Help to Buy Valuation in St. Clether

The Help to Buy equity loan scheme was designed to help first-time buyers get onto the property ladder by providing a government-backed loan for up to 20% of a new-build property's value. However, when you come to repay this loan, either through selling your property or remortgaging, you must obtain an independent RICS valuation to determine how much you owe. This is not optional - it is a requirement of the Help to Buy scheme administered by Homes England. The valuation calculates your repayment amount based on the current market value, not what you originally paid.

Our surveyors provide valuations that comply with the RICS Red Book (Valuation - Global Standards), which means the valuation is officially recognised by mortgage lenders, solicitors, and Homes England. The report includes at least three comparable property sales from within the last twelve months, market commentary specific to the St. Clether area, and a professional assessment of your property's current market value. We ensure every report addresses the specific requirements set out in the Homes England guidance for valuations.

Many homeowners in rural Cornwall are surprised to learn that their Help to Buy valuation must be carried out by a RICS-registered surveyor who is independent of any estate agent or conveyancer. This ensures there is no conflict of interest and that the valuation is completely impartial. Our team meets these strict independence requirements on every valuation we undertake, and we can provide you with confirmation of our independence before you book.

We have valued properties throughout North Cornwall, from tiny villages like St. Clether to the town of Launceston, giving us direct experience of how the local market behaves. We know that finding suitable comparables in rural areas can be challenging, and we have the local knowledge to identify appropriate properties even when sales are limited. This experience means we can produce accurate valuations that stand up to scrutiny from Homes England.

• Independent RICS-registered surveyor
• Compliant with RICS Red Book standards
• At least 3 comparables within 2 miles
• Valid for 3 months from date of issue
• Addressed specifically to Homes England

St. Clether sits in the heart of North Cornwall's farming country, approximately four miles from Launceston. The village itself is small, with a population of around 189 residents across 69 households, according to the 2021 Census. This rural character means properties in St. Clether tend to be detached or semi-detached houses rather than flats or terraced properties, reflecting the national trend for rural areas in England. The lack of flats and high-density housing means the local market is driven primarily by families and individuals seeking larger properties with land.

The local housing stock includes traditional Cornish cottages built from granite and local stone, some dating back centuries, alongside more modern properties constructed from the 1970s onwards. Many properties in this area feature slate roofs, which is characteristic of Cornish architecture, while older properties may have cob walls or timber frame construction. These traditional building methods can affect both the value and the condition of properties, which our surveyors take into account when preparing your valuation. We understand how traditional construction methods impact property values in this area.

Cornwall's geology plays a significant role in property values across the county. The area sits on a granite spine with intruded sedimentary and volcanic rocks, and properties in North Cornwall may encounter various ground conditions. Some properties near historic mining areas, which are common throughout Cornwall, may have underlying issues that affect their structural integrity and therefore their value. Our surveyors are familiar with these local issues and ensure they are properly reflected in your valuation. We know that mining heritage can affect properties throughout Cornwall, and we factor this into our assessments.

The area has a rich heritage with 12,490 Listed Buildings in Cornwall, and the greatest concentration in the North East of the County where St. Clether is located. If your property is a listed building, this can significantly affect both its value and the requirements for any future work. Our surveyors understand how listed building status impacts valuations and ensure this is reflected accurately in your Help to Buy report.

• Granite and slate construction common
• Limited new-build availability
• Rural character with larger plots
• Mining heritage affects some properties
• Historic mining areas common throughout Cornwall

Properties in Cornwall can face several issues that our surveyors consider when preparing your Help to Buy valuation. Damp and mould is a common problem, particularly in older properties with solid walls or those built using traditional methods like cob construction. Cornwall's coastal climate means properties are exposed to salt-laden winds and high rainfall, which can accelerate building fabric deterioration if properties are not properly maintained. We inspect carefully for signs of damp and factor any issues into our valuation assessment.

One issue specific to Cornwall and parts of Devon is "mundic" - a term used for concrete block construction that was used between approximately 1915 and 1975. If your property contains mundic blocks, a specialist mundic test may be required before a mortgage can be obtained, and this can significantly affect your property's value. Our surveyors will identify if your property falls within the relevant construction period and advise accordingly on what this means for your valuation.

Roof defects are frequently identified in Cornwall properties, including issues with slate tiles (particularly the older Delabole slate), structural problems from inadequate fixings, and general wear from exposure to harsh weather. The famous Delabole slate quarries near Tintagel have supplied roofing materials for centuries, but older slate roofs can suffer from nail fatigue and slippage. Our surveyors inspect these aspects carefully and reflect any issues in your valuation report. We know what to look for on traditional Cornish roofs.

Additionally, properties in steep-sided valley locations, which are common throughout Cornwall, may be at risk of surface water flooding after heavy rainfall. While St. Clether itself is not directly on the coast, the valley locations throughout North Cornwall mean surface water flooding is a consideration. Cornwall has approximately 29,000 properties exposed to surface water flooding, and our surveyors assess flood risk as part of every valuation. We check the specific flood risk for your property location and ensure it is properly reflected in the report.

• Damp and mould in older properties
• Mundic concrete in pre-1975 buildings
• Roof defects and slate deterioration
• Surface water flood risk in valleys
• Mining subsidence risk in historic mining areas