Welcome to our website. If you continue to browse and use this website you are agreeing to comply with and be bound by the following terms and conditions of use, which together with our privacy policy govern Valuations UK Ltd’s relationship with you in relation to this website.

Terms and Conditions

 

The term "Valuations UK Ltd" or "us" or "we" refers to the owner of the website whose registered office is 14 Lauriston Park, The Park, Cheltenham, GL50 2QL. Our company registration number is 03937626. The term "you" refers to the user or viewer of our website.

  

 The use of this website is subject to the following terms of use:

 The content of the pages of this website is for your general information and use only. It is subject to change without notice.

 

  • Neither we nor any third parties provide any warranty or guarantee as to the accuracy, timeliness, performance, completeness or suitability of the information and materials found or offered on this website for any particular purpose. You acknowledge that such information and materials may contain inaccuracies or errors and we expressly exclude liability for any such inaccuracies or errors to the fullest extent permitted by law.
  • Your use of any information or materials on this website is entirely at your own risk, for which we shall not be liable. It shall be your own responsibility to ensure that any products, services or information available through this website meet your specific requirements.
  • This website contains material which is owned by or licensed to us. This material includes, but is not limited to, the design, layout, look, appearance and graphics. Reproduction is prohibited other than in accordance with the copyright notice, which forms part of these terms and conditions.
  • All trademarks reproduced in this website, which are not the property of, or licensed to the operator, are acknowledged on the website.
  • Unauthorised use of this website may give to a claim for damages and/or be a criminal offence.
  • From time to time this website may also include links to other websites. These links are provided for your convenience to provide further information. They do not signify that we endorse the website(s). We have no responsibility for the content of the linked website(s).
  • You may not create a link to this website from another website or document without Valuations UK Ltd’s prior written consent.
  • Your use of this website and any dispute arising out of such use of the website is subject to the laws of England and Wales.

 

 

 Subject to receipt of full and clear instructions (including type of property & approx age) Valuations UK Ltd will, acting on your behalf instruct a local surveyor or specialist for any property in the mainland Britain and the Isle of Wight.

  

The site will confirm we have received the instruction, and instructed a surveyor or specialist on the day your instruction is received (subject to receipt before 5.00pm)
When we receive an instruction it will be on the understanding that our terms and conditions have been accepted by you and in the event of a claim you understand we do not accept any responsibility for the report and the surveyor instructed accepts full responsibility for the inspection and the report and its contents. 

  

We cannot be held responsible for any report produced by any person who has given us false records of their qualifications and/or PI insurance details. 

 
The site inform you of the date and time of the appointment (subject to access, the surveyor will attempt to make an appointment within 48* hours of instruction date) 

  

The site will keep you updated and keep you informed of any delays and the reason for them.

  

ALL REPORTS WILL BE COMPLETED TO SURVEYORS RICS RED BOOK STANDARDS 

  

From our website you will receive the original report on line within 48 hours* of the inspection. We will not be posting any original reports the hard copies are added to the site and to save time you can print off the original report immediately it is available. All reports have electronic signatures which can be verified if needed. We can confirm that the report was signed by someone logged on as the surveyor we cannot be held responsible for a surveyor if they give their login and password to someone else, as they will still be fully liable for the report and inspection. Any errors in the report or with the inspection are their totally their fault and Valautions UK cannot be held responsible to their work or competance.  

 

 

 We ask the surveyors to add their details confirming their RICS number and their Homebuyers Licence number and date it expires - we cannot be held responsible if the information they give us is incorrect or inaccurate the responsibility to complete this correctly is with them.  If they complete their details incorrectly by adding a report they are not qualified and insured to carry out whether by mistake or intent Valuations UK cannot be held responsible.  They are asked for their PI details and for them to upload a copy confirming the information they have added, Valuations UK is not responsible for this and does not check they have completed this information correctly or accuratley. We invite people to join the site and but it is their sole responibility to complete the details. We will submit details of which RICS surveyors have used the Standard Paragraphs and we will include their RICS details and licence details with this information on a monthly basis. IF the RICS has any queries they will deal direct with the surveyor involved, we will have to suspend your account if we are told that any information is incorrect and will only re-submit your account when the RICS has confirmed we can do so.

  
 VALUATIONS UK LTD REQUIRE ALL SURVEYORS ON THEIR PANEL TO HAVE A MINIMUM OF £500,000 PROFESSIONAL INDEMNITY INSURANCE FULL DETAILS OF THEIR PROFESSIONAL INDEMNITY IS INCLUDED IN THEIR LOGIN SO THEY WILL NOT BE ABLE TO RECEIVE WORK UNLESS WE HOLD UP TO DATE DETAILS.

By the surveyor or specialist accepting an instruction, you as a surveyor or specialist are accepting full liability for the inspection and any report you carry out. As per our terms and conditions maintaining your professional indemnity insurance at all times for a minimum of £500,000. It is the surveyors or specialist’s responsibility not to accept work if the conditions of our terms and conditions are not kept.

 

  Clause 5.0

    

Acts and Omissions of sub-contractors

  

We will not make any payment for any claim against you which is caused by a sub-contractor of yours unless there is a written contract between you and the sub-contractor which provides that:-

 

  A It is subject to the laws of a legal system in the United Kingdom
 B Any dispute which arises will be referred to a Court or Arbitration panel in the Kingdom and
 C The sub-contractor will indemnify you against any liability which you incur, in respect of:
 1 Breach of duty of care:
 2 Infringement of copyright or any other intellectual property rights:
 3 Libel, slander or defamation:
 4 breach of confidentiality:
 5 breach of contract
 Which is caused by (or contributed to by) anything which the sub-contractor does (or fails to do) in the performance of the sub-contract.
 D The sub-contractor maintains Professional Indemnity Insurance to at least the level held by you.
 
VALUATIONS UK LTD CANNOT ACCEPT ANY LIABILITY IN RESPECT OF THE INSPECTION AND OR THE REPORT.

 

  

 

Surveyor - Terms and Conditions


 

 

 

  TERMS AND CONDITIONS – SURVEYORS

 WE WILL EMAIL YOU TO LET YOU KNOW THAT AN INSTRUCTION AND ALLOCATED REPORT HAVE BEEN LOGGED ON WWW.VALUATIONSUK.CO.UK WEBSITE READY FOR YOU TO ACCEPT.

  

ALL APPOINTMENTS ARE TO BE COMPLETED WITHIN 48 HOURS OF THE INSTRUCTIONS (IF NOT A REASON MUST BE GIVEN) AND THE DETAILS OF THE VALUER AND APPOINTMENT TIME AND DATE TO COMPLETED ON LINE AS CONFIRMATION. AUTOMATIC CHASING WILL START 4 HOURS AFTER THE INSTRUCTION IS ADDED TO THE SITE AND WILL CONTINUE EVERY 4 HOURS BETWEEN 9AM - 5PM MONDAY TO FRIDAY UNTIL THE DATE IS ADDED, THIS IS AUTOMATED SO CANNOT BE TURNED OFF. THE EMAIL IS MEANT TO BE A GENTLE REMINDER THAT AN APPOINTMENT NEEDS TO BE MADE AND HOW IMPORTANT IT IS TO ATTEND TO THE INSTRUCTION URGENTLY.

 

 THE ALLOCATED REPORT MUST BE COMPLETED ON LINE AND ELECTRONICALLY SIGNED WITHIN 48 HOURS OF THE INSPECTION, FOLLOWED BY THE INVOICE EMAILED, FAXED OR IN THE POST TO INSTRUCTING CLIENT C/O VALUATIONS UK LTD. AUTOMATIC CHASING FOR THE REPORT TO BE COMPLETED WILL START THE DAY AFTER THE INSPECTION HAS BEEN COMPLETED AND WILL BE A DAILY REMINDER UNTIL THE REPORT IS COMPLETED, AGAIN THIS CANNOT BE TURNED OFF AND IS MEANT TO BE A GENTLE REMINDER THAT THE REPORT NEEDS TO COMPLETED ASAP.

  

YOU WILL KEEP US NOTIFIED OF ANY CLAIMS MADE AGAINST YOU IN EXCESS OF £500.

  

YOUR COMPANY MUST HAVE A MINIMUM OF £500,000 PROFESSIONAL INDEMNITY AND YOUR SURVEYORS MUST BE RICS QUALIFIED. YOU WILL COMPLETE YOUR PROFESSIONAL INDEMNITY DETAILS ON LINE AND FORWARD VALUATIONS UK LTD A COPY ANNUALLY ON RENEWAL.

  

ONCE AN APPOINTMENT IS MADE IT IS CONFIRMATION THAT YOU HAVE ACCEPTED FULL LIABILITY FOR THE INSPECTION AND REPORT AND ACCEPT FULLY OUR TERMS AND CONDITIONS AND FEE SCALE.

  

ALL SURVEYORS ARE REQUIRED TO COMPLETE ALL REPORTS TO THE STANDARDS SET OUT IN THE RICS RED BOOK.

 
VALUATIONS UK LTD REQUIRE ALL SURVEYORS ON THEIR PANEL TO HAVE A MINIMUM OF £500,000 PROFESSIONAL INDEMNITY INSURANCE AND DO REQUEST COPIES OF RENEWAL CERTIFICATES. IN THE EVENT OF ANY CLAIM VALUATIONS UK LTD CANNOT ACCEPT ANY LIABILITY IN RESPECT OF THE INSPECTION AND REPORT. IT IS YOUR RESPONSIBILITY TO KEEP VALUATIONS UK UP TO DATE WITH YOUR CURRENT PROFESSIONAL INDEMNITY.

 

 We ask the surveyors to add their details confirming their RICS number and their Homebuyers Licence number and date it expires - we cannot be held responsible if the information they give us is incorrect or inaccurate the responsibility to complete this correctly is with them. They are asked for their PI details and for them to upload a copy confirming the information they have added, Valuations UK is not responsible for this and does not check they have completed this information correctly or accuratley. We invite people to join the site and but it is their sole responibility to complete the details. We will submit details of which RICS surveyors have used the Standard Paragraphs and we will include their RICS details and licence details with this information on a monthly basis. IF the RICS has any queries they will deal direct with the surveyor involved, we will have to suspend your account if we are told that any information is incorrect and will only re-submit your account when the RICS has confirmed we can do so.

ValuationsUK.co.uk


 Guidelines for Surveyors and Valuers

 

On receipt of an online instruction please inspect the property within 2 working days (where possible) and fill in the relevant appointment date sections online to notify us. If you experience difficulty in gaining access to the property, please inform us by completing the relevant box online immediately so we can try to help.  

After carrying out the valuation please complete the report online within the following 2 days. If you are experiencing any difficulties please inform us so that we can inform our clients of any delays.

 Under no circumstances should you ever discuss your findings, or disclose any valuation figures with the current occupier of the property or any other party except for Valuations UK, without our prior consent.

 The thorough inspection of the property (including roof void and lifting drain covers) and subsequent reporting and valuation should be in accordance with the current RICS Valuation Guidance Notes and must be carried out by a suitably qualified surveyor (ie current members of the RICS). You hold a current RICS copyright licence.

 The builders/instructors name on the report should be the instructing builder named on the original instruction. 
 External - Verbal only - We only require a road side valuation - none of your details will be given to our instructor. Occasionally where you have completed a valuation in the last 6 months we may request a free verbal update.

 Drive By’s - We have no details of the properties so any information will be assumed. You can always give Examples i.e. if 3 bedrooms £x or 4 bedrooms £y. You will also have the right to change the report if we are privy to any additional information. It is used as a guideline for taking on bankruptcy cases to see if they have enough equity before any work is done on the case. Photos are required where possible.

 Part Exchange Format in the agreed format which will be attached to your instruction. We try to limit them to properties under 10 years old, but some instructors insist on having them for all their properties. We always require at least one photo of the front plus photos of any obvious defects, and a road scene if this will affect saleability i.e. houses boarded up, rubbish in gardens, pub next door etc and 3 (if possible) sold comparables. Some clients require full internal photos but this will be clearly stated on the instruction. Please concentrate the photos on any defects plus internal fixtures Our repossession Format for Corporate Recovery firms. These reports are for liquidation assessments for bankrupts. Front photos plus photos of any defects or unusual situations and 3 (if possible) sold comparables are required.

 Home Exchange Format is the same inspection as the RICS Homebuyers Report with a less verbose report. The standard caveats have been removed (terms and conditions are available). Please do not use one word replies - short sentences look far more professional and give a better balance of information. Front and rear photos are always needed plus photos of any obvious defects and a road scene if this will affect saleability i.e. houses boarded up, rubbish in gardens, pub next door etc, some clients will request full internal photos as well - please concentrate the photos on any defects plus internal fixtures as they have been known to disappear between sale and completion. If additional photos are required it will be clearly requested on the instruction.

 RICS Homebuyers Reports are in the standard RICS format which you must hold an up to date license for with the RICS. We accept no responsibility if you have do not hold the relevant licenses to carry out this report. If there are any fees that you must pay in conjunction to your license then it is up to you, the surveyor, to inform the RICS and keep your license up to date and valid at all times. It must include electronic front and rear photos plus photos of any obvious defects and a road scene if this will affect saleability i.e. houses boarded up, rubbish in gardens, pub next door etc. Details of three (if possible) sold comparables must also be included.

 Building Surveys are in our own set format and must include Market Value, suggested asking price, front and rear photos plus photos of any obvious defects and a road scene if this will affect saleability i.e. houses boarded up, rubbish in gardens, pub next door etc and 3 sold (if possible) comparables.

 Electronic signatures are available on all our reports – no surveyors reports need to be sent by post. Please email fax or send your original invoice.

 Clause 5.0
Acts and Omissions of sub-contractors

 We will not make any payment for any claim against you which is caused by a subcontractor of yours unless there is a written contract between you and the subcontractor which provides that:-

 

A. It is subject to the laws of a legal system in the United Kingdom

 B. Any dispute which arises will be referred to a Court or Arbitration panel in the United Kingdom and

  C. The sub-contractor will indemnify you against any liability which you incur, in respect of:

 1. Breach of duty of care:

 2. Infringement of copyright or any other intellectual property rights:

 3. Libel, slander or defamation:

 4. Breach of confidentiality:

 5. Breach of contract

  

Which is caused by (or contributed to by) anything which the sub-contractor does (or
fails to do) in the performance of the sub-contract.

 

D. The sub-contractor maintains Professional Indemnity Insurance to at least the level held by you.

 

Guidelines
Home Exchange Valuation and Survey

 

The Home Exchange Valuation and Survey report is intended to shorten superfluous reading for our clients who are assumed to have a good working knowledge of properties and property defects, which may be highlighted on a Home Buyers Report. To this end the Home Exchange Report involved an inspection, which is equally as detailed as a Home Buyers Report although the manner in which it is reported should be far briefer and assume a greater understanding by the reader. It is important that the surveyor carefully reads all of the conditions of engagement including the extensions to the conditions of engagement so that the depth of comment in the report is not verbose.

 

It is important to highlight repair in the defects/comments section but if such defects are small and really not likely to affect the value a comment such as ‘No significant defects noted’ will be sufficient. The surveyor will have to make his/her own judgment regarding this. Other comments relating to the property of any importance should be highlighted in this section but where possible lengthy statements should be avoided and comments kept brief. Defects that are not likely to be of any significance should be avoided where possible.

 

An example to put this into perspective would be relating to a plasterboard ceiling where some shrinkage cracking was noted. Rather than indicate undulation and cracks to joints, ‘No significant defects’ would be sufficient or such comment as ‘minor filling required only.’

 

The right hand column should give the Surveyor’s opinion as to whether he/she feels it would be prudent to incur the expense of repair taking into account the likelihood of any problems which may arise on re-sale. This column should have either a comment or none if applicable; it should not be left blank.

 

As our clients consider you as ‘their eyes’ the following points should be borne in mind: -

 

Photos
Please take photos of the front, any extensions or anything untoward that may affect re-sale.
This sometimes varies with each instruction so please comply with the instruction.

 

Subsidence
Please highlight any areas, along with details of any known in the area

 

Damp
Note any signs of timber treatment new or old, with details of guarantees; any evidence of injected damp proof course should be commented upon.

 

Pylons
Where Pylons or overhead cables are visible near or over or overhead cables that curtilage, please make a specific comment in the report. These are considered less saleable and many builders will not buy the property if they are evident.

 

Wiring
Please comment on whether or not the wiring is ‘acceptable for mortgage purposes’

 

Decoration
General comments to be made:- internal and external.

 

Wall Ties
Whether or not properties in the area are prone to wall tie corrosion.

 

Right of Way
Whether or not rights of way exist which could affect re-sale.

 

Maintenance
Where possible list any maintenance needed with an indication of cost, along with valuations for before and after work is completed.

 

Trees
please comment on any trees close to the said property and whether they are significant.

 

Tenure
If leasehold; include length of remaining lease and annual ground rent.

 

Saleability
In your view, how long should it take to sell the property.

 

Market Value (MV)
Insert the full definition as per Annex 1- RICS Red Book “The estimated amount for which a property should exchange …..Etc”

  Terms & Conditions fop Valuations UK Ltd Home Exchange Survey & Valuation

  

 This report is to be provided by Valuations U.K. Ltd only.

 

 1.1 The inspection and Survey will be carried out by an appropriately qualified and experienced Chartered Surveyor to provide:

 

 (i) A concise report in the agreed format indicating the main defects and identifying repairs at the time of inspection.

 

 (ii) Details of any factors likely to be detrimental to the value of the property or to materially affect its value.

 

 (iii) The surveyor's opinion of the open market value at the date of the inspection assuming the following:

 

 (a) Vacant possession is provided

 

 (b) The relevant statutory consents for construction and alteration have been obtained

 

 (c) There are no onerous liabilities or encumbrances attached to the property including any Statutory Notice 
 (d) No deleterious materials have been used in the construction of the property and that the substrata is free from contamination or defect.
(e) That any mains services which may be connected are not subject to irregular conditions and that they are adopted by the relevant Authorities.

 

 (f) That any parts of the property which were not inspected would not reveal any defects which would be likely to materially affect the valuation

 

 (g) That any New Property has a satisfactory NHBC or equivalent guarantee in accordance with the scheme.

 

 (h) That solicitors will verify satisfactory terms are in place relating to leasehold properties and in particular to cost of repairs and maintenance for communal areas.

 

 (i) Any development value will not be included in the valuation

 

 (j) The definition of Market Value is in accordance with R.I.C.S red book guidelines

 

  (k) Valuation for Insurance Purposes will have due regard to the Association of British Insurers/Building Cost Information Service House Rebuilding Cost Index. In the case of flats and maisonette it will be for the subject property only.

 

 
The surveyor will not comment upon areas which are not visible or which are unexposed. The surveyor will not comment upon small defects which will not materially affect the value.

 

 The Report is for the sole use of the addressees and is confidential to them. No responsibility is accepted to others. The Surveyor will exercise due care and diligence reasonably to be expected from a competent surveyor to advise upon the property.

 

 The report will not identify the presence of contaminated land and relevant enquiries should be made through legal searches and other specialists in the field.

 

 Valuations U.K. Ltd reserve the right not to proceed with the Home Buyer's Report and Valuation, if arriving at the property the premises are thought unsuitable for the Report Format.

 

  

 

Limits of Inspection

 

 

 
The inspection will be purely visual and include the interior and exterior of the property. Only parts of the property, which are readily accessible and are readily accessible, will be inspected whilst standing at ground level.

 

 Inspection hatches will be opened where possible where safe and accessible without undue difficulty. No floorboards will be lifted by the surveyor.

 

 Furniture, floor coverings and fittings will not be moved, but the inspection will include the roof void area - this will not include the moving or removal of roofing insulation.

 

 The inspection of the roof void area will be confined to aspects of the adequacy of the design and apparent defects and will not include an examination of each roof timber.

 

 The presence or adequacy of flues or flue liners will not be established.

 

 The exterior of the property, if necessary will be inspected with the assistance of a 10ft ladder.

 

 The use of an electronic moisture meter will be used in random areas.

 

 

Services

 

 

For all services it is strongly recommended that you get a professional report on them prior to making your offer and act upon any recommendations.

 

The surveyor will make an overall comment upon the services but they will not be tested. The comment will not cover the adequacy of the installations with regards to compliance with current regulations.

 

Drainage covers will be lifted where possible for a visual inspection, but the drains are not tested.

 

 

Outbuildings

 

 

Substantial outbuildings attached to the property will be inspected. Leisure facilities and swimming pools will not be inspected.

 

Site and Boundaries

 

The boundaries will be inspected from areas from which the surveyor is entitled to gain access.

 

Flats, Maisonettes and Sub-divisions of Larger Buildings

 

The subject property will be inspected together with as much of the remaining building as necessary to ascertain the likelihood for repair. Areas of the main building will be commented upon specifically for the client to make enquiries relating to shared liabilities for repair.

 

Communal areas internally are inspected superficially relating to the level on which the property is situated and together with roof spaces notified by the clients and agreed with the surveyor. The purpose of this is to enable the client to make suitable arrangements for inspection of communal areas subject to shared maintenance.

 

Any deficiencies in management and/or maintenance will be highlighted, where the surveyor feels that this is likely to materially affect value.

 

The Report

 

The surveyor will indicate obvious evidence of serious defect or potential hazard or other matters, which are likely to affect the value.

 

If the surveyor suspects hidden defects further investigations will be advised, before entering into a legal commitment to purchase. Under exceptional circumstances it may be necessary to reserve valuation or to reserve the right to amend the valuation pending the outcome of further investigations.

 

Any aspects of the inspection which cannot be carried out in accordance with the terms outlined above will be clearly stated.

 

Where the surveyor relies upon information provided to him, this will be clearly stated.

 

Where it is apparent that the property has been altered and/or extended this will be commented upon in order that legal advisers may make relevant enquiries of the appropriate Local Authority prior to commitment to purchase.

 

Any apparent shared driveways or paths will be highlighted if they are likely to materially affect value.

 

Additional Comments Relating to aspects of the Home Exchange Report

 

It will be assumed that the client is aware of the following comments, which relate to the relevant sections of the Home Exchange Valuation and Survey Report Format

 

The inspection will be a visual inspection and will be carried out in as great a depth as possible taking into account safety and undue difficulties.

 

All parts which are hidden or unexposed will not be inspected and floor boards and areas which are not readily accessible will not be inspected.

 

The presence of fitted floor coverings and heavy furnishings will limit the inspection, and will not be moved by the surveyor.

 

The inspection of the roof void will not comprise an examination of each individual roof timber. It will be a general inspection and will comprise an assessment of the type of construction/design and where defects are noted these will be commented upon.

 

The condition of the flues or flue liners (if present) cannot be confirmed, and the report will not advise on the utility of any of the chimneys

 

The exterior of the property will be inspected from ground level, with the assistance of 10ft ladders and where appropriate, and therefore there may be areas which cannot be clearly seen. Binoculars will be used where appropriate

 

The services will not be tested but an overall opinion will be given by the surveyor and further advice will be given as to whether the services comply with relevant regulations

 

Assumptions

 

Verbal enquiry only will be made of the vendor/vendor's representative. The client's legal representative should confirm this.

 

Verbal enquiry only will be made of the vendor/vendor's representative. The client's legal representative should confirm this.

 

Comments relating to limitations upon inspection:

 

The main roof will be inspected from ground level with the assistance of binoculars. Boundaries to the sides, rear and front may limit the inspection.

 

Valley gutters or valleys above first floor level will not be inspected and as such the condition of such cannot be commented upon. Any leakages internally will be commented upon. Such areas require constant maintenance and repair.

 

Associated flashings will be commented upon with regards to type. Zinc/lead flashings tend to pit and degrade with age. There will be an assumption that the client will expect a degree of deterioration commensurate with age. Flashings however which are defective and leaking will be commented upon.

 

Flat roofs will be commented upon. There will be an assumption that the client will expect a degree of deterioration commensurate with age. Flat roofs have a limited life and unless the roof covering has recently been replaced there should be an anticipation that replacement will be required. Evidence of past repairs or present leakage will be commented upon. Associated flashings will be commented upon as in above.

 

It will be assumed that the following paragraph will be attributed to all walls which are of cavity construction and built up to 1981.

 

Comments with relation to flashings shall be treated as in above. Limits of inspection will be made by boundaries.

 

It will be assumed, unless visible that there are no leakage's present to the rainwater goods. Where cast iron Rainwater Goods are present the client should be aware that there will be a degree of normal wear and tear with rust likely to be present. Ongoing maintenance will be required until such time that the cast iron rainwater goods are replaced. Plastic rainwater goods often leak at the joints and resealing may be necessary.

 

All exterior timber work will be commented upon. There will be an acceptance by the client that there will be a reasonable amount of deterioration, and only significant areas requiring repair will be commented upon and general softening of timber.

 

Wherever UPVC sealed unit double glazing is installed it will be assumed that the client is aware of the necessity to ensure that adequate structural support may be required in some areas by the Windows frames. The surveyor, unless otherwise apparent, will assume that adequate support is incorporated for load bearing structure above and that there are adequate guarantees for the window frames and sealed units. Sealed unit double glazing has a limited life due to the progressive deterioration of the edge seals.

 

The adequacy of the decorations for the purposes of re-sale will be commented upon. Any repairs indicated in sections 3.5 & 3.6 will have a bearing on this aspect.

 

A brief comment will be made upon this site. It will be assumed that legal advisors will confirm the position of boundaries and any liabilities for maintenance. Defective boundary walls and fencing will be commented upon. Verbal enquiries only will be made relating to boundaries, rights of way and wayleaves.

 

Where possible drain covers will be lifted. A comment will be made should this not be possible. No tests of the damaged installation will be undertaken.

 

Unless otherwise stated the client should be aware that there will be a limited inspection made due to the presence of roofing insulation and/or stored items. The presence or otherwise of insulation/stored items will be noted in the description section of the report.

 

It will be assumed that the client will be aware of the following when the presence of lath and plaster ceilings are indicated: Lath and plaster ceilingsare difficult to repair and frequently complete replacement is necessary. Significant defects will be commented upon.

 

It will be assumed that the client is aware of the following if reference is made to dry lined walls: Dry lined walls are often used to disguise damp and defective wall surfaces. Unless properly installed they may create the right conditions for outbreaks of wet and dry rot. Without disruptive investigations some defects may remain hidden.

 

It will be assumed that the client will be aware of the necessity to carry out at least some repairs to plasterwork should decorative wall finishes be removed.

 

If internal walls have been altered or removed this will be noted in the description section of the report. It will be assumed that the client is aware of the following:

 

We are unable to confirm the adequacy or otherwise of any structural support which may or may not have been incorporated for remaining load bearing structure. Without disruptive investigations you must accept the possibility that there is inadequate support.

 

Should it be apparent that a chimney breast(s) has been removed within the property it will be assumed that the client is aware of the following: We willnot be able to comment upon the presence and/or adequacy of any structural support incorporated for the remaining load bearing structure. Without disruptive investigations you must accept the possibility that there is inadequate support. Signs of movement or distress will however be noted.

 

We will not carry out an inspection of the suspended floor areas. Should you wish to be assured that the subfloor areas are free from defect a separate specialist inspection will be required.

 

The structure and condition together with adequacy of hard-core of solid floors cannot be confirmed without damaging investigations; it is not unknown for solid floors to have inadequate hard-core or to suffer from deficiencies in the concrete which cannot be confirmed without specialist testing.

 

Damp meter readings will be taken randomly with a Protimeter. Heavy furnishings will not be moved.

 

Only visible areas will be inspected. You should be aware that there may be under floor defects which are not readily apparent due to inadequate ventilation to all areas caused by obstructions or blockages. Whilst we will take all reasonable care hidden defects may be present in hidden areas.

 

Unless arrangement for disruptive inspections is made you must accept the possibility that defects exist in these areas

 

A general comment will be made of the electrical installation as far as possible. A full NICEIC electrical contractors test will be requested only if it appears that the installation is of rubber type or dangerous. An opinion in the conclusion of the report will be given as to whether or not the installation is likely to be the subject of a condition of mortgage advance.

 

The plumbing will be commented upon where visible. The client will assume that the rising main is not visible unless otherwise stated. It will not be possible in these instances to confirm whether or not lead piping is present.

 

A brief description only will be made. Detailed investigations will not be undertaken. Obvious defects will be stated.

 

Common services will not be tested. We assume that Legal advisors will investigate any liability for shared areas.

 

Where a property has been extended or altered this will be clearly indicated in the relevant section of the report. We assume that suitable enquiry shall be made through solicitors in these instances, where raised, that relevant Planning & Building Regulation Approvals have been obtained. It is important that these factors are verified.

 

The recommendation by the Surveyor is based on opinion that the property is likely to attract reasonable demand on re-sale and that there will be an appropriate marketing period thereafter. Attention will be paid to the presence of detracting factors in the immediate vicinity.

 

A subjective opinion will be given as to the general attractiveness of the property for the purposes of re-sale.

 

Likely Repairs as a Condition of Mortgage Advance on Resale

 

This is the surveyor's broad estimate of the cost of repair and is intended for a guideline only. It is strongly recommended that contractor's estimates are obtained prior to any legal commitment to purchase.

 

State of repair – this is only to give you an idea of condition but each surveyor may have a slightly different standard so these comments are not to be replied upon and are only given as a rough guideline.

 

Health and Safety Issues of hazards – this is to high light anything noticed during the visit that you should be aware of.

 

Sale ability and local area – this is just an opinion of one person using their extensive knowledge of the area and the market at that time. This is not to be relied upon and is given to try and help you understand the market from a surveyors point of view.

 

Recommended Reports – please arrange all of the recommended reports and the surveyor will be happy to look at the reports when they are completed and if necessary change his report according to their findings.

 

Comparables – The surveyors put in a lot of time trying to justify their valuations using local estate agents and other professionals to assist them. There may be other comparables out there that you feel are better or more relevant- if this is the case they are always willing to take another look and revise the information provided. They will not always agree with your findings and may not change their report.

 

TERMS AND CONDITIONS OF ENGAGEMENT FOR RICS HOMEBUYERS REPORT

 

PLEASE NOTE: These Standard Terms of Engagement form part of the contract between the Surveyor and the Client.

 

A modified form of the Homebuyer Survey & Valuation Service applies in Scotland.

 

From: ________________for and behalf of its clients

 

Please provide an RICS Homebuyer Survey and Valuation Report in respect of the following property:

 

Any property instructed from ____________ for and behalf of its clients

 

I have read and agree that the RICS/ISVA Standard Terms of Engagement for Homebuyer Survey and Valuation Reports shall apply. I have also read and fully understood the Description of the Homebuyer service.

 

Signed by the client(s): For and on behalf of

 

______________ for and behalf of its clients

 

Date —————————————————

 

PART 1:
GENERAL

 

1. The Service. The standard HOMEBUYER Survey & Valuation Service (“the Service”) which is described in Part 2 of these Terms (“the Description”) applies unless an addition to the Service is agreed in writing before the Inspection. (An example of such an addition is reporting upon parts which are not normally inspected, such as the opening of all windows.)

 

2. The Surveyor who provides the Service will be a Chartered Surveyor, who is competent to survey, value and report upon the Property which is the subject of these Terms.

 

3. Before the Inspection. The client will inform the Surveyor of the agreed price for the Property and of any particular concerns (such as plans for extension) which he or she may have about the Property.

 

4. Terms of payment. The client agrees to pay the fee and any other charges agreed in writing.

 

5. Cancellation. The client will be entitled to cancel this contract by notifying the Surveyor’s office at any time before the day of the Inspection. The Surveyor will be entitled not to proceed with the provision of the Service (and will so report promptly to the Client) if, after arriving at the Property, he or she concludes:

 

a) that it is of a type of construction of which he or she has insufficient specialist knowledge to be able to provide the Service satisfactorily; or

 

b) that it would be in the typical Client’s best interests to be provided with a Building Survey, plus valuation, rather than the HOMEBUYER Service. In case of cancellation, the Surveyor will refund any money paid by the Client for the Service, except for expenses reasonably incurred. In the case of cancellation by the Surveyor, the reason will be explained to the Client.

 

6. Liability. The Report provided is solely for the use of the Client and the Client’s professional advisers, and no liability to anyone else is accepted. Should the Client not act upon specific, reasonable advice contained in the Report, no responsibility is accepted for the consequences.

 

PART 2:
DESCRIPTION OF THE HOMEBUYER SERVICE

 

A The Service

 

A1 The HOMEBUYER Service comprises:

 

- an Inspection of the Property (Section B below)

 

- a concise Report based on the Inspection (Section C)

 

- the Valuation, which is part of the Report (Section D)

 

A2 The Surveyor’s main objective in the HOMEBUYER Service is to give Clients considering buying a particular Property the professional advice which will assist them:

 

- to make a reasoned and informed judgment on whether or not to proceed with the purchase

 

- to assess whether or not the Property is a reasonable purchase at the agreed price

 

- to be clear what decisions and actions should be taken before contracts are exchanged.

 

A3 The HOMEBUYER Service therefore covers the general condition of the Property and particular features which affect its present value and may affect its future resale. The Report focuses on what the Surveyor judges to be urgent or significant matters. Significant matters are those which, typically, in negotiations over price would be reflected in the amount finally agreed.

 

B The Inspection

 

B1 The Inspection is a general surface examination of those parts of the Property which are accessible: in other words, visible and readily available for examination from ground and floor levels, without risk of causing damage to the Property or injury to the Surveyor. Due care is therefore exercised throughout the Inspection regarding safety, practicality and the constraints of being a visitor to the Property (which may be occupied). So furniture, floor coverings and other contents are not moved or lifted; and no part is forced or laid open to make it accessible.

 

B2 The services are inspected (except, in the case of flats, for drainage, lifts and security systems), but the Surveyor does not test or assess the efficiency of electrical, gas, plumbing, heating or drainage installations, or compliance with current regulations, or the internal condition of any chimney, boiler or other flue. Also, the Surveyor does not research the presence (or possible consequences) of contamination by any harmful substance. However, if a problem is suspected in any of these areas, advice is given on what action should be taken.

 

B3 Where necessary, parts of the Inspection are made from adjoining public property. Such equipment as a damp-meter, binoculars and torch may be used. A ladder is used for hatches and also for flat roofs not more than three metres above ground level. Leisure facilities and non-permanent outbuildings (such as pools and timber sheds) are noted but not examined. In the case of flats, exterior surfaces of the building containing the Property, as well as its access areas, are examined in order to assess their general condition; roof spaces are inspected if there is a hatch within the flat.

 

C The Report

 

C1 The Report provides the Surveyor’s opinion of those matters which are urgent or significant and need action or evaluation by the Client before contracts are exchanged. It includes some or all of the following:

 

- urgent repairs (e.g. gas leak; defective chimney stacks) - for which the Client should obtain quotations where appropriate

 

- significant matters requiring further investigation where essential (e.g. suspected subsidence) - for which the Client should obtain (and may have to pay for) reports and quotations from suitable contractors

 

- significant but not urgent repairs and renewals (e.g. new covering for flat roof before long)

 

- other significant considerations (e.g. some potential source of inconvenience) which the Surveyor wishes to draw to the attention of the Client

 

- legal matters (e.g. a possible right of way) which the Client should instruct the Legal Advisers to include in their inquiries.

 

C2 Matters assessed as not urgent or not significant are outside the scope of the HOMEBUYER Service and are generally not reported; however, other matters (such as safety) are reported where the Surveyor judges this to be helpful and constructive. If a part or area normally examined is found to be not accessible during the Inspection, this is reported; if a problem is suspected, advice is given on what action should be taken.

 

C3 The Report is in a standard format arranged in the following sequence:

 

Introduction & Overall Opinion; The Property & Location; The Building; The Services & Site; Legal & Other Matters; Summary; Valuation. In the case of leaseholds, the Report is accompanied by a standard appendix called Leasehold Properties.

 

D The Valuation and Reinstatement Cost

 

D1 The last section of the Report contains the Surveyor’s opinion both of the Open Market Value of the Property and of the Reinstatement Cost, as defined below.

 

D2 “Open Market Value” is the best price at which the sale of an interest in property would have been completed unconditionally for cash consideration on the date of valuation. In arriving at the opinion of the Open Market Value, the Surveyor also makes various standard assumptions covering, for example: vacant possession; tenure and other legal considerations; contamination and hazardous materials; the condition of uninspected parts; the right to use mains services; and the exclusion of curtains, carpets, etc., from the valuation. (If required, details are available from the Surveyor.) Any additional assumption, or any found not to apply, is reported.

 

D3 “Reinstatement Cost” is an estimate for insurance purposes of the current cost of rebuilding the Property in its present form, unless otherwise stated. This includes the cost of rebuilding the garage and permanent outbuildings, site clearance and professional fees, but excludes VAT (except on fees).

 

TERMS AND CONDITIONS OF ENGAGEMENT FOR BUILDING SURVEYS

 

Subject to express agreement to the contrary and any agreed amendments/additions, the terms upon which the Surveyor will undertake the Building Survey are set out below.

 

1. Based on an inspection as defined below, the Surveyor, who will be a Chartered Surveyor, will advise the Client by means of a written Report as to his opinion of the visible condition and state of repair of the subject property.

 

2. THE INSPECTION

 

(a) Accessibility and Voids

 

The Surveyor will inspect as much of the surface area of the structure as is practicable but will not inspect those areas which are covered, unexposed or not reasonably accessible.

 

(b) Floors

 

The Surveyor will lift accessible sample loose floor boards and trap doors, if any, which are not covered by heavy furniture, ply or hardboard, fitted carpets or other fixed floor coverings. The Surveyor will not attempt to raise fixed floor boards without permission.

 

(c) Roofs

 

The Surveyor will inspect the roof spaces if there are available hatches. The Surveyor will have a ladder of sufficient height to gain access to a roof hatch or to a single storey roof, not more than 3.0m (10’0”) above the floor or adjacent ground. It may therefore not be possible to inspect roofs above this level. In such cases, pitched roofs will be inspected with the aid of binoculars. The Surveyor will follow the guidance given in Surveying Safely, issued by the RICS in April 1991. This incorporates the guidance given in Guidance Note GS31 on the safe use of ladders and step ladders issued by the Health and Safety Executive.

 

(d) Grounds, Boundaries and Outbuildings

 

The inspection will include the above but specialist leisure facilities such as swimming pools and tennis courts will not be inspected.

 

(e) Services

 

The Surveyor will carry out a visual inspection of the service installations where accessible. Manhole covers will be lifted, where accessible and practicable. No tests will be applied unless previously agreed. The Surveyor will report if, as a result of his/her inspection, the Surveyor considers that tests are advisable and, if considered necessary, an inspection and report by a specialist should be obtained.

 

(f) Areas not inspected

 

The Surveyor will identify any areas which would normally be inspected but which he/she was unable to inspect and indicate where he/she considers that access should be obtained or formed. Furthermore the Surveyor will advise upon possible or probable defects based upon evidence from what he/she has been able to see.

 

(g) Flats

 

Unless otherwise agreed, the Surveyor will inspect only the subject flat and garage (if any), the related internal and external common parts and the structure of the building in which the subject flat is situated. Other flats or properties will not be inspected. The Surveyor will state in his/her Report any restrictions upon accessibility to the common parts or visibility of the structure. The Surveyor will state if a copy of the lease has been seen and, if not, the assumptions as to repairing obligations made. The Client is reminded that, particularly in the case of large blocks, the object of the inspection is to give guidance on the general standard of construction and maintenance, pointing out those items which will require attention within, say, the next decade and not to list those minor points which would normally be taken care of in the course of routine maintenance. (Many flats form part of large developments consisting of several blocks. In such cases the Surveyor will inspect only the one block in which the flat is situated.)

 

3. DELETERIOUS AND HAZARDOUS MATERIALS

 

(a) Unless otherwise expressly stated in the Report, the Surveyor will assume that no deleterious or hazardous materials or techniques have been used in the construction of the property. However, the Surveyor sill advise in the Report if, in his/her view, there is a likelihood that high alumina cement (HAC) concrete has been used in the construction and that, in such cases, specific enquiries should be made or tests carried out by a specialist.

 

(b) Lead water supply pipes and asbestos will be noted, and advice given, if these materials can be seen but it must be appreciated that such materials are often only visible after opening up – see paragraph 2(a).

 

(c) The Surveyor will advise in the Report if the property is in an area where, based upon information published by the National Radiological Protection Board, there is risk of radon. In such cases the Surveyor will advise that tests should be carried out to establish the radon level.

 

(d) The Surveyor will advise if there are transformer stations or overhead power lines which might give rise to an electro-magnetic field, either over the subject property or visible immediately adjacent to the property. The Surveyor cannot assess any possible effect on health or report upon underground cables.

 

4. CONTAMINATION

 

The Surveyor will not comment upon the existence of contamination as this can only be established by appropriate specialists. Where, from local knowledge or the inspection the Surveyor considers that contamination might be a problem advice will be given as to the importance of obtaining a report from a specialist.

 

5. CONSENTS, APPROVALS AND SEARCHES

 

a. The Surveyor will assume that the property is not subject to any unusual or especially onerous restrictions or covenants which apply to the structure or affect the reasonable enjoyment of the property.

 

b. The Surveyor will assume that all bye-laws, Building Regulations and other required consents have been obtained. The Surveyor will not verify whether any such consents have been obtained. The Client and his/her legal advisers should make all necessary enquiries. Drawings/specifications will not be inspected by the Surveyor.

 

c. The Surveyor will assume that the property is unaffected by any matters which would be revealed by a Local Search (or their equivalent in Scotland and Northern Ireland) and replies to the usual enquiries, or by a Statutory Notice, and that neither the property, nor its condition, its use, or its intended use, is or will be unlawful.

 

6. FEES AND EXPENSES

 

The fee is subject to VAT at the current rate.

 

7. RESTRICTION ON DISCLOSURE

 

The Report is for the sole use of the named Client and is confidential to the Client and his/her professional advisers. Any other parties rely upon the Report at their own risk.

 

The Report must not be reproduced, in whole or part, without the prior written consent of the Surveyor.

 

NOTE: A Building Survey Report does not automatically include advice upon value or a reinstatement cost assessment for insurance purposes. However, the Surveyor will be prepared to provide such opinions/assessments if this is agreed from the outset.

 

GENERAL TERMS Building Surveyr

 

1 INTRODUCTION

 

a. This document sets out the contractual terms upon which the Surveyor will advise the Client

 

by means of a written report as to his or her opinion of the visible condition and state of repair

 

of the Property.

 

b. The individual carrying out the inspection and providing advice will be a chartered surveyor.

 

c. The surveyor will use all of the care and skill to be reasonably expected of an appropriately

 

experienced chartered surveyor.

 

2 CONTENT OF REPORT

 

In accordance with these terms the Surveyor will report upon:

 

a. The main aspects of the property including assessing the site/location, the design, structural

 

framework, fabric and services.

 

b. The grounds, boundaries and environmental aspects considered to affect the property.

 

c. Any requirements for further investigation arising from the inspection.

 

3 DELIVERY OF REPORT

 

a. The Report is to be delivered by the date agreed (if any) or at such later date as is reasonable

 

in the circumstances.

 

b. The Surveyor will send the report to the client’s address (or other agreed address) by first

 

class post for the sole use of the client. The Client agrees to keep the Report confidential

 

disclosing its contents only to the Client’s professional advisors. In particular ( but without

 

limit) the Client must not disclose the whole or any part of the Report to any person (other

 

than a professional advisor) who may intend to rely upon it for the purpose of any transaction.

 

c. An emailed pdf version of the Report can be provided. If this is required please complete the

 

email address section on Page 1.

 

4 ASSUMPTIONS

 

Unless otherwise expressly agreed the Surveyor while preparing the Report will assume that:

 

a. The property (if for sale) is offered with vacant possession.

 

b. The property is connected to mains services with appropriate rights on a basis that is known

 

and acceptable to the Client ; and

 

c. Access to the property is as of right upon terms known and acceptable to the Client.

 

5 SCOPE OF THE INSPECTION

 

A Generally

 

1. The Surveyor will consider his or her advice carefully but is not required to advise on any

 

matter the significance of which in relation to the Property is not apparent at the time of

 

the inspection from the inspection itself.

 

2. The Surveyor will inspect diligently but is not required to undertake any action which

 

would risk damage to the Property or injury to him-or herself.

 

3. The Surveyor will not undertake any structural or other calculations.

 

B Accessibility

 

1. The Surveyor will inspect as much of the internal and external surface area of the building

 

as is practicable but will not inspect those areas which are covered, unexposed or not

 

reasonably accessible from within the site, or adjacent public areas.

 

2. The Surveyor is not required to move any obstruction to inspection including, but not

 

limited to, furniture and floor coverings.

 

C Floors

 

1. The Surveyor will lift accessible sample loose floorboards and trap doors, if any, which

 

are not covered by heavy furniture, ply or hardboard, fitted carpets or other fixed floor

 

coverings. The Surveyor will not attempt to cut or lift fixed floorboards without express

 

permission of the owner.

 

D Fixed covers or housings

 

1. The Surveyor will not attempt to remove securely fixed covers or housings without the

 

express permission of the owner.

 

E Roofs

 

1. The Surveyor will inspect the roof spaces if there are available hatches which are not

 

more than three metres above the adjacent floor or ground. Where no reasonable access

 

is available, the roof spaces will not be inspected. Similarly, outer surfaces of the roof or

 

adjacent areas will be inspected using binoculars, but will be excluded if they cannot be

 

seen.

 

F Boundaries, grounds and outbuildings.

 

1. The inspection will include boundaries, grounds and permanent outbuildings but will not

 

include constructions or equipment with a specific leisure purpose including, without limit,

 

swimming pools or tennis courts.

 

G Services

 

1. The surveyor will carry out a visual inspection of the service installations where

 

accessible. Drainage inspection covers will be lifted where they are accessible and it is

 

safe and practicable to do so. No tests of the service installations will be carried out

 

unless previously agreed, although general overall comments will be made where

 

possible and practicable. The Surveyor will report if it is considered that tests are

 

advisable.

 

H Areas not inspected.

 

1. The Surveyor will identify any areas which would normally be inspected but which he or

 

she was unable to inspect.

 

I Flats or maisonettes

 

1. Unless otherwise agreed, the Surveyor will inspect only the subject flat and garage (if

 

any), the related internal and external common parts and the structure of the building or

 

particular block in which the subject flat is situated. Other flats will not be inspected. The

 

Surveyor will state in the Report the limits of access and/or visibility in relation to the

 

common parts and structure. The Surveyor will state whether he or she has seen a copy

 

of the lease and, if not, the assumptions as to repairing obligations on which he or she is

 

working.

 

J Environmental and other issues.

 

1. Particular noise and disturbance affecting the property will only be noted if it is significant

 

at the time of the inspection or if specific investigation has been agreed between the

 

Surveyor and the Client and confirmed in writing.

 

2. The Surveyor will report on any obvious health and safety hazards to the extent that they

 

are apparent from elements of the Property considered as part of the inspection.

 

6 HAZARDOUS MATERIALS

 

a. Unless otherwise expressly stated in the Report, the Surveyor will assume that no

 

deleterious or hazardous materials or techniques have been used in the construction of

 

the Property. However, the Surveyor will advise in the Report if in his or her view, there is

 

a likelihood that deleterious material has been used in the construction and specific

 

enquiries should be made or tests should be carried out by a specialist.

 

b. Subject to clause 6b the Surveyor, based upon a limited visual inspection will note and

 

advise upon the presence of lead water supply pipes and asbestos.

 

c. The Surveyor will advise in the Report if the Property is in an area where, based on

 

information published by the National Radiological Protection Board, there is a risk of

 

radon. In such cases the Surveyor will advise that tests should be carried out to establish

 

the radon level.

 

d. The Surveyor will advise if there are transformer stations or overhead power lines which

 

might give rise to an electro-magnetic field, either over the subject Property or visible

 

immediately adjacent to the Property. The Surveyor is not required to assess any

 

possible effects on health or to report on any underground cables.

 

7 GROUND CONDITIONS

 

The surveyor will not be required to comment upon the possible existence of noxious

 

substances, landfill or mineral extraction, or other forms of contamination.

 

8 CONSENTS, APPROVALS AND SEARCHES

 

a. The Surveyor will be entitled to assume that the Property is not subject to any unusual or

 

onerous restrictions, obligations or covenants which apply to the Property or affect the

 

reasonable enjoyment of the Property.

 

b. The Surveyor will be entitled to assume that all planning, Building Regulations and other

 

consents required in relation to the property have been obtained. The Surveyor will not verify

 

whether such consents have been obtained. Any enquiries should be made by the Client or

 

the Client’s legal advisers. Drawings and specifications will not be inspected by the Surveyor

 

unless otherwise previously agreed.

 

c. The Surveyor will be entitled to assume that the Property is unaffected by any matters which

 

would be revealed by a Local Search and replies to the usual enquiries, or by a Statutory

 

Notice, and that neither the property, nor its condition, its use or its intended use, is or will be

 

unlawful.

 

9 ADDITIONAL SERVICES

 

The Surveyor will provide for an additional fee, such additional services as may be specified in the

 

Specific Terms or are agreed between the Surveyor and the Client and confirmed by the Surveyor

 

in writing.

 

10 MISCELLANEOUS

 

a. In the event of a conflict between these General Terms and the Specific Terms, the Specific

 

Terms prevail.

 

b. Unless expressly provided, no term in the agreement between the Surveyor and the Client is

 

enforceable under the Contracts (Rights of Third Parties) Act 1999 by any person other than

 

the surveyor or the Client.

 

c. Where the Client has instructed the Surveyor to make investigations which cause damage to

 

the Property on the basis that the Client has obtained the owner’s consent, the Client will

 

indemnify the Surveyor against any loss or cost arising.

 

d. Dispute Resolution. In the event that the Client has a complaint regarding the standard of

 

service he or she has received, a formal complaints handling procedure will be followed. A

 

copy of the Surveyor’s complaints handling procedure is available upon request. Using the

 

Surveyor’s complaints handling procedure will not affect the Client’s legal rights.

 

e. The Client may only rely on the Surveyor’s advice and Report for the purposes described in

 

the Particulars or communicated to the Surveyor in writing prior to the agreement of the Fee

 

and if the Client wishes to rely upon such advice and Report for any other purpose he or she

 

may only do so with the written consent of the Surveyor.

 

11 FEES

 

As agreed in writing from time to time.

RICS Homebuyers Reports are recommended for properties less than 100 years old that have not been altered. Properties that have been altered and are over 100 years old should always have a building survey it is left to the client to pick which report they have but we recommend a building survey as the best option.

 

 

Full Terms & Conditions our client

 

 

Royal Institute of Chartered Surveyors (RICS) Survey & Valuations

 

The Service to be provided by Valuations U.K. Ltd

 

The inspection and/or Survey will be carried out by an appropriately qualified and experienced RICS Chartered Surveyor to provide:

 

A brief report in the agreed format.

 

All RICS Surveyors MUST carry a minimum of twice the market value of any property valued in Professional Indemnity Cover plus a minimum of £2,000,000 Personal Liability Insurance.

 

The surveyor's opinion of the open market value at the date of the inspection assumes the following:

 

 
Vacant possession is provided

 

The relevant statutory consents for construction and alteration have been obtained  

 

There are no onerous liabilities or encumbrances attached to the property including any Statutory Notice  

 

No deleterious materials have been used in the construction of the property and that the substrata are free from contamination or defect. 

 

That any mains services which may be connected are not subject to irregular conditions and that they are adopted by the relevant Authorities.  

 

That any parts of the property which were not inspected would not reveal any defects which would be likely to materially affect the valuation

 

That any New Property has a satisfactory NHBC or equivalent guarantee in accordance with the UK national guidelines/scheme.  

 

That solicitors will verify satisfactory terms are in place relating to leasehold properties and in particular to cost of repairs and maintenance for communal areas.

 

Any development value will not be included in the valuation

 

The definition of Market Value is in accordance with RICS red book guidelines

 

Valuation for Insurance Purposes will have due regard to the Association of British Insurers/Building Cost Information Service House Rebuilding Cost Index. In the case of flats and maisonette it will be for the subject property only.  

 

The surveyor will not comment upon areas which are not visible or which are unexposed. The surveyor will not comment upon small defects or general maintenance issues which will not materially affect the value.

 

The Report is for the sole use of the client and their advisors, and is confidential to them. No responsibility is accepted to others. The Surveyor will exercise due care and diligence, reasonably to be expected from a competent surveyor to advise upon the property.

 

The report will not identify the presence of contaminated land and relevant enquiries should be made through legal searches and other specialists in the field. 

 

Valuations U.K. Ltd reserve the right not to proceed with the valuation, if arriving at the property the premises are thought unsuitable for the Report Format or are found to be out of the surveyors expertise or a commercial property which will need a commercial surveyor and a commercial report.

 

 

Limits of Inspection


 

 

 The inspection will be purely visual and include the interior and exterior of the property.

 

Externally- only parts of the property, which are readily accessible and visible, will be inspected whilst standing at ground level.

 

Inspection hatches will not be opened and no floorboards will be lifted by the surveyor.

 

Furniture, floor coverings and fittings will not be moved.

 

 
The inspection of the roof void will not be included – if you do want a separate inspection of the roof void we can arrange it at an additional cost.

 

The presence or adequacy of flues or flue liners will not be established.

 

 The exterior of the property will be inspected visually.

 

 

Services

 

 

The surveyor will indicate which services are present but they will not be tested. The indication of services will not cover the adequacy of the installations with regards to compliance with current regulations.

 

Drainage covers will not be lifted and the drains are not inspected or tested.

 

 

Outbuildings


 

 

Substantial outbuildings attached to the property will be inspected. Leisure facilities and swimming pools will not be inspected.

 

Site and Boundaries

 

The boundaries will be viewed from the front and rear of the property but will not be examined and it is up to your solicitors to confirm boundaries.

 

Flats, Maisonettes and Sub-divisions of Larger Buildings

 

The subject property will be inspected together with as much of the remaining building as the surveyor passes to get to the said part of the property for inspection. To ascertain the likelihood of repair areas of the main building will be commented upon briefly, but our client must make enquiries relating to shared liabilities for repair and insurance.

 

Communal areas internally inspected superficially up to the level on which the property is situated. The roof spaces and remaining communal area will not be inspected

 

Any deficiencies in management and/or maintenance will need to be investigated by our client.

 

 

The Report


 

 

The surveyor will indicate obvious evidence of serious defect or potential hazard or other matters, which are likely to affect the value. This report is only equivalent to a mortgage valuation and is not a homebuyers inspection or a full building survey so it will only include a quick look round and not an in depth inspection.

 

If the surveyor suspects hidden defects further investigations will be advised. Under exceptional circumstances it may be necessary to reserve valuation or to reserve the right to amend the valuation pending the outcome of further investigations.

 

Any aspects of the inspection which cannot be carried out in accordance with the terms outlined above will be clearly stated.

 

Where the surveyor relies upon information provided to him, this will be clearly stated.

 

Where it is apparent that the property has been altered and/or extended this will be commented upon in order that legal advisers may make relevant enquiries of the appropriate Local Authority prior to commitment to purchase/sell.

 

Any apparent shared driveways or paths will be highlighted if they are likely to materially affect value.

 

Additional Comments Relating to the KPMG LLP internal report

 

It will be assumed that the client is aware of the following comments,

 

The inspection will be a visual inspection and will be carried out in as great a depth as possible taking into account safety and undue difficulties.

 

All parts which are hidden or unexposed will not be inspected and floor boards and areas which are not readily accessible will not be inspected.

 

The presence of fitted floor coverings and heavy furnishings will limit the inspection, and will not be moved by the surveyor.

 

 
The exterior of the property will be inspected from ground level

 

 

Assumptions

 

 

 Verbal enquiry only will be made of the vendor/vendor's representative. The client's legal representative should confirm this.

 

Comments relating to limitations upon inspection:

 

 
None of the services will not be tested.

 

Valley gutters or valleys will not be inspected and as such the condition of such cannot be commented upon. Any leakages internally will be commented upon. Such areas which require repair.

 

Flat roofs, there will be an assumption that the client will expect a degree of deterioration commensurate with age. Flat roofs have a limited life and unless the roof covering has recently been replaced there should be anticipation that replacement will be required.

 

It will be assumed that all walls are of cavity construction and built up to 1981.

 

Limits of inspection will be made by its boundaries.

 

All exterior timber work will need an acceptance by the client that there will be a reasonable amount of deterioration, and only significant areas requiring repair will be commented upon and general softening of timber.

 

Wherever UPVC sealed unit double glazing is installed it will be assumed that the client is aware of the necessity to ensure that adequate structural support may be required in some areas by the Window frames. The surveyor, unless otherwise apparent, will assume that adequate support is incorporated for load bearing structure above and that there are adequate guarantees for the window frames and sealed units. Sealed unit double glazing has a limited life due to the progressive deterioration of the edge seals.

 

The adequacy of the decorations for the purposes of re-sale will be commented upon. Any repairs indicated will have a bearing on the valuation.

 

A brief comment will be made upon this site. It will be assumed that legal advisors will confirm the position of boundaries and any liabilities for maintenance. Defective boundary walls and fencing will only be commented upon where clearly visible from the property

 

No drains inspections or tests will be undertaken.

 

It will be assumed that the client will be aware of the following when the presence of lath and plaster ceilings are indicated: Lath and plaster ceilings are difficult to repair and frequently complete replacement is necessary. Significant defects will be commented upon.

 

It will be assumed that the client is aware of the following if reference is made to dry lined walls: Dry lined walls are often used to disguise damp and defective wall surfaces. Unless properly installed they may create the right conditions for outbreaks of wet and dry rot. Without disruptive investigations some defects may remain hidden.

 

It will be assumed that the client will be aware of the necessity to carry out at least some repairs to plasterwork should decorative wall finishes be removed.

 

If internal walls have been altered or removed this will be noted in the description section of the report.

 

It will be assumed that the client is aware of the following:

 

We are unable to confirm the adequacy or otherwise of any structural support which may or may not have been incorporated for remaining load bearing structure. Without disruptive investigations you must accept the possibility that there is inadequate support. Signs of movement or distress will however be noted.

 

Should it be apparent that a chimney breast(s) has been removed within the property it will be assumed that the client is aware of the following:

 

We will not be able to comment upon the presence and/or adequacy of any structural support incorporated for the remaining load bearing structure. Without disruptive investigations you must accept the possibility that there is inadequate support. Signs of movement or distress will however be noted.

 

We will not carry out an inspection of the suspended floor areas. Should you wish to be assured that the subfloor areas are free from defect a separate specialist inspection will be required.

 

The structure and condition together with adequacy of hard-core of solid floors cannot be confirmed without damaging investigations; it is not unknown for solid floors to have inadequate hard-core or to suffer from deficiencies in the concrete which cannot be confirmed without specialist testing.

 

Damp meter readings will not be taken.

 

Only visible areas will be inspected. You should be aware that there may be under floor defects which are not readily apparent due to inadequate ventilation to all areas caused by obstructions or blockages. Whilst we will take all reasonable care hidden defects may be present in hidden areas.

 

Unless arrangement for disruptive inspections is made you must accept the possibility that defects exist in these areas

 

Our instructor will assume that the rising main is not visible, it will not be possible to confirm whether or not lead piping is present.

 

Common services will not be tested. We assume that Legal advisors will investigate any liability for shared areas.

 

Where a property has been extended or altered this will be clearly indicated in the relevant section of the report. We assume that suitable enquiry shall be made through solicitors in these instances, where raised, that relevant Planning & Building Regulation Approvals have been obtained. It is important that these factors are verified.

 

The recommendation by the Surveyor is based on opinion that the property is likely to attract reasonable demand on re-sale and that there will be an appropriate marketing period thereafter. Attention will be paid to the presence of detracting factors in the immediate vicinity.

 

A subjective opinion will be given as to the general attractiveness of the property for the purposes of re-sale.

 

We reserve the right to alter our valuation pending a more detailed inspection or additional information is found and could be relevant to the original inspection.

 

If you require updated figures and the report is less than six months old we will ask the surveyor to complete this free of charge.

 

No liability will ever be accepted for areas that are outside these guidelines.

 

 

External Reports


 

 

No access will be gained to the grounds or the property.

 

The property will be viewed from a vehicle parked as near to the property as reasonable not to attract suspicion. If the property is not visible from the road it is not suitable for an external report, the surveyor will still charge you for the visit as they will still have to make the visit to establish this.

 

All the information in the report is of an assumed nature coming from experience and local knowledge.

 

The opinion as to the value reported on an External Report reflects the facts known to the surveyor having made those enquiries sufficient to obtain comparable data requested and the information readily visible from the road frontage. The valuations are arrived at using reasonable professional judgement from those facts. We have assumed the interior layout and condition as satisfactory and we will be unable to state that the property is free from any defects of serious nature which will affect the value and would only be apparent in a more detailed external and internal inspection. We reserve the right to alter our valuation pending a more detailed inspection or additional information. 

 

We do not recommend that any legal decisions are made using the information provided in the report.

 

The information provided is just to give an indication of the property and an internal report should be taken before any firm decisions are made. No liability will be accepted for the report as the property is only viewed from a distance and so cannot be relied upon.

 

 

Pre-appointment Valuations


 

 

Pre-appointment valuations are completed as FREE desk top valuations and only for cases you are looking at to take on.

 

Valuations UK will complete these in house using the internet. The main sites we use are Rightmove, Nethouseprices, Googlemaps, Mouse Price and Nationwides National House Pricing Calulator. From the information we can gather from these websites we will give you an idea of the property, type, age, and a market value – We will also add some relevant comparables where possible. The information is only meant as a guide and if further information becomes available we reserve the right to alter the information and values given. No decisions should be made solely on the information provided no liability can be accepted for the information that is given in good faith.

 

 

Market Appraisal Report


 

 

 

 

When a property is to be marketed an Estate Agent will complete the Market Appraisal free of charge.

 

The report is the Market Appraisal Report but is completed by an Estate Agent who may have no structural qualifications.

 

Using the Market Appraisal and the Market Value Report will give you a good foundation to agree an asking price and a marketing strategy.

 

 

 

 

 

Selling a Property


 

 

When instructed to sell a property we will ensure you have a Market Value report of 6 months old or less – if one is not available we will instruct one for your files. We will ask the local Estate Agent nominated to provide a market appraisal before they are fully instructed –if we are not happy with the report or service they are offering we can re-instruct without incurring any costs.

 

We will need an EPC if it is available, otherwise we will instruct one on your behalf and pass it to the agent on completion.

 

Our instruction to the Local Estate Agent includes the following.

 

The property may be being sold for personal or private reasons – you are not to ask or discuss the reasons for the sale with the people in the property or anyone else who is involved – If asked the potential purchaser can be made aware that the property is sold under bankruptcy. These properties are to be offered at full market value and we expect to receive offers for the full market value.

 

You carry a value of professional indemnity of at least double the market value of the property to be marketed, with a minimum of £2,000,000 personal liability insurance.

 

The property is displayed in a prominent position in your window.

 

The property is priced to achieve the current market value.

 

All viewings must be accompanied and we receive full feedback.

 

Advertised fully on your own website, along with Rightmove, and any other prominent sites

 

Regular marketing in local papers – please confirm which papers.

 

Produce quality property particulars to include external and internal photos and a floor plan, and email us a copy.

 

A ‘For Sale’ board must be erected within five working days of the instruction.

 

Purchasers must be qualified and provide full details of their current position and financial status.

 

Is the property being kept at a suitable standard to accept viewings – any problems let us know.

 

Are the gardens being well maintained?

 

If the property becomes vacant please:-

 

 

  •  Re-take the photos.
  •  Make sure all locks are 5 lever mortise dead locks – if not please let us know and we will arrange to get them changed.
  •  All windows must be closed and fastened, any broken windows please let us know and we will arrange for them to be boarded up or changed.
  •  Please recommend if the house, garage, outbuildings and/or garden needs a clean and clear which we will arrange.
  •  Please seal the letter box and forward any unopened post to us.
  •  Gas disconnected and water drained down from 1st April – 31st September. We will arrange this.
  •  Check the property is secure on a weekly basis and free from damage or leaks - this is for insurance purposes.

 

 

Please keep a log of who visited and when, in case it is needed.

 

A full internal and external inspection of all buildings and any findings reported so we can arrange for them to be rectified and paid for.

 

Included in your costs - fortnightly lawn mowing between March and October if needed

 

If a clean and clear is needed we can arrange a quote and the work to be completed.

 

An eviction can be attended by an Estate Agent and a Lock Smith when needed.

 

Any supplementary maintenance jobs can be arranged.

 

We chase all the estate agents on a weekly basis but do not inform you weekly; we just inform you when there is an offer or a problem as we don’t want to take up any of your time unnecessarily.

 

We will notify you of any offers received and will always endeavour to get the best price for the property with a proceed able purchaser.

 

We will liaise between the solicitors and the estate agents to completion.

 

Valuations UK’s invoice will be passed to your solicitor nearing completion for full payment on completion. Our fee will include the Estate Agents fee of whom we will pay as soon as we are paid.

 

 

Tenanted Properties


 

 

Tenanted Properties – we will request copies of the EPC, Gas and Electric Reports. We will then arrange for them to be carried out annually with an EPC report instructed on each change of tenant.

 

Management of tenanted properties will be open for negotiation and will be priced on an individual basis.

Surveyors Charges for the Site

Surveyors will be charged for using the site.  Any instructions received through Valuations UK Ltd they will only be charged if they use the standard paragraphs which is £2 plus VAT per report and this will be deducted from the invoice. 

Surveyors who use the site for their own work will be charged £2 plus VAT for the use of the site including uploading any report, electronic signature and storage of the report.  Or, for using the online RICS Homebuyers Report there will be a £5 plus VAT charge, and an additional £2 plus VAT for the use of any of the online standard paragraphs. 

 

Guidelines for Surveyors and Valuers.

Details of report types.

Part Exchange Valuation – suitable for properties of under ten years old and with a current NHBC.  Otherwise it can be used to receive a market value and asking price.  But it is recommended you instruct either a Home Exchange, RICS Home Buyers or a Buildings Survey and instruct any recommended additional reports before you make any commitment to purchase.

 

Home Exchange – This is our own format developed specifically for the part exchange market.  The inspection is the same detailed inspection as the RICS Homebuyers,  but the report is less verbose.  It is an easy to read format and has all the standard caveats taken out and included in the terms and conditions.

 

All reasonably accessible parts of the property are inspected, including entering the roof void to report on roof structure and where possible the lifting of manhole covers to inspect drainage and water flow.

 

We will include a Market Value, Suggested Asking price to achieve this market value, as Market value to achieve a 2 week offer to be completed in 6 weeks.  Plus comparable evidence.

 

Always instruct all additional reports that are recommended so you have a full picture of the property and any work needed before you commit to purchase.

Gross external area for living accommodation

RICS Homebuyers Report – Is suitable for properties under 100 years old, in reasonable condition and that have not been extensively altered or added too, for properties that do not fall into this category should always have a building survey.  The report comes in a set format and will look at all aspects of the house answering set questions laid out by the RICS.

 

All reasonably accessible parts of the property are inspected, including entering the roof void to report on roof structure and where possible the lifting of manhole covers to inspect drainage and water flow.

 

We can include at the end of the report as additional Information.

1  Market Value
  
2  Suggested asking price to achieve valuation at (1)
   

3  Market Value to achieve a 4 week offer to be completed within 8 weeks
   

4  Replacement insurance cover
   

5  Gross external area for living accommodation
  
Plus comparables.

 

Always instruct all additional reports that are recommended so you have a full picture of the property and any work needed before you commit to purchase.

 

Building Survey - Also known as a ‘structural survey’ or a ‘full survey’, a Building Survey is an in depth report suitable for older and larger properties or those that have been extended or altered.

The Building Survey and Valuation identifies defects and suggests remedies; advises as to the nature and quality of construction: draws attention to significant maintenance problems, will advise on the order of repairs needed plus a guideline to costings. The report is in an easy to read format with each area inspected commented on separately in a logical sequence.

All reasonably accessible parts of the property are inspected, including entering the roof void to report on roof structure and where possible the lifting of manhole covers to inspect drainage and water flow. Tests of individual services can be arranged direct with local specialist firms if required. Greater detail and technical content makes this inspection more appropriate for many older properties, although it is equally suitable for more traditional homes.

An open market valuation of the property will be included taking into account age, condition, situation and current market conditions plus comparables.

Always instruct all additional reports that are recommended so you have a full picture of the property and any work needed before you commit to purchase.

 

Guidelines for Surveyors and Valuers

 

On receipt of an online instruction please inspect the property within 2 working days (where possible) and fill in the relevant appointment date sections online to notify us. If you experience difficulty in gaining access to the property, please inform us by completing the relevant box online immediately so we can try to help. Automatic chasing emails will be every 4 hours between 9am – 5pm Monday to Friday as a gentle reminder on how important it is to make an appointment as soon as possible.  This facility cannot be turned off.

 

After carrying out the valuation please complete the report online within the following 2 days.  If you are experiencing any difficulties please inform us so that we can inform our clients of any delays.   An automatic chasing email will be sent daily starting the day after the inspection has been completed and will continue until the report is completed.

 

Under no circumstances should you ever discuss your findings, or disclose any valuation figures with the current occupier of the property or any other party except for Valuations UK, without our prior consent.

 

The thorough inspection of the property (for all reports except Drive bys and Part Exchange/Market Values will include roof void and lifting drain covers) and subsequent reporting and valuation should be in accordance with the current RICS Valuation Guidance Notes and must be carried out by a suitably qualified and insured surveyor (ie current members of the RICS).

 

Drive By's/ External Valuations - We have no details of the properties so any information will be assumed.  You can always give Examples ie if 3 bedrooms £x  or 4 bedrooms £y.  You will also have the right to change the report if we are privy to any additional information. It is used as a guideline for taking on bankruptcy cases to see if they have enough equity before any work is done on the case.  Photos are required where possible. Occasionally where you have completed a valuation in the last 6 months we may request a free verbal/email update.

 

Part Exchange/Market Value Format in the agreed format. We try to limit them to properties under 10 years old, but some instructors insist on having them for all their properties.  We always require at least one photo of the front plus photos of any obvious defects, and a road scene if this will affect saleability ie houses boarded up, rubbish in gardens, pub next door etc and 3 (if possible) sold comparables.  Some clients require full internal photos but this will be clearly stated on the instruction.  Please concentrate the photos on any defects plus internal fixtures. 

 

Home Exchange Format is the same inspection as the RICS Homebuyers Report with a less verbose report. The standard caveats have been removed (terms and conditions are available in the full terms and conditions online).  Please do not use one word replies - short sentences look far more professional and give a better balance of information. Front and rear photos are always needed plus photos of any obvious defects and a road scene if this will affect saleability ie houses boarded up, rubbish in gardens, pub next door etc , some clients will request full internal photos as well - please concentrate the photos on any defects plus internal fixtures as they have been known to disappear between sale and completion.  If additional photos are required it will be clearly requested on the instruction.

 

RICS Homebuyers Reports are on the standard RICS format and must include front and rear photos plus photos of any obvious defects and a road scene if this will affect saleability ie houses boarded up, rubbish in gardens, pub next door etc and 3 (if possible) sold comparables. 

 

Building Surveys are in our own letter format and must include Market Value, suggested asking price, front and rear photos plus photos of any obvious defects  and a road scene if this will affect saleability ie houses boarded up, rubbish in gardens, pub next door etc and 3 sold (if possible) comparables.

 

Electronic signatures will be on all our reports – no surveyors reports will need to be sent by post. But you will still need to email fax or send your original invoice.