Frequently asked questions

A 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.

Please note that a mortgage valuation is different from a property survey or estate agent’s market appraisal. Mortgage valuations are only for the lender’s purposes.

For more information or guidance please feel free to contact us.

This will vary depending on the type and size of the property and any pre-inspection preparation carried out by the surveyor. On average, our surveyors are likely to be on site 20 -40 minutes. However, for very small properties like studio flats the time on site may be less and for larger houses may be more.

The surveyor may need to see the full extent of the property which could include loft spaces and cellars although there are exceptions to this. Sometimes fixed cupboards/wardrobes that conceal walls may need to be opened although no furniture would be moved.

Surveyors will usually want to know what outbuildings or garages you have and in many cases will want to check these internally. Where your property has a substantial plot, it may not be practical to see the full extent of your estate and the valuer will discuss this with you when they arrive.

Measurement of the size of the building is needed for houses and bungalows and overall internal measurements of flats; we typically do not rely on measurements from other sources. Measurements are used to aid the valuation process and to inform the lender.

Yes. Most lenders and SDL require their surveyors to take 5 photographs – front and rear of the property, a street scene, and kitchen and bathroom. Most surveyors would also take a garden photo but if necessary, some other photos may be taken as a photographic record. Any representation to personal information will be dealt with in line with data protection law.

Surveyors will often ask the person providing access some questions where the information we hold might be incomplete or incorrect. This can include, but is not restricted to:

• Confirming we have the correct address and postcode
• Confirming we have the correct purchase price or estimated value
• Confirming where an estimated value (for re-mortgage) was derived
• Asking about the marketing of the property (if a sale). For example, how long was the property on the market for, what was the asking price
• Confirming the current rent and estimated rent (buy-to-let cases)
• Confirming the type of tenancy (buy-to-let cases)
• Asking how long you have lived in the property and what you originally paid
• Property age
• Property alterations and consents
• Lease length, ground rent and service charges

Do not worry if you don’t know all these things when asked.

In most instances the work to determine the valuation will not be completed until after the inspection. The report is for our lender client only and we are unable to discuss the report or likely valuation figure.

Whilst we are not permitted to provide copies of the reports we produce to customers after our visit, some Lenders will disclose the valuation reports, but most do not, as these reports are of limited scope and focus on factors important to lending. In contrast, a Homescore, Homebuyer or Building Survey report is designed with buyers in mind, and we cannot disclose information regarding these reports to anyone other than our client.

After the inspection, the surveyor will have to finalise their site notes and then source and analyse recent comparable property sales in the local area to decide on the valuation. They may also need to refer to the lender’s policy before they prepare the report.

Most mortgage valuation reports will be submitted to the lender electronically within 24 hours, but occasionally additional information is required that delays this process. We do try to provide the lender with the report as promptly as possible.

The cost of a property survey will vary based on the type of survey you require and the price of the property that the survey is to be conducted on. Homescore reports (also known as condition reports) are the cheapest available survey, whilst HomeBuyer reports and building surveys are respectively more costly but also contain increasingly more detail.

Take a look at our summary comparison table outlining how much each type of property survey costs.

The main thing to remember is that a Homescore report (condition report) or a HomeBuyer report are both forms of a property surveys in themselves. They each respectively provide more details about a property’s condition but are low to mid range property surveys, presenting information to the customer using rating systems that are simple to understand.

In comparison, a building survey is the most comprehensive type of property survey available on the market and goes into much more detail about a property’s condition, it’s defects and what actions can be taken in order to prevent further costly issues from occurring in the future.

Our comparison table summarises the differences between house surveys.

Homescore is a Level 1 survey aimed at providing a concise report on the condition of the property with no technical jargon. No valuation is included within this report. Inspection time usually varies from 45 minutes to over 1 hour depending on the size and type of the property.  This report is typically returned to the buyer with 1-2 working days.

The RICS Homebuyer is a Level 2 survey suitable for conventional properties in reasonable condition. A valuation is included within this report. General advice on repairs and maintenance is highlighted. Inspection time usually would vary from 1 to 3 hours depending on the size and type of the property. This report would normally be provided to the buyer with 3-5 working days.

A Building Survey report is a Level 3 report and a far more detailed and bespoke product which can be prepared for any property, regardless of construction, condition or age. It gives specific advice on repairs and maintenance, likely cause of problems and approximate costing for works. Site inspection time usually varies from 3 – 6 hours depending on the size and type of the property. This report is usually returned to the buyer with 5-7 working days. This report does not include a valuation.

The modern property surveyor has moved away from the stereotypical three-piece suit; which is impractical for possibly climbing in loft spaces or entering potentially dirty areas like cellars or outbuildings. Our surveyors are however expected to wear smart casual clothing.

We do not expect our surveyors to remove their shoes during inspections owing to the potential health and safety risk, however, our surveyors are expected to use shoe coverings where possible when inside the property.

Ideally, we like to meet property owners during our inspections as they are best able to answer any questions we have. However, we can meet tenants or agents if this is more convenient. Subject to prior agreement, surveyors may also be able to collect keys from an agent, returning these in person or by recorded post. If there is an alarm to the property can you please make sure we are aware of this prior to attendance.

If you have any pets in the property please advise us at the time of booking. We would appreciate that if these are nervous or excitable, they are placed in a separate room whilst we conduct the inspection so we do not cause any unnecessary distress to them.