Malcolm Parker

Sales, Lettings, Surveys & Valuations

Call us on: 01845 527322  

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Woman holding keys RICS

Surveys & Valuations

All Professional work is undertaken by Malcolm Parker MRICS, a Chartered Surveyor with 30 years post qualification experience in the North Yorkshire area.

We offer a prompt efficient service complying with the highest level of ethics demanded by the Royal Institution of Chartered Surveyors (RICS).

The utmost level of confidentiality and discretion is assured.

We are able to provide a comprehensive range of Surveys and Valuations. In the past we have undertaken valuations on properties as diverse as disused quarries, asylums, funeral parlours, veterinary practices, commercial units of all types and residential properties ranging from one-up, one down Dales cottages to castles.

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Surveys

We are able to offer three levels of survey and can offer advice on which is most suitable for your requirements.

General Condition Report

A basic survey report based on a cursory inspection of the readily visible parts of the property. The inspection includes the roof space from the access hatch (if possible.) The services are not tested but are commented upon. The report is in letter format and includes the following sections:

  • Situation and Description
  • External Inspection
  • Internal Inspection
  • Site Inspection
  • Services
  • Overall Opinion
  • Valuation

The General Condition Report is more suited to smaller, modern properties.

HomeBuyer Report

The RICS HomeBuyer Service

The RICS HomeBuyer Service includes an inspection, a report and a valuation, and these are all explained in detail in the 'Description of the RICS HomeBuyer Service' the surveyor will give you. The RICS HomeBuyer report is a standard format, and is different to a building survey in three main ways.

  1. It is designed for particular types of home. These are houses, bungalows and flats that:
    - are of a traditional type and construction; and
    - are apparently in reasonable condition.
  2. It identifies what the surveyor considers to be the most important issues. By applying condition ratings to elements of the building, the services and any garages and permanent outbuildings, the surveyor will tell you whether defects are serious or urgent.
  3. It also includes the surveyor’s opinion of the market value and reinstatement cost (which you will need for insurance purposes). It focuses on matters that, in the surveyor’s opinion, may affect the value of the property if they are not dealt with.

What else should I know about the RICS HomeBuyer Service?

It is an economical service. Because of the practical limits on the type of property and what the service covers, the RICS HomeBuyer Service is priced mid-range – more expensive than a mortgage valuation, but cheaper than a building survey.

The surveyor’s main purpose in providing the service is to help you:

  • make a reasoned and informed decision on whether or not to go ahead with buying the property;
  • make an informed decision on what is a reasonable price to pay for the property;
  • take account of any repairs or replacements the property needs; and
  • consider what other advice to take before exchanging contracts (if the property is in England, Wales, Northern Ireland, the Channel Islands or the Isle of Man) or concluding an offer (if the property is in Scotland).

The report covers the inside and outside of the building, the services and the site and includes:

  • details of the general condition and particular features of the property;
  • condition ratings for elements of the structure of the building, the services and any garages and permanent outbuildings;
  • particular points you should refer to your legal advisers;
  • specific risks associated with the property;
  • other relevant considerations – for example, the location, the local environment and the energy performance of the property (if this information is available).

Any defects that the surveyor considers do not need repairing or replacing, or any minor matters that do not affect the value of the property, are generally not included in the report.

If you have a particular requirement that you would like the surveyor to consider, you should discuss this with the surveyor before they provide you with the service.

The surveyor may be prepared to arrange extra services but these will probably need a separate contract.

The main features of the RICS HomeBuyer Service are compared below with the features of a building survey.

RICS HomeBuyer Service Building Survey
Type of property Traditional houses, flats, bungalows and so on, in apparently reasonable condition Any residential or other property, in any condition
Type of service A shorter, less detailed report in a standard format A detailed report that is tailored to suit your needs
Aims of service To help you:
  • make a reasoned and informed decision on whether to go ahead with buying the property;
  • make an informed decision on what is a reasonable price to pay for the property;
  • take account of any repairs or replacements the property needs; and
  • consider what other advice you need to take before exchanging contracts
 To give you:
  • a detailed assessment of the condition and construction of the property; and
  • technical advice on any problems and work needed to put them right
Special features Provides condition ratings for elements of the building, services and any garages and permanent outbuildings Provides full details of the property’s construction, materials, uses, defects, and need for future maintenance
Valuation Included as part of the RICS HomeBuyer Service May be provided as an agreed extra
Form of report RICS HomeBuyer Report which is a compact, standard format In the surveyor’s own format and usually longer, more detailed and technical than the RICS HomeBuyer Report

Building Survey (This used to be called a structural survey)

A building survey is a customised service suitable for all residential properties and gives full details of their construction and condition. You are likely to need this type of survey if, for example, the property is unusually built or run-down, if the property has been significantly altered, or if you are planning a major conversion or renovation.

Building surveys are usually tailored to your needs. The report includes detailed technical information on materials and construction, as well as details of the whole range of defects.

Should any survey reveal defects that require specialist advice and reporting, ie woodworm/rot, cavity wall tie failure, etc, we can advise accordingly and put you in touch with reputable specialist firms.

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Valuations

Valuations of Residential and Commercial Properties for the following:

  • Open Market Value
  • Market Rent
  • Secured lending purposes
  • Probate
  • Inheritance Tax
  • Capital Gains Tax (including 1982 valuations).
  • Tax Planning purposes
  • Trusts - transfer of property into and out of Trusts
  • Pension Fund purposes
  • Financial Accounts
  • Charities - acquisitions and disposals
  • Expert Witness reports
  • Matrimonial purposes
  • Planning and redevelopment
  • Insurance reinstatement
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Rating Appeals

The Valuation Office Agency has undertaken a revaluation of business premises in England and Wales with new rates being implement in April 2010.

In many cases the Rateable Value of business premises has increased dramatically. We can inspect and measure your premises to ensure that the VOA’s figures are correct, and if there are grounds to appeal we can do this on your behalf. This could lead to significant savings on your business rates.

We make a nominal charge for the initial survey and checking of your rating assessment. If your case goes to appeal and a reduction is awarded our charges will be based on a percentage of the reduction achieved.

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