The survey report focuses on the condition of the property only, as well as any garages or outbuildings, and highlights any issues that are of significance. However, it does not going into the detail that a HomeBuyer Survey or Building Survey would. In addition, it does not include a Market Valuation. Therefore, it may be worthwhile adding this to the survey report. Areas covered by the Condition Report include:

• Drainage
• Insulation
• Damp proof course
• Timbers – checking for woodworm or rot
• Pipes and gutters
• Ceilings, roofs and walls
• Windows and doors
• Heating – electric, gas or oil
• Conservatories
• Any permanent outbuildings including garages

Carried out by one of our highly experienced, RICS qualified surveyors, the Full Structural/Building Survey is very thorough and culminates in a fully detailed report that will not only highlight visible defects and potential hidden issues, but also advise on the type of repair required, any property maintenance recommendations.  With this type of survey, the surveyor will, where possible, investigate any attics and cellars, look under loose carpets and inspect floorboards, as well as move furniture to see what’s behind.  Rest assured that every ‘nook and cranny’ of the property, and its permanent outbuildings/garages, will be investigated.  Included in the survey is:

• A thorough inspection of all areas of the property that are accessible, including all permanent outbuildings and/or garages
• Timbers – check for woodworm and rot
• Heating – gas, electric or oil
• Water systems
• Damp proof condition
• Drainage
• Insulation
• Pipes and gutters
• Ceilings, roofs and walls
• Windows and doors
• ConservatoriesFloors – investigating where where carpets, rugs are lose and are easily moved.

Carried out by one of our highly experienced, qualified RICS surveyors, the report will consider the external and internal elements of the property, detailing any faults with the property and any impact on the value they may have, as well as offering advice on repairs, maintenance and average cost to resolve the issues.  Areas covered include:

• The overall structure of the property to ensure there aren’t any major issues, such as subsidence.
• Damp – the surveyor will damp test the walls to ensure no damp is present, and confirm that damp proofing is present.
• Drainage
• Insulation
• Timbers – checking for any woodworm or rot
• Pipes and gutters
• Ceilings, roofs and walls
• Bathrooms and kitchens
• Windows and doors
• Heating – electric, gas or oil
• Water services
• Conservatories
• Any permanent outbuildings within the property’s boundaries

The Leasehold Reform, Housing and Urban Development Act (1993) allows flat owners to legally extend their lease by 90 years, as well as a reduction in ground rent to “a peppercorn” (zero). The Landlord and Tenant Act 1987 also applies in some situations.

When there is less that 85 years remaining, the lease will need to be extended or ownership of the property will return to the freeholder.  The shorter the lease, the more impact it will have on the valuation of the property.

To ascertain the property’s accurate valuation, we base our recommendation on a variety of criteria including:

• The property size and its location
• The property’s condition and any obvious defects
• The age of the property
• The quality of the fixtures and fittings within the property
• Any outside space, such as off-street parking, side access and garden/terrace
• The property’s proximity to public transport and local amenities

The Party Wall Act 1996 covers three specific types of work to properties:

• Alterations to party structures (mainly walls but can be floors)
• Building new boundary walls
• Excavating close to or adjacent to a neighbour’s property.

At Laurence Quilter, we provide Pre-Auction Surveys to ensure that the property you are planning on buying at auction won’t leave you with any nasty surprises. 

Whether you are an property auction first-timer or an experienced buyer, we will provide a Pre-Auction Survey that is tailored to your needs, and recommend if it is the right property for you.

When buying a property at auction, there is a limited amount of time to get a survey done and make an informed decision whether to go ahead and try to purchase the property.  Depending on the condition of the property, we would recommend either a HomeBuyer Survey or a Full Structural/Building Survey is conducted.   

We will inspect property prior to auction, on your behalf, including any surrounding ground, outbuildings and the area, advising on whether it is our recommendation to go ahead or not. In addition, if you need any help  with costings or on building control matters, take advantage of our comprehensive range of Pre-Auction Services.

We understand that when it comes to getting a pre-auction report carried out, time is of the essence which is why you can depend on us to provide a speedy yet professional service.  Contact us for more details and to discuss your requirements.

A Reinstatement Valuation is often required by insurers and is a valuation of the amount it would cost to  ‘reinstate’, or rebuild, the property from scratch should it be destroyed, i.e. by fire.  The valuation includes work such as:

• Demolition and clearing of the site ready for re-build
• Materials to be used
• Labour
• Re-installing household facilities, such as central heating and wiring
• Replacement of windows and doors

A Reinstatement Valuation is not the same as a Market Valuation.  It is the cost to reconstruct a property, not what the current value of the completed property.

A Reinstatement Valuation is required for an accurate valuation for building insurance purposes.  Most mortgage lenders require building insurance prior to lending.

You may also need a Reinstatement Valuation conducted by one of our highly experienced, qualified surveyors if you are making a substantial insurance claim, such as fire, subsidence or flood damage.  The appointed Loss Adjuster may ask you to appoint a surveyor, or you have the right to appoint your own surveyor, who will work on your behalf with the insurance company.

For more information on Reinstatement Valuations, to discuss your requirements in more detail, or to book an appointment with one of our experienced Reinstatement Surveyors, contact us.

If there are any major, specific problems with a property that may not necessarily be covered by a HomeBuyer Survey or Full Structural/Building Survey, you can opt for a Specific Defect Survey.

The Specific Defect Survey, also known as a Specific Structural Survey or Inspection, focuses on any specific problem associated with a property’s structure or condition.

The detailed survey report focuses on just the specific area that’s causing concern and would include areas such as: 

• Cracking/bowing walls or beams
• Subsidence
• Timber rot or infestation
• Damp
• Quality of brickwork and/or non-standard construction
• Flood or fire damage
• Issues with the quality of specific aspects of the building or alterations (wall removals/loft conversions)
• Roof defects.

One of our highly experienced, RICS-qualified surveyors will attend the property and focus on the area specified, providing a detailed analysis of the problem, its impact on other areas of the property, i.e. roof defects could affect the structure of the walls, as well as an average cost of rectifying the problem.

A Specific Defect Survey is the ideal option if you are buying a property and are worried about a specific area, if you are planning some building work and want peace of mind that the work proposed isn’t going to negatively affect the property, or you wish to get a second opinion.

As well as providing photographic evidence, our surveyors will provide detailed descriptions of what they discovered, advise if the situation is an issue or not, whether there is any short or long-term impact on the property, the work that needs to be carried out to rectify the problem, and the average cost of carrying out repairs.

To discuss your requirements in more detail, contact us to talk to one of our highly experienced surveyors.