As Chartered RICS Surveyors, Cockrams Surveyors carry out Level 2 and Level 3 Home Surveys in line with RICS guidance on residential properties across Cornwall for property purchasers. Once you have provided our team with the required information in relation to the property you are purchasing, we will advise you based on our understanding of the property, as to what Level or Level(s) for pre-purchase Home Survey we feel could be considered for the subject property. Some of the main items that we would aim to/typically consider when guiding you would be as follows:
• Possible property age – we will not research or confirm specific property ages or dates of construction but using our experience together with information provided by you or available online for the property under its sales particulars etc., we would consider the possible age of the property when advising what level(s) of survey we feel should be considered. We would typically advise that older properties should be considered for a Level 3 Home Survey but may also take into account other factors as well as age (see below).
• Construction forms and materials – Is the property believed to be built in traditional construction forms and materials? If the property is of non-traditional construction or its design, construction forms and the materials used are unusual or complex, a more detailed Home Survey may be advisable. Of course, it is not possible to determine the exact constructions materials and techniques etc. used prior to a physical examination of the property however, in most cases and where possible, selling agent’s information will include photographs, floor plans etc. that may be helpful in obtaining an indication of the property’s appearance, layout etc. and again, we will also be mindful where appropriate of any information provided to us by the client with their enquiry.
• Condition – If the property is clearly in a poor state of repair, requiring significant works/refurbishment or appears not to have been well-maintained, a more detailed level of Home Survey may be appropriate, but again this is not the only factor considered when offering purchasers with advice.
• Alterations and amendments – If a property has been significantly extended or altered, such as having a roof space converted, large extension(s) or other significant alterations and modifications, then you may be guided towards a more detail level of survey. Again, we will consider other factors too but sometimes, where a property has been heavily altered since it’s original construction, this may lend itself to a more detailed level of Home Survey. Likewise, if you plan to carry out significant works to a property following your purchase, it may be beneficial to consider a more detailed level of pre-purchase survey.
Cornwall has a variety of type and age of properties and also properties built using a variety of techniques and materials. Therefore, we aim to individually assess each property where possible, based on any information available for the property online (Rightmove or estate agents details etc), based on our local knowledge/experience as well as considering any relevant information provided by a possible client with their enquiry. In many instances the buyer may be advised that either a Level 2 or Level 3 Home Survey could be considered but there are also occasions where only a Level 3 Home Survey may be, in our opinion, considered as most appropriate.
The RICS have produced a helpful leaflet ‘Helping you choose the right survey’ which also provides useful information to property purchasers and homeowners which is available on their website – https://www.rics.org/profession-standards/rics-standards-and-guidance/sector-standards/building-surveying-standards/home-surveys