Help to Buy Valuation in Curland

When you purchased your property through the Help to Buy scheme, you received an equity loan from the government to help get onto the property ladder. Now that you want to redeem this loan, either through remortgaging, selling your property, or simply repaying the loan, you are required by law to obtain a RICS Red Book valuation. This is not a standard property survey but a formal valuation that adheres to the Royal Institution of Chartered Surveyors' strict standards and guidelines. The valuation must be conducted by a valuer who is independent of any estate agents or mortgage brokers involved in your transaction, ensuring the figure represents true market value.

Our Help to Buy valuations in Curland are conducted by fully qualified RICS registered valuers who are independent of any estate agents or mortgage brokers involved in your transaction. The valuation must reflect the current market value of your property, taking into account any improvements you have made since purchasing. This means if you have extended your home, renovated the kitchen, or added a conservatory, these factors will be considered in the final valuation figure. We will ask you about any improvements and may request documentation such as receipts or building control completion certificates for any extensions or significant renovations.

One important factor to consider for Curland homeowners is the local geology. The village sits within the Blackdown Hills, where the underlying geology includes Upper Greensand and Gault Clay. Properties built on clay soils can be susceptible to shrink-swell movement, which may affect foundations. Our valuers are aware of these local ground conditions and will factor them into their assessment, particularly for properties showing any signs of subsidence or structural movement. If you have noticed any cracks in walls or doors that stick in certain weather conditions, this is worth mentioning during the valuation as it may affect the final figure.

The valuation report itself follows strict RICS guidelines and includes detailed information about the property, comparable sales evidence, and the valuer's professional opinion of market value. This report is what you will need to submit to your lender or the Help to Buy scheme administrator as part of your redemption process. Our valuers are familiar with the specific requirements of different lenders and will ensure the report format meets their expectations.

• RICS registered valuer
• Independent assessment
• Valid for 3 months
• Market value including improvements
• Accepted by all major lenders

The Curland property market reflects its rural location within the Blackdown Hills AONB. The village itself has seen several notable sales in recent years, including Curland House which sold for £1,350,000 in October 2023, demonstrating that the area attracts buyers seeking character properties in a tranquil setting. More recently, Fine Oak sold for £580,000 in October 2024 and Wheelwrights Cottage achieved £332,500 in September 2024, showing continued demand in the village. These comparable sales help our valuers understand the current market dynamics when assessing your property.

The predominant housing stock in Curland consists of properties built before 1900 and during the 1950s-1960s period. Many older properties feature traditional Somerset building materials such as local stone and render, with some properties having thatched roofs. These older properties often require more detailed valuation consideration due to their age and construction methods. The TA3 5SD postcode area, which covers part of Curland, typically features semi-detached and detached houses and bungalows. Properties in this area were typically constructed before 1900 and between 1950 and 1966, creating a diverse mix of architectural styles.

For Help to Buy redemption purposes, it is worth noting that the scheme was generally more prevalent in larger developments in urban and suburban areas rather than small rural villages like Curland. However, if you did purchase through Help to Buy in this area, our valuers understand how to value properties in the wider Taunton market context, including the factors that affect value in this sought-after Somerset location. The proximity to Taunton, excellent schools in the area, and the desirable rural setting all contribute to property values here.

The local economy and amenities also play a role in property values. Curland benefits from its proximity to Taunton, the county town of Somerset, which offers an array of shops, restaurants, and entertainment options including the Octagon Theatre. The village itself has a thriving equestrian centre, reflecting the area's popularity with horse owners and those seeking a rural lifestyle. These factors, combined with the stunning natural beauty of the Blackdown Hills, make Curland an attractive location that supports strong property values.

• Rural village location
• Traditional building materials
• Mix of period and mid-20th century homes
• Strong local demand
• Proximity to Taunton

Understanding the local geology is important for any property valuation in the Curland area. The village sits within the Blackdown Hills Area of Outstanding Natural Beauty, where the underlying geology typically includes Upper Greensand and Gault Clay. This clay geology can indicate a potential for shrink-swell risk, meaning properties may be susceptible to ground movement during periods of dry or wet weather. Our valuers are trained to identify signs of this type of movement, such as diagonal cracks in walls or doors and windows that do not close properly.

In terms of flood risk, general information for Curland indicates that some areas may have a low to very low risk of flooding from rivers and the sea, though there is a medium to high risk from surface water flooding in certain areas. If your property is in an area prone to surface water flooding, this could be a factor that affects its market value. Our valuers will consider flood risk as part of their overall assessment and note any relevant factors in the valuation report.

The Blackdown Hills environment also contributes to the character of properties in Curland. Many homes benefit from attractive rural views and proximity to footpaths and bridleways that cross the hills. However, being within an AONB also means there may be restrictions on certain types of development or alterations to properties. Our valuers understand these considerations and how they can affect property values in the area. If your property is a listed building or within a conservation area, this will be specifically addressed in your valuation report.

Unlike coastal areas of Somerset such as Burnham-on-Sea, Curland is an inland village approximately 6 miles south of Taunton and is not at risk of coastal erosion. Similarly, there is no indication of significant historical mining activity in Curland or the immediate Blackdown Hills area that would pose a structural risk to properties. This means buyers can have confidence in the structural integrity of properties in the area, barring any specific issues identified during the valuation process.

Given the mix of older pre-1900 and mid-20th century housing stock in Curland, our valuers are experienced in identifying issues commonly found in properties of these ages. Older properties may have outdated electrical systems that do not meet current regulations, and wiring installed decades ago can pose safety risks and may need updating. Many properties built before 1900 were constructed with traditional methods that predate modern building regulations, so our valuers will note any areas where modern standards may not be met.

Timber defects are another common issue in older Somerset properties. Woodworm, rot, and general deterioration of timber elements can affect the structural integrity and value of a property. Our valuers will visually inspect accessible timber elements such as floorboards, door frames, and roof structures, noting any signs of infestation or decay. If significant timber issues are identified, we may recommend a specialist timber survey before proceeding with the redemption.

Damp problems can affect properties of any age but are particularly common in older buildings with solid walls that lack modern damp-proof courses. Rising damp, penetrating damp from damaged roofs or walls, and condensation all represent potential issues that our valuers will look for during the inspection. Properties with thatched roofs, while attractive, require particular maintenance and may have specific issues related to the thatching materials and structure.

Roofing issues are frequently identified in property valuations, particularly in older properties where tiles or slates may have deteriorated over time. Slipped tiles, damaged flashings, and general wear and tear can allow water ingress that leads to more serious problems inside the property. Our valuers will inspect the roof from ground level where possible and note any obvious defects that could affect the property's value or require attention.