Click a question to expand. If you question doesn’t appear below, give us a call.

 

Booking Your Survey

We normally advise that you are not there for the survey as we do not want the surveyor to get distracted from his / her inspection.

Yes. We deal with the access and will call and arrange it all for you.

There is a difference between the valuation that a lender requires for your mortgage, and a survey. A mortgage valuation simply assures the mortgage lender that the market value of the house is not less than the amount they’re lending you. A valuation doesn’t include an assessment of the services or potential maintenance issues that could land a buyer with unexpected costs after they have bought a property. A homebuyer typically faces a minimum of £5,750 repair fill when they move into their new home.

Yes. You should receive a call from the booker letting you know that it is booked. In addition, they will email you with your terms and conditions confirming the date.

Commercial Property

No, as access through a commercial part of the property signifies a commercial premises. Flats should have their own access arrangements.

If the property has a separate entrance then yes, we can. However, some lenders will not mortgage a property above a commercial premise so we should ask/advise the client to investigate this prior to instructing us.

White Horse Surveyor specialise in only residential property however our sister company Commercial Surveyors Direct specialise in providing valuations and surveys for commercial property.

Flats

No, as access through a commercial part of the property signifies a commercial premises. Flats should have their own access arrangements.

If the property has a separate entrance then yes, we can. However, some lenders will not mortgage a property above a commercial premise so we should ask/advise the client to investigate this prior to instructing us.

We can provide a reinstatement value but it would be for guidance purposes only. We would generally state that the block should be covered as a whole with the share of the premium usually forming a part of the maintenance charge. Building insurance for leasehold properties is usually provided by the landlord.

Leasehold Property

Yes of course we can – the lease term only affects the property valuation.

Payments, Cancellations & Policies

es we do, when you give us the details of an instruction we will talk you through the following.
“As we will be holding your personal information in order to process this appointment for you, I have to let you know that we will not sell your information to anyone at any time. We may have to use personal information when managing a complaint via our legal team or when we must defer to our debt collection agency. Other than that, your information is secure with us, are you happy to proceed?”

“Great, in addition we may like to send you any offers we have, or interesting material to help you in your property journey, by email or phone. Can I confirm you would like to opt in?”

“Lastly, you can request your information used for Sales & Marketing is deleted at any time, just let us know in writing.”

You can easily pay for your Survey or Valuation (we accept Visa and Mastercard).

You can call us and make a payment, pay via our website or by bank transfer.

You can call us on 01249 444465 and we can take the payment for you, or you can pay by bank transfer, your terms contain the details you need.

By providing your details, you are giving us permission to book this appointment on your behalf and are aware of the relevant notice period required for any cancellation.
If you fail to register for this policy, then you may be liable for the following administrative charges:

• Within 5 working days of the appointment date, a £99 administration fee will be incurred.
• On the day of the appointment, a full survey fee will be incurred.

Even if you have registered for the cancellation charge, we MUST receive written notification that you wish to cancel by 17:00 on the day prior to the appointment. If you fail to do this, you will still be liable for the full cost of the survey.

These cancellations must be made in writing and sent to sales@whitehorsesurveyors.co.uk and all refunds will be processed within 5 working days.

Our £19 cancellation charge is a one-off fee that ensures any appointment or payment you make is fully protected up to the day that the actual survey is due to take place.

Property Land

No, we cannot undertake any checks with your local planning authority, which would be responsible for issuing a Tree Preservation Order (TPO). Where possible, we will ask the vendor if they are aware of any TPOs.

Yes, we can do that. However, if any boundary issues are highlighted, we would be unable to take it any further, and the client would need to seek expert advice on what to do next.

We endeavour to lift and look into chambers where safe and practical to do so, and comment on any obvious defects. However, this is a specialist area, with the performance of the respective system dependent on several factors, including ground porosity, size, and number of users. Therefore, we will provide advice on obtaining further specialist testing within the report.

If a property is ‘landlocked’, there is no legal access and it is only accessible by crossing private land. This means that there will be dramatically adverse effects on the property value. Whilst access to ‘landlocked’ properties can be achieved, the ease and cost of the process varies significantly. If the nearest road is not connected to the property, an easement will need to be created. An easement is a legally specified part of another person’s property that you are allowed to use in order to access your property.

Property Types

No, we do not survey mobile homes.

Lenders have different criteria for offering mortgages on non-traditional properties. If the type of non-traditional property is known (e.g. ‘Wimpey No-fines concrete’, ‘BISF’, ‘Reema Panel’), we can give you an indication of the likelihood of its suitability for mortgage purposes. We can conduct surveys of such properties, even if it is just for your peace of mind! As with all our surveys, we can undertake a visual examination, but cannot open up areas of the property to do invasive investigations.

Types of Valuation & Survey

Valuation advice is provided in accordance with the RICS Valuation Professional Standards (The Red Book). If the valuation is being provided for a lender then that lenders guidance must also be complied with. When valuing residential properties Valuers use the comparable method of valuation.

Your RICS (Royal Institution of Chartered Surveyors) HomeBuyer Report or Building Survey has four ratings to highlight the condition of the property. These are defined as follows:

  • No significant repairs are needed: This means that no work is required urgently; however, you will have to complete ongoing maintenance. All properties require ongoing maintenance and repair. The extent of work needed will vary depending on the age, style and condition of the property.
  • Defects that need repairing or replacing but are not considered to be serious or urgent: This does not mean that these items can be ignored. We recommend that estimates for such works are obtained prior to making a legal commitment to purchase.
  • Defects that are serious and/or need to be repaired, replaced or investigated urgently: There are three main reasons why an element is rated as CR3. The repair is serious and urgent such as replacing a failed roof covering. Secondly, if we’ve identified a need for further investigation such as checking sub floor areas for timber decay. Finally, if there is a concern over health and safety – for example, we found asbestos containing materials in the property.
  • Not Inspected: We have not been able to inspect this element of the property.

This is not related to the current market value of the property. The reinstatement figure is provided as a guide for buildings insurance purposes. The buildings reinstatement cost is calculated using the BCIS (Building Cost Information Service) tables. The figure represents the estimated cost of demolishing the property, clearing the site and replacing the structure in modern materials. The figure also includes professional fees.

The comparable method of valuations seeks to arrive at a value by looking at the sold price of other properties with similar characteristics. By comparing these to the subject property and making adjustments to allow for any difference in attributes a valuation range is established.

How are comparable properties selected?

Valuers obtain comparable evidence from a variety of sources including Rightmove. They have access to a section of Rightmove that is not available to the general public. The Rightmove tool provides a comprehensive database including the sales history of the subject and comparable properties, sold prices from Her Majesty’s Land Registry (HMLR), marketing details including floor plans and the location of the properties on a map.

What if there are no comparable properties?

The comparable properties selected are typically of a similar size, type, location and sold within the last six months. Where this is not available the Valuer will consider the next best available. The Valuer will take into consideration:

  • The general tone of the market.
  • The range of values – looking to establish the lowest and highest in the range.
  • The various features of the property and what may or may not add value such as: Conservatory, Condition, Garage or Accommodation.

They will then compare these against each other and to the subject property to see where in the range the subject property sits to establish a valuation figure.

Your Survey

Yes, but we can only give an opinion if there is visual evidence (e.g. drill holes). Usually, it would be for the vendor to confirm and produce a guarantee.

We visually examine the plumbing and electrics and, where possible, ask for the central heating to be turned on. Taps are operated and toilets are flushed, for example, to see if they operate, but we do not test any systems or appliances. We will make recommendations for further specialist examination/testing as appropriate.

No, we do not undertake the close inspections or intrusive examinations that are necessary in order to provide an opinion on which walls are or are not load-bearing. Whilst we can offer an opinion based upon the layout and factors that are visually available, absolute confirmation can only be made with a closer inspection.

Your RICS (Royal Institution of Chartered Surveyors) HomeBuyer Report or Building Survey has four ratings to highlight the condition of the property. These are defined as follows:

  • No significant repairs are needed: This means that no work is required urgently; however, you will have to complete ongoing maintenance. All properties require ongoing maintenance and repair. The extent of work needed will vary depending on the age, style and condition of the property.
  • Defects that need repairing or replacing but are not considered to be serious or urgent: This does not mean that these items can be ignored. We recommend that estimates for such works are obtained prior to making a legal commitment to purchase.
  • Defects that are serious and/or need to be repaired, replaced or investigated urgently: There are three main reasons why an element is rated as CR3. The repair is serious and urgent such as replacing a failed roof covering. Secondly, if we’ve identified a need for further investigation such as checking sub floor areas for timber decay. Finally, if there is a concern over health and safety – for example, we found asbestos containing materials in the property.
  • Not Inspected: We have not been able to inspect this element of the property.

The mortgage valuation is a brief report on a property for the Lender’s purposes only, to advise of the value and any characteristics which might affect its value as security for the proposed loan.

This is not related to the current market value of the property. The reinstatement figure is provided as a guide for buildings insurance purposes. The buildings reinstatement cost is calculated using the BCIS (Building Cost Information Service) tables. The figure represents the estimated cost of demolishing the property, clearing the site and replacing the structure in modern materials. The figure also includes professional fees.

Our surveys are non-intrusive inspections. The surveyor will not move furniture or fitted floor coverings or lift fixed floorboards, so they’ll only be able to identify ‘surface-level’ problems.

Limitations may exist in the form of a large amount of stored goods, parts of the property which are not visible from within the grounds of the property or from nearby public space.

Limitations will be highlighted in the report along with any recommendations for further investigation.

If you have any pets in the property please advise us at the time of booking, especially if they are nervous or excitable.

Your Valuation

Valuation advice is provided in accordance with the RICS Valuation Professional Standards (The Red Book). If the valuation is being provided for a lender then that lenders guidance must also be complied with. When valuing residential properties Valuers use the comparable method of valuation.

The comparable method of valuations seeks to arrive at a value by looking at the sold price of other properties with similar characteristics. By comparing these to the subject property and making adjustments to allow for any difference in attributes a valuation range is established.

How are comparable properties selected?

Valuers obtain comparable evidence from a variety of sources including Rightmove. They have access to a section of Rightmove that is not available to the general public. The Rightmove tool provides a comprehensive database including the sales history of the subject and comparable properties, sold prices from Her Majesty’s Land Registry (HMLR), marketing details including floor plans and the location of the properties on a map.

What if there are no comparable properties?

The comparable properties selected are typically of a similar size, type, location and sold within the last six months. Where this is not available the Valuer will consider the next best available. The Valuer will take into consideration:

  • The general tone of the market.
  • The range of values – looking to establish the lowest and highest in the range.
  • The various features of the property and what may or may not add value such as: Conservatory, Condition, Garage or Accommodation.

They will then compare these against each other and to the subject property to see where in the range the subject property sits to establish a valuation figure.

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