Help to Buy Valuation Perranuthnoe, Cornwall

The Help to Buy: Equity Loan scheme closed to new applicants in October 2022, but if you purchased a property through the scheme, you will need a RICS Red Book valuation when it comes time to redeem your equity loan or sell your property. This is not the same as a standard mortgage valuation - it must be conducted by a RICS registered valuer who is independent of any estate agent or mortgage broker, and the report must follow specific Homes England guidelines. Our valuers in Perranuthnoe understand the local market dynamics and can provide the compliant report you need.

The valuation report must include at least three comparable property sales from within the last 12 months, located within a two-mile radius of your property, and of similar type, size, and age. Our local experience in Perranuthnoe and the surrounding Marazion and Goldsithney areas means we can identify appropriate comparables that accurately reflect market conditions. With only 14 properties sold in Perranuthnoe in the last 12 months according to Home.co.uk, finding the right comparables requires intimate knowledge of the local market. The report is valid for three months and must be submitted to Homes England within five days of production.

Our valuers are MRICS or FRICS qualified specifically for Help to Buy valuations and understand the unique considerations of this coastal area. We provide bespoke market commentary that addresses local factors such as the coastal erosion risks identified in the Shoreline Management Plan and the impact of the Cornwall National Landscape designation on property values. Each report is prepared on company headed paper, signed and dated by the RICS surveyor, and delivered as a non-editable PDF addressed to Homes England.

• RICS registered valuer
• Minimum 3 comparables within 2 miles
• Valid for 3 months
• Homes England compliant
• Independent assessment
• Digital PDF report

Perranuthnoe presents unique valuation considerations due to its coastal location and geological characteristics. The village is identified as one of the most at-risk communities in Cornwall for coastal erosion, with an estimated 28 properties in the Marazion East and Perranuthnoe area potentially affected by coastal change by 2100. The Shoreline Management Plan indicates a "Cease to maintain" approach for existing coastal defences, meaning properties in certain locations may face increased risk over time. This coastal erosion risk is a material factor that our valuers must consider when assessing properties in the area, and it is reflected in our market commentary.

The local geology also plays a significant role in valuations. Perranuthnoe sits within the Land's End Granite formation, with the coastline featuring both ragged granite outcrops and soft red clay cliffs. Properties built on or near clay-rich soils may be susceptible to shrink-swell movement, particularly given Cornwall's variable weather patterns and the increasing impact of climate change on ground conditions. Our valuers assess these geological factors carefully, as they can affect both the current value and future marketability of properties in the area.

North of the A394, Perranuthnoe falls within the Cornwall and West Devon Mining Landscape World Heritage Site, reflecting its rich mining heritage. Historical mining activity for tin and copper can occasionally lead to ground stability concerns that require investigation on a property-by-property basis. Repeated changes in groundwater levels can lead to "washing out" of backfilled mine workings, causing settlement or subsidence at the surface. Our valuers are experienced in identifying potential mining-related issues and will flag these in your valuation report where relevant.

The village contains numerous listed buildings, including Acton Castle (Grade II*), the Crown Inn, and several farmhouses and cottages dating back to the twelfth century. Properties with listed building status or those within the Cornwall National Landscape may have additional restrictions or considerations that affect their market value. Our valuers understand these local factors and how they impact property values in the Perranuthnoe area, drawing on their experience with properties like Churchtown House, Chiverton Farmhouse, and Montaza House.

• Coastal erosion risk
• Clay shrink-swell potential
• Mining heritage considerations
• Listed building impact
• National Landscape designation
• Limited new build supply

Given the age and construction of properties in Perranuthnoe, our valuers frequently identify certain recurring issues during inspections. Traditional granite farmhouses and cottages, many dating back centuries, often have issues with dampness including penetrating damp, rising damp, and condensation, particularly in properties with solid walls rather than cavity wall construction. Timber floors and windows are particularly vulnerable to rot in Cornwall's damp coastal climate, and our valuers carefully assess these elements during every inspection.

Roof problems are another common finding in the area, including failures in verges, ridges, hips, and valleys, as well as poor ventilation and thermal insulation in older properties. Flat roofs, where present, can be susceptible to leaks and brittleness from sun exposure. Blocked gutters and downpipes can lead to water ingress, particularly during Cornwall's wet winter months. Our valuers document any roof issues noted during inspection as these can affect both the current value and the cost of any future repairs.

Properties in coastal locations like Perranuthnoe also face specific risks from salt air corrosion and coastal erosion. While many properties benefit from stunning sea views, the same coastal exposure can accelerate weathering of external finishes and structural elements. Our valuation reports note any visible signs of coastal damage and consider how these factors, along with the long-term coastal erosion risk identified in the Shoreline Management Plan, may impact the property's value and future marketability.

• Damp and condensation issues
• Roof defects and weathering
• Timber rot
• Coastal salt corrosion
• Structural movement
• Mining-related subsidence