Terms of Engagement
Our business is built around a strong emphasis on delivering a professional service that adds value for our clients through an experienced caring team. All reports are emailed in pdf format due to our environmental commitment to a paperless office. Reports are not released until the bank transfer has been made to the surveyors account and payment is required within 7 days of survey attendance. Telephone calls are recorded for training purposes to ensure we give a first rate service and to avoid potential fraud. All reports contain my opinion as analogously I am examining a patient with their clothes on therefore cogent assumptions regarding risk will inevitably be made. NB I generally no longer offer key collections to inspect properties and cheque payment will delay release of reports by up to 7 days.
Agents / Vendors
Please ask the Agent in writing if the property has fallen through previously on survey and if so why. Please inform Agents or Vendor that all windows and doors should be unlocked and the loft space cleared. Please enquire with the Vendor / Agents if they do not wish me to publish photographs of their property on the report.
Reports for Structural Building surveys
1. The report is provided for the sole use of the named client and is confidential to the client and their professional advisers. The surveyor accepts responsibility to the client alone for the stated purposes of the report which will be prepared with the skill, care and diligence reasonably to be expected of a competent surveyor. No responsibility whatsoever is accepted to any person other than the client himself. Any such person relies upon the report at entirely their own risk.
2. Neither the whole nor any part of the document or any reference thereto may be included in any published document circular or statement nor published in any way without the surveyor’s written approval of the form and the context in which it may appear. This firm uses bespoke forms for surveys and not RICS copyrighted documents.
3. Inaccessible flat roofs over 3 metres above ground will not be inspected unless they can be viewed from a higher window. Lofts can only be fully inspected if not impeded by articles including stored items and are safely boarded to comply with Sec 3 HASAWA 1974. Other areas will be risk assessed on the day and may be precluded if hazardous to inspect. Valuation reports will only consider major issues seen from ground level without the use of ladders. Whilst the surveyor carries a torch adequate lighting is required to fully inspect a premises so please let the Vendors know beforehand.
4. In making the report, the following assumptions will be made by the surveyor (and these are therefore matters for which no responsibility can be accepted by the surveyor) ;
I. That no deleterious material was used in the construction of the property or has since been incorporated (eg high alumina cement concrete, calcium chloride additive and asbestos)
II. That the property is not subject to any unusual or especially onerous restrictions, encumbrances or outgoings and that good title can be shown
III. That the property and its value are unaffected by any matters which would be revealed by a local search or replies to the usual enquiries, or by any statutory notice and that neither the property nor its condition, not its use, nor its intended use is or will be unlawful
IV. that inspection of those parts which have not been inspected would neither reveal material defects nor cause the surveyor to alter the advice given in the report materially.
5. Structural Building surveys only – the surveyor will provide his opinion of the state of repair and condition of the property specified. The surveyor will not provide a market value of the property nor a fire reinstatement valuation unless expressly agreed prior to carrying out the survey.
6.The surveyor will not be responsible for arranging the testing of appliances or services (water, electricity, gas, oil, drainage, plumbing, hot water and central heating installations) unless specifically agreed. In regard to the services the surveyor is not an expert; comments made regarding the service installations are intended as general comments only. Only by inspection and testing by an engineer appropriately qualified in the relevant discipline can the condition of the services and their compliance with current regulations be confirmed.
7.If the service installations are disconnected, switched off or drained down at the time of inspection they will not be connected, switched on or charged with water for the purposes of the inspection unless previously arranged and undertaken by an appropriately qualified engineer of operative commissioned by the owner of the property or the client.
8. It is possible that the report will suggest further investigation works to be carried out by a specialist firm, e.g. structural engineer, timber specialist, drainage engineer or electrical engineer. On no account will liability be accepted if a purchaser proceeds without obtaining and acting upon the relevant further advice.
9. No formal geological or ground/soil surveys will be carried either via maps or trial holes, no environmental survey will be carried out re Flooding or Radon although these can be arranged separately by specialists. Whilst we do look for insect / fungal / invasive plant infestation these items are precluded as they can be hidden within the building or ground and should be investigated separately. The survey is not a Fire Risk Assessment or Horticultural inspection nor an Asbestos or Radon survey and specially insured / trained consultants should be commissioned for these purposes.
10.The survey report will not purport to express an opinion about or to advise upon the condition of uninspected parts and should not be taken as making any implied representation or statements about such parts.
11.The surveyor will carry out such work with the skill, care and diligence reasonably to be expected of a competent surveyor, bearing in mind the limitation of the inspection. Fitted or fixed carpets will not be lifted or cupboards emptied or heavy furniture moved unless specifically agreed. The surveyor will not trespass nor approach adjoining owners unless previously arranged by the Vendor / Agent.
12.The surveyor will inspect as much of the surface area as is practicable and will lift loose floorboards and trap doors where accessible but he will be under no obligation to raise fixed floorboards or to inspect those areas of the property that are covered, unexposed or are not reasonably & safely accessible.
13.Without specific written instructions, the surveyor will not report on the condition of out buildings including garages separate to the house, swimming pools, ponds, watercourses and special apparatus.
14.Where the property being inspected is a flat or part of a larger building, the inspection will be restricted to that flat or part. Other parts of the building will only be inspected at the surveyors discretion.
15.The report shall provide information as to the overall condition of the property in relation to the quality of the structure and not as an inventory of every single defect which might insignificantly affect the ultimate value.
16. Building regulations affecting all building types are subject to periodic, sometimes frequent, amendment. The subject property should not be expected to meet all current regulations unless it is new. As a general rule regulations affecting buildings are not retrospective however unauthorised listed building works are the liability of the new owner regardless so the purchaser must inform the surveyor of same. The report will not list all contraventions of current regulations nor listed building consents except where it is considered failure to comply with the regulations has resulted in a risk to health, safety or structural stability. All Planning including Listed Buildings consents/ Building control / Professional consultants certificates must be obtained from the Vendor or one should not proceed with the purchase.
17. Red Book Valuation reports are purely a walk through building inspection and do not utilise damp meters nor involve loft inspections. They do not comment on defects other than to say the property appeared to be in good, satisfactory or poor condition. All valuations are purely for clients and not lenders. We do not generally offer desktop re-valuations and Leasehold properties will be valued on the basis that a long Lease is present namely 80 years and over. Unless informed by the client no potential development or hope value will be considered. No Fire Risk Assessment is taken into account so please instruct a Chartered Fire Engineer which may reduce the valuation considerably if a higher risk is present. I have no option but to liaise with local Agents and furnish them with the propertys address which inevitably will mean a canvassing letter being sent by them. Please let me know if there are any companies you do not wish me to approach. Lastly I am not a planning consultant so if there is a large garden with access then please furnish me with a suitable report as it can potentially increase the value considerably.
NB desk top valuations carry a higher risk of error (this must be retained by the client / stakeholders) as we have not inspected the buildings / land and locality simply relying on the information provided which may be inaccurate.
Lease Extensions and Collective Enfranchisement
Due to the changing law we only provide the valuations not assistance with the legal aspects such as notices etc. Please utilise a competent solicitor for these matters.
18. Buildings Reinstatement Values – we use local Chartered Quantity surveyors for this figure as BCIS figures we do not always find to be accurate.
19. Structural reports do not comment upon damp / insect / fungal / plant issues only commenting upon distortions / cracks etc. The client must verify if any particular affiliations are required for this service.
20. Structural Building surveys are concerned with purely construction pathology within the main superstructure, foundations & roof. We do not use RICS branded products but our own bespoke formats and foul drains / horticultural inspections / energy performance are precluded.
21. Subsidence reports concentrate purely on that element aswell as its cousin landslip.
22. Boundary reports – I do not peg or mark out merely advise where a string line should be taken to and from a physical marker; if no marker then I will suggest a directional line.
23. Local Court or Tribunal appearances eg Winchester / Southampton or Bournemouth are billed at £1000 no vat as a whole day is booked out those further afield will accrue another £250 subsistence / travel. Legal / surveying or valuing issues are billed at £150 per hour this is rounded up to 30 minutes for agreed consultations.
24. This firm operates a Complaints Handling Procedure and a copy of the this document is available upon request.