land
Diary no.: 3010, Land Registry: 24.08.1979 – divided plot of land
Diary no.: 3721, Land registry: 02.11.1989 - divided plot of land
Diary no.: 813, Registered: 23/03/1995 - conditions from the municipality regarding the takeover of Røyskårveien.
Diary no.: 472055, Registered: 13.06.2007 - declaration of right of way - bnr 13
Diary no.: 213525, Registered: 14.03.2014 – electric power lines
Diary no.: 213536, Registered: 14.03.2014 - electric power lines.
From the main estate from which the property is divided, there may be registered encumbrances in the form of declarations/agreements that do not appear in the land register for this property. The property is transferred free of monetary encumbrances, with the exception of any declarations, agreements, servitudes and mortgages that appear in the sales statement and must accompany the property upon sale. The buyer's bank will get priority after these.
Rental
The home does not have its own rental unit, but can be freely rented out.
Energy certificate
The seller has submitted an energy certificate for the property. Heating rating Orange – Energy rating G
Estimated price and costs
NOK 1,250,000 (Suggested price)
Costs
NOK 12,500 (Homebuyer's insurance HELP (optional))
NOK 2,800 (Homebuyer insurance Plus (optional supplement))
NOK 585 (Real estate fee mortgage document)
NOK 585 (Real estate fee deed)
NOK 23,750 (Document fee)
NOK 40,220 (Total costs)
NOK 1,290,220 (Total price incl. costs)
The calculation assumes that only one loan bond is registered and that the property is sold at the asking price.
Public taxes
NOK 5,282 per year
for 2023, fixed fees for waste disposal, sludge emptying and pipe sweeping. (Calculated as a holiday home. Changes somewhat when used as a permanent home.)
Property tax
Lyngdal municipality does not have property tax per 2023.
Asset value
There is no asset value on the property.
Address with designation
Røyskårveien 19, Gnr. 131 Bnr. 17 in Lyngdal municipality.
Housing type
Detached house
Ownership form
Freehold
White goods, furniture and accessories
The following white goods come with the home: hob w/induction, stove, combi fridge and freezer.
List of chattels and accessories must be read before bidding. This shows which movable property must accompany the property if it was on the property at the time of the buyer's inspection, unless otherwise agreed.
Home seller insurance
The seller has taken out home seller insurance. The insurance covers the seller's liability according to the Disposal Act limited to the sale price of the property, up to NOK 14 million. The insurance does not cover loss of value as a result of the presence of insects.
Homebuyer's insurance
Attached to the sales statement is information on Boligkjøperforsikring and Boligkjøperforsikring Plus from HELP Forsikring AS. Home buyer's insurance is legal aid insurance that provides security and professional legal help if unexpected faults or defects are discovered in the home over the next five years. Home buyer's insurance Plus has the same coverage as home buyer's insurance + full-fledged legal assistance in important legal areas in private life. Deductible NOK NOK 4,000 accrues in disputes. Read more about both insurances in the attached material or at help.no. Please note that the brokerage firm receives NOK 2,200 in fees for each insurance agreement brokered on Home Buyers Insurance Plus and NOK 1,200 in fees for Home Buyers Insurance.
Display
As advertised or by agreement with the broker on tel. 40 40 80 72.
Takeover
As soon as possible / by agreement.
Financing
We recommend that our customers contact our partner Sparebanken Sør, on tel. 38 10 92 00, for a non-binding offer.
Bidding
All bids must be submitted in writing to the broker. The first bid must be signed, and the bidder must also be identified. Use the "Make a bid" button on our advertisements to register your bid electronically. This is a simple and secure solution that allows you to authenticate yourself and sign the bid electronically using BankID. When the first bid is given, you will receive an SMS receipt which you can reply to in order to give any bid increases. Bid increases can also be given by pressing "Bid" in our ads again, or by email or other written methods. The broker must confirm in writing to the bidder as soon as possible that the bid has been received. Bids that are not in writing or that have a shorter acceptance period than until 12.00 on the first working day after the last advertised viewing will not be communicated to the seller. A bid is binding for the bidder when the bid has come to the knowledge of the seller. The seller is free to accept or reject any bid, and is thus not obliged to accept the highest bid for the property. The broker must, to the extent necessary and possible, inform those involved in the bidding round in writing about the status of the bidding. The broker is obliged to facilitate a proper winding up of the bidding round, and in order for the bids to be processed and forwarded in writing to all parties involved, each bid must have a sufficiently long acceptance period. The seller must accept the bid in writing before bid acceptance can be communicated to the bidder. Seller and buyer are entitled to receive a copy of the bid journal immediately after the transaction has been completed. Anyone who has submitted a bid for the property can, on request, receive a copy of the anonymised bid journal after the bidding round has ended. Otherwise, reference is made to "Consumer information on bidding", which is on the back of the bid form. It is assumed that title is transferred to the buyer.
Legislation
The property is sold according to the rules in the Disposal Act.
The property must be handed over to the buyer in accordance with what has been agreed. It is important that the buyer familiarizes himself thoroughly with all the sales documents, including the sales statement, condition report and the seller's self-declaration. The buyer is considered familiar with conditions that are clearly described in the sales documents. Circumstances described in the sales documents cannot be invoked as deficiencies. This applies regardless of whether the buyer has read the documents. All interested parties are encouraged to examine the property carefully, preferably together with an expert, before submitting a bid. A buyer who chooses to buy sight unseen cannot claim as a defect something he should have become aware of during the survey.
If there is a need for clarification, we recommend that the buyer consults with an estate agent or a building surveyor before submitting a bid.
If the property is not in accordance with what the buyer must be able to expect based on its age, type and visible condition, there may be a defect. The same applies if incorrect information has been withheld or given about the property. However, this only applies if it can be assumed that the agreement was affected by the fact that the information was not provided or that incorrect information was not corrected in time in a clear way. A home that has been used for a certain amount of time has usually been exposed to wear and tear and damage may have occurred. Such wear and tear from use must be taken into account by the buyer, and certain conditions may be discovered after taking over that necessitate improvements. Normal wear and tear and damage that necessitates repair is within what the buyer must expect and will not constitute a defect.
The home may have a deficiency if there is a discrepancy between the stated and actual area, provided that the discrepancy is 2% or more and a minimum of 1 sq.m.
When calculating any price reduction or compensation, the buyer himself must cover losses/costs up to an amount of NOK 10,000 (deductible).
If the buyer is not a consumer, the property is sold as is, and the seller's liability is then limited cf. Section 3-9, subsection 1, clause 2 Section 3-3 (2) of the Disposal Act is waived, and whether an indoor area failure is characterized as a deficiency is assessed according to Section 3-8 of the Disposal Act. Information about the buyer's inspection obligation, including the call to inspect the property carefully, also applies to buyers who are not considered consumers. By consumer purchase is meant the purchase of property when the buyer is a natural person who does not mainly act as part of business activities.
Whitewashing
According to the Money Laundering and Terrorist Financing Act, brokers have a duty to carry out control measures against customers. This involves confirming customers' identities, obtaining information about real rights holders and the purpose and intended nature of the customer relationship. Furthermore, the broker must check the origin of the funds, as well as carry out customer checks on persons with disposal rights to accounts that are used in transactions to client accounts.
Customer checks must be carried out continuously throughout the assignment period, if at any time the broker cannot carry out sufficient customer checks, the broker has the right to terminate the customer relationship.
Brokers are subject to a duty to report to Økokrim in the event of a suspected breach of the Money Laundering Act. Notification is sent to Økokrim without the parties being notified and the broker may in some cases be obliged to stop the execution of the trade. The parties to the trade may be held liable for losses the other party incurs as a result of a breach of the money laundering regulations, the parties' rights in the event of default.
Settlement
The purchase price plus costs must be available on the broker's client account before takeover. Normally, this means that full settlement must be paid into the broker's client account no later than two working days before the agreed takeover date.
Any conditions relating to the payment, for example a mortgage document to be registered in favor of the buyer's bank, must be in the hands of the broker in good time before takeover can take place. Sørmegleren AS does not accept payments from abroad, payment of the settlement must be made collectively from the buyer's account in a Norwegian financial institution.
The broker does not accept payments in the form of cash or bank transfer.
Assignment number
61-19-0002
Sales report and attachments
The sales statement with associated attachments must be reviewed before bidding.
A complete overview of all documents the broker has received from the government/business manager is available on Sørmegleren's website www.sormegleren.no/61-19-0002. The documents can also be obtained from the broker on request.
Changes in public taxes/fees are subject to change.
Responsible broker
Estate agent MNEF Odd Terje Vatnedal, tel. 40 40 80 72
Remuneration
Lien with imprudence – Statens Kartverk (Kr. 540)
Facilitation fee (DKK 12,900)
Commission (DKK 45,000)
Renewal/extension of assignment (DKK 2,500)
Home seller insurance S & P (DKK 12,400)
Renewal/acquisition of advertisement on Finn.no (NOK 1,000)
Digital Marketing Package Highly Visible (DKK 7,900)
Advertising Visible (NOK 2,490)
Renewal advertisement Finn.no Feb. 2021 (DKK 1,000)
Advertising Visible (NOK 2,990)
Settlement (DKK 7,100)
Extra views (DKK 3,000)
A total of NOK (DKK 98,820)
Sørmegleren AS org. no.
944 121 331
Production date
29.08.2023
Address
Røyskårveien 19 - 4580
Lyngdal, Norway