RICS Level 2 HomeBuyer Survey Egloshayle

Egloshayle sits in a picturesque location close to the River Camel in north Cornwall, and the village boasts a mix of property types that reflect its heritage as a civil parish. From period stone cottages near the church to modern developments like those at Green Hill, every property comes with its own set of characteristics and potential issues. Our inspectors understand the local construction patterns and know what to look for in Cornish properties, where traditional building methods using local stone, slate roofing, and lime mortar can present unique challenges that differ from newerbuild constructions. The village has seen 86 property sales on Egloshayle Street alone since 1995, demonstrating consistent demand for properties in this area.

The local housing stock in Egloshayle and the surrounding Wadebridge area includes a significant proportion of older properties that would benefit enormously from a RICS Level 2 survey. Properties built before 1976 often have solid walls rather than cavity insulation, outdated electrical systems, and older roofing materials that may be reaching the end of their serviceable life. With recent market data showing price adjustments from the 2023 peak, buyers need confidence that any property they are considering represents genuine value despite these market fluctuations. Our surveyors have extensive experience inspecting properties across this postcode area and understand how age and construction type affect the condition of homes here.

Cornwall's geography also presents specific considerations for property buyers. While Egloshayle is not directly on the coast, its proximity to the River Camel means that some properties in lower-lying areas may have considerations relating to flood risk and drainage. The area's geology, which includes granite and slate formations typical of north Cornwall, can affect ground conditions and drainage patterns. Additionally, Cornwall's historic mining activity in various regions means that ground stability can sometimes be a factor worth investigating, particularly for older properties with larger gardens or those in areas where past mining activity may have occurred. Our surveyors are trained to look for signs of ground movement and can recommend further investigations if necessary.

The construction materials used in Egloshayle properties reflect the local availability of resources and the area's building traditions. Traditional stone cottages typically feature solid stone walls with lime mortar pointing, which requires different maintenance approaches than modern cavity wall constructions. Slate roofing, sourced from local quarries historically, remains common on older properties, though the condition of these roofs can vary significantly depending on maintenance history. Modern developments in the area, such as those at the Sage Home development at Green Hill built by Linden Homes under The Cornish Quarter, use contemporary construction methods but may still present issues that a professional survey can identify.

• Traditional stone construction with potential for damp issues
• Older roofing systems including slate that may require maintenance
• Potential drainage considerations near the River Camel
• Electrical and plumbing systems that may need updating
• Ground stability considerations related to historic mining activity
• Solid wall properties lacking modern cavity insulation

Your RICS Level 2 HomeBuyer Survey report is designed to be clear and actionable, regardless of your prior knowledge of property construction. The report begins with an executive summary that gives you an overall assessment of the property's condition, followed by detailed sections covering each major building element from the roof down to the foundations. Each section includes a clear rating using the RICS traffic light system, with red indicating urgent issues requiring immediate attention, amber highlighting defects that should be monitored or repaired in due course, and green indicating that no significant issues were found. This standardized approach allows you to quickly prioritize any work that may be needed.

For buyers in the Egloshayle area, the report will include specific observations about local factors that may affect the property. This might include comments on the proximity to the River Camel and any flood risk considerations, observations about the general condition of properties in the local area, and advice on any specific maintenance requirements for the type of construction found at the property. If our surveyor identifies any issues that require further specialist investigation, such as potential mining activity or ground stability concerns, this will be clearly flagged in the report with recommendations for next steps. We understand that properties in this part of Cornwall may have specific characteristics that require informed interpretation.

One of the key benefits of the RICS Level 2 format is that it includes a market valuation and insurance rebuild figure for the property. This is particularly useful in the current Egloshayle market, where property prices have shown significant movement over the past year. Having an independent valuation from a chartered surveyor gives you additional confidence in your purchase decision and can be valuable information for your mortgage lender. The rebuild cost figure is essential for buildings insurance purposes and ensures you are not underinsured should the worst happen.

The report also includes a section on legal considerations that your conveyancing solicitor should review. This covers matters such as guarantees for any previous works, planning permissions and building regulation approvals for alterations, and any rights of way or easements that may affect the property. While this is not a legal search, it highlights areas that may require further investigation during the conveyancing process, potentially saving you from unexpected issues after completion.