Choosing Between Surveys

WHY DO I NEED MY OWN SURVEY?


The best way to reach an informed decision on such an important investment as a home is to have a professional survey and valuation of the property which interests you. Before you decide to go ahead and commit yourself legally, you can minimise the risks by asking a qualified surveyor to answer these questions for you:

Is the agreed price reasonable?
Are there defects or drawbacks I don't know about?
If so, what do I need to do about them?

Commissioning your own survey is the simple, economical way to avoid unpleasant-and perhaps costly-surprises after moving in. In some cases, the surveyors report may enable you to renegotiate the price you pay for the property.

I ALREADY HAVE A MORTGAGE VALUATION REPORT...


The Consumers' Association Which? magazine and the Council of Mortgage Lenders both give the advice that even if you are seeking a mortgage-and may be paying for a Mortgage Valuation report it is still advisable and prudent to arrange a survey by your own surveyor.

The reason is simple: the Mortgage Valuation report is prepared for the lender-not for you, the borrower. It answers only the lenders' questions concerning the appropriate security for your loan. You cannot rely on it to answer the questions which concern your personal interests. The mortgage valuation report is NOT A SURVEY. It will be very brief probably no more than 1 or 2 pages in length and it will not necessarily let you know about all the significant defects or problems that can affect a property and that you will want to know about. Even if you have a mortgage valuation carried out by your Bank or Building Society you can still book us separately for a detailed survey on your behalf.
WHAT CHOICE OF SURVEYS DO I HAVE?
RICS members offer two forms of survey which are specifically designed to help homebuyers:

The HOMEBUYER SURVEY AND VALUATION


The HOMEBUYER Survey is in a standard RICS designed format and is designed specifically as an economy service.

It gives a concisely worded opinion on the condition of the property on a set format that usually runs to around 10 to 15 pages in length.

It is normally suitable for houses or properties that are perceived to be in generally good or reasonable condition. If a property is neglected or dilapidated then a Building Survey will usually be more appropriate.

This is an economy package. Because of the practical limits on the type of property and on the scope of its coverage, the Homebuyer Survey is priced mid-range. It is more expensive than a mortgage Valuation but costs less than a Building Survey.

The surveyor's main objective in providing the service is to assist the prospective homebuyer to:-
Make a reasoned and informed judgement on whether or not to proceed with the purchase;
Assess whether or not the property is a reasonable purchase at the agreed price;
Be clear about what decisions and actions should be taken before contracts are exchanged .
The surveyor also gives his or her professional opinion on significant matters or defects which affect its present value and may affect its future resale.

The concise report covers the building inside and outside, the services and the site and is broken down into sections offering advice on significant defects affecting: walls; roof; floors; walls and ceilings; damp course; rainwater goods; windows/joinery; chimneys; kitchen and bathroom fittings; general comments are given about the services including the gas, electrical, heating and drains but these services are not tested. It also includes a valuation reflecting any serious repairs needed and this may allow you to renegotiate the purchase price.

It focuses on the defects and other problems which in the judgement of the surveyor are urgent or significant but it also covers: The general condition and particular features of the property: Particular points which should be referred to the client's legal advisers; Other relevant considerations concerning, for example, safety, the location, the environment, or perhaps insurance.

Where the client should take some action before deciding to proceed with the purchase, this is signalled clearly in the text of the report and included in the summary of action and other key considerations.

Matters which are judged to be not urgent or not significant are not included in the report.

It therefore differs materially from a Building survey in two major respects. 1- It is intended only for particular types of home: houses, flats and bungalows which are: Conventional in type and construction and apparently in reasonable condition. It focuses on essentials namely defects and problems which are urgent or significant and thus have an effect on the value. 2- It will not normally include advice on maintenance or repair items classed as not serious/significant.


The BUILDING SURVEY


A Building Survey (formerly called a structural survey) A building survey is suitable for all types of residential properties and provides a full picture of their construction and condition. It is likely to be needed if the property is, for example, of unusual construction, is dilapidated or has been extensively altered or where a major conversion or renovation is planned. It is usually tailored to the client's individual requirements. The report includes information on construction and materials as well as details of the whole range of defects, major to minor.

It is a more detailed report than the Homebuyer and can be carried out on any type or age of property. It is usually chosen where you wish to know about both serious and more general but nevertheless important repair and maintenance items. It will unlike the Homebuyer survey, give detailed advice about more minor defects that will require attention as part of future maintenance and thus helps you to plan a future maintenance programme to deal with defects over a period of time so you can budget accordingly.

It is often requested by customers buying large or period properties or where a customer suspects or knows of serious defects. It is usually between 20 and 30 pages in length with much more detailed information and comments than the Homebuyer Survey on current major and minor repair items as well as future maintenance items.

It can be tailored to comment on any particular items or defects that you have noticed or concern you and that you would like to know more about.
It can be tailored to comment on the practicality of any alterations that you might wish to carry out such as removing walls or extending the house or carrying out a loft conversion.

The report will offer detailed comments on the building inside and outside, the services and the site and is broken down into sections offering advice on significant defects and more general maintenance items and less serious minor defects affecting: walls; roof; floors; walls and ceilings; damp course; rainwater goods; windows/joinery; chimneys; kitchen and bathroom fittings; general comments are given about the services including the gas, electrical, heating and drains but these services are not tested. Comments will be given about outbuildings, gardens and fences and boundary walls. It also includes a valuation reflecting any serious repairs needed and this may allow you to renegotiate the purchase price.

The summary of the report will include details of any serious items that need immediate attention and our opinion of the approximate cost of dealing with any significant items. Photographs can be requested and can be attached to the report to illustrate any serious defects. Advice will also be given in a maintenance summary about items that you should deal with in the future.

It therefore differs materially from a HOMEBUYERS SURVEY in two major respects. 1- It is intended for any type, age or condition of property.
2. It will discuss in much greater depth and detail the full range of defects from minor to major AND maintenance items and advise you in detail about how to deal with such items. It will include advice on maintenance and repair items classed as not serious/significant.


WHAT CAN ROBERTS AND ROBERTS RESIDENTIAL SURVEY DEPARTMENT OFFER?


Vast experience of dealing with all types of residential property throughout the North West. We are a locally based company who know in detail the areas that we cover.
All surveys undertaken by RICS qualified surveyors with over 25 years experience in dealing with residential survey matters.
Surveys dealt with promptly and by helpful staff who can at any stage answer your concerns or enquiries.
Reports can be sent by post and by email to speed up the procedure.

WHAT DO I DO NEXT?


We pride ourselves on helping customers and offer impartial useful advice. We will gladly answer any questions that you may have about which survey to choose and which is best for the property of your choice. Do not be worried about asking any questions as we know arranging and choosing a survey can seem daunting but we are used to dealing with any concerns that you may have.

To speak to a surveyor or member of staff please phone our Stockport office on 0161 477 4212 or Manchester office on 0161 920 9724.



Some of the areas we cover:- Manchester, Stockport, Alderley Edge, Bramhall, Cheadle, Wilmslow, Prestbury, Macclesfield, Cheadle Hulme, Heald Green, Altrincham, Hale, Timperley, Sale, Stretford, Urmston, Chorlton, Didsbury, Withington, Heaton Moor, Heaton Chapel, Reddish, Marple, Romiley, Marple Bridge, Hyde, Ashton, Denton, Stalybridge, Oldham, Middleton, Rochdale, Bolton, Bury, Warrington, Runcorn, Frodsham, St Helens, Wigan, Heywood, Flixton, Swinton, Worsley, Glossop, Hayfield, New Mills, Whaley Bridge, Disley.


You can also click on the obtain a quote button above or send a brief email to ndb@robertsandroberts.co.uk



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