Residential Property Surveys Based in Knighton

Firstly, remember the sales particulars are adverts, and will focus mainly if not exclusively on the positives.    The almost universal use of ridiculously wide-angle lenses distorts the truth.  Room measurements should be taken with a pinch of salt – they are almost always the maximum possible – taken to the room’s extremities – e.g. into alcoves and into bay window projections.   The purpose of the sales particulars is primarily to encourage viewings and not to convey accurate and objective information.

Secondly, Estate Agents are frequently far too keen to be helpful, putting forward their suggestions of what local surveyors could undertake a pre-purchase inspection.  Agents can be tempted to recommend a surveyor or surveying practice that can be more lenient when it comes to defects and deficiencies, or worse still, one that will not come down too hard on works of repair in order to avoid the sale falling through. The latter practice may well be regularly receiving referrals from their local high street Estate Agents.

Thirdly, worst of all are the Agents that try to persuade prospective purchasers not to commission a survey. Assertions such as “the houses on the estate were built by a local reputable builder and there won’t be much wrong with the property, and therefore it is not worth engaging a surveyor” or “properties less than 20 years don’t warrant a survey”, or “it is a new build and everything should be in order – no need to get a surveyor” or “you would be better off not spending money on a survey and saving the money for improvements or for furniture”.  The list of reasons for not engaging a surveyor is seemingly endless. Then there are the Agents that give out advice about what type of survey is required “It’s a post-Second World War property, so a full survey is unnecessary; a basic homebuyer survey will be adequate.” is adequate. The truth is, Agents do not want prospective purchasers to get a survey inspection done, as this reduces to chance of a sale proceeding and ultimately the Agent getting their sales fee.

Fourthly, the most insidious example of Estate Agents’ bad behaviour is attempting to dissuade a purchaser from engaging a particular surveyor. “Don’t use Mr Bloggs – he is really slow at getting his report out and he exaggerates the cost of essential repairs”. This probably means Mr Bloggs is good at his job and looks after his client’s – the purchaser’s – interests.

Estate agents anxious to get the deal closed and collect their fee – typically 1.5 % of the purchase price – which is quite a lot of money for putting together some particulars and getting the property on Rightmove.  After all, so many Agents are far too keen to let their clients – the Vendors – provide access for the viewings. Agents will appear friendly and helpful, often putting forward the impression that they are helping the purchaser find the right property – just like those silly TV programmes.

But remember, Agents are engaged by the Vendors, who pay their fees. They are acting for the Vendor, not for both parties and certainly not for the purchaser.  

The above is a familiar expression in the world of Estate Agency, often abbreviated to STC.

The word “contract” implies is that everything is going to proceed provided the legal procedures go to plan and the standard searches don’t flag up anything nasty.

However, a prospective purchaser should be thinking along the lines of “Subject to contact and survey”, or perhaps more correctly around the other way “Subject to survey and contract”.

The survey should be foremost in the buyers’ mind. Once the survey has established that the property is in fair order, then, and only then, should money be expended on solicitors. 

There are primarily two sets of fees incurred by a purchaser, solicitors and surveyors.

Most purchasers generally accept that solicitors are essential and they are the only people qualified to do the conveyance.

This may well be the case, but don’t forget the importance of the surveyor.  

Typically, solicitors’ bills eclipses those of the surveyor, however both professionals are arguably equally essential in the process.

Why spend money on checking out the legal title and not bother to check for woodworm in the loft?          

There is a myth that new houses don’t require surveying. A valid contrary argument is that it is even more important to commission a survey as the property has not yet stood the test of time.

No property is perfect, not even those just completed. It may well be the case that a more basic survey inspection is adequate, or that a different type of survey is appropriate, i.e. one that focuses on “snagging items” i.e. all the little bits and pieces that that the developer has forgotten to finish.  

Remember, when buying a new house and same principals of buying a new car apply, i.e., it should be pretty dam perfect.

A good surveyor, who is not being rushed and shepherded around by some fancy sales executive, can have a detailed look at every accessible part of the house – e.g. checking that all doors open & close properly and that there are no scratches on the worktop under the strategically placed vase of flowers.

Then there are the common deficiencies to consider – like to absence of shelves inside wardrobes and the inadequate single pendant light in the garage.

Property developers are driven by profit, and the least they can do the greater their profit.

Don’t assume your home will look anything like the show house on the estate. It is even possible that a new build house is not in compliance with current Building Regulations.

Commissioning a survey or even just a reasonably comprehensive snagging inspection by an independent professional can provide an opportunity to force the developer in remedying defects and/or to attend to incomplete work before you move in.

Just because it is new and no one has sat on the toilet seat or used the oven, does not mean the house is free of defect.   

Often a home buyer –  conceivably a first time buyer of a modest “starter home” – will decide not to bother getting a survey done on the basis that the house comes with a ten year warranty.

“If something goes wrong, I will claim on the warranty”. This is a dangerous approach.

Most warranties, such as NHBC, do not cover the entire property, with exclusions for outside paving and garden fences etc.

These parts can also go wrong and can be expensive to repair. Also, most warranties only give two or three years cover on the non-structural parts of the house. If tiles start falling off the bathroom wall after four years, then there will be no recourse.

Whilst no surveyor has x-ray vision and cannot see what adhesive exists behind the tiles, there is a good chance that any fundamental problem with wall finishes would be picked up during a survey.

Above all, it is better the know about a problem or potential defect at the outset, and then an informed decision can be made as to whether to proceed, insist on remedial works before moving in, or agree a reduced price.

Discovering a defect down the line and making a claim on the warranty is a time consuming and stressful exercise, often involving engaging a surveyor, and possibly a solicitor too.

The likes of NHBC do not willingly or promptly payout money – they akin to any commercial insurance company.

No warranty is a substitute for proper independent professional advice at the outset. 

Most people who don’t know too much about what goes on under the bonnet would ask a more knowledgeable friend, or possibly their regular local car mechanic, to give a second-hand motor a look over before money passes hand.

Typically figures are in the order of paying a £50 fee in respect of car being offered for £2K. That’s a fee of 2.5 %. So when buying a £280,000 house why avoid spending – say £800 on a RICS Level 2 survey – an outlay that represents less than 0.3 %.

Spending even £2,000 on a proper survey can place the purchaser in a far stronger position to negotiate the price.

Even a basic survey with only verbal advice – costing a few hundred pounds – can avoid making the mistake of buying a fundamentally defective house that needs tens of thousands spending on it just to make it structurally safe.   

Even if a survey does not identify serious problems that warrant price renegotiation or prompt a prospective buyer to walk away from a property, a suitable survey will frequently provide reassurance, for example “the cracking on the living room ceiling is only cosmetic and does not indicate instability” or “the tiles on the roof are old and encrusted with lichen, but have another 20 years life left in them”.

A suitable survey can also prove valuable in planning future maintenance – including who is best placed to do it, what it is likely to cost, when will it be needed and what methods / materials etc. would be appropriate. 

A good surveyor should be able and willing to comment on the viability of future improvements, advise whether they would need consents, or where planning permission issues arise, and if an improvement proposal would be likely to be granted planning permission.

David Andrews routinely asks his clients if they have any improvement, alteration or extension ambitions, so that he can consider these during his inspection and then give some advice.

Whether you are buying a 25% share in a studio flat or a 18 bedroom stately home with a separate 2 bedroom lodge, it is always recommended that good quality, independent professional advice is sought before you commit to purchase.

This applies to both leasehold and freehold properties. The fundamental reason for having a survey is to go into a prospective deal with ones eye’s wide open, and to avoid any nasty surprises later on.

A survey can also assist in deciding which of a number of potential properties is the most appropriate for the purchaser.

David Andrews can undertake surveys of all types of homes, including both newly constructed and period properties.

Whether built of  stone, brick or timber, of non-standard construction or prefabricated, these can be suitably appraised.

Surveys are available on individual flats in large multistorey blocks, or terraced, semi-detached or detached houses.

Surveys of “properties with land” are routinely undertaken by David Andrews, where outbuildings, access tracks, hard-standings, barns, perimeter fencing etc. need assessment too.

Properties with septic tank drainage and/or private water supplies are well familiar to David Andrews.

Historic buildings, including listed properties and ones of special heritage value are frequently surveyed by David Andrews.

For example, oak framed houses with wattle & daub infill, or those with stone slated roofs, fall within David Andrews’ experience base.

David Andrews’ survey reports endeavour to cover all aspects that could have future repair cost implications.

As such, it is not just the foundations, walls, floor and roof that will be considered. Doors and windows through to electrical, plumbing and heating installations will be appraised. 

Various different types of survey are available, but predominately RICS Level 2 and 3 types. A range of bespoke surveys can also be provided, e.g. those focusing upon a specific issue.

David Andrews will be able to advise which type of survey is appropriate for a given property – depending on its age, type of construction, general condition, or if it has been extensively altered over the years. “Verbal feedback only” type surveys can be provided too. 

All Level 2 and 3 survey reports include a listing of budget costs for essential repairs, which will assist the prospective purchaser in financial planning, and possibly act as a price negotiation tool. 

All Level 2 and 3 survey reports include a listing of budget costs for essential repairs, which will assist the prospective purchaser in financial planning, and possibly act as a price negotiation tool. 

Once the survey inspection is completed, David Andrews will be available to telephone you shortly afterwards to provide immediate verbal feedback pending the preparation of the written report.

In the case of properties that are found to be seriously defective and thus not a contender, fee discounts can be offered if the client accepts verbal advice alone.

Afterall, there is no point spending money on having a long written report for a property that you have already decided to walk away from. Subject to the vendor agreeing, David Andrews is happy to meet his clients at the property for a face to face discussion and a joint walk-around. This can be a very efficient method of imparting advice. 

Where required, David Andrews can undertake “vendor surveys”, i.e. on behalf of the present owner.

This could be facilitating the sale of the house, for maintenance planning, to aid “improve or move” decisions, or purely for peace of mind.