RICS Level 2 Survey in Exelby, Leeming and Londonderry

Our RICS Level 2 Survey provides a thorough inspection of all readily accessible parts of the property. We examine the walls, roof, floors, doors, windows, and permanently attached fixtures. Our surveyor will tap walls to check for hollow sounds indicating damp or delamination, inspect roofs from ground level where safe access is possible, and examine the condition of damp-proof courses, ventilation systems, and drainage. The report includes a market valuation based on the property's current condition and local market data.

In this part of North Yorkshire, we commonly encounter issues in older properties that buyers should be aware of. The village housing stock includes properties dating from various periods, with terraced houses making up approximately 48% of transactions in the Londonderry area. These older terraced properties often present challenges with original damp-proof courses, aging roof coverings, and outdated electrical systems that may not meet current regulations. Our surveyors are experienced in identifying these common issues and will flag them clearly in your report.

We provide a detailed assessment of the property's construction and condition, focusing on elements that would typically be hidden during a viewing. This includes checking for signs of subsidence or structural movement, assessing the condition of any chimneys, and examining the integrity of load-bearing walls. Our tablet-based reporting system allows us to capture detailed photographs and notes on-site, ensuring nothing is missed when compiling your final report.

The survey report uses a clear condition rating system: Condition Rating 1 means no repair is currently needed, Condition Rating 2 indicates repairs are needed but no urgent action is required, and Condition Rating 3 signals serious defects that require urgent investigation and repair. This system helps you prioritise works and negotiate with the seller if significant issues are found. You'll receive this report within 3-5 working days of the inspection, giving you plenty of time to make decisions before your purchase completion date.

The property market in Exelby, Leeming and Londonderry presents a mixed picture that makes professional surveying advice particularly important. Exelby, with a median price of £227,500 based on 106 total sales, has seen dramatic price corrections with values falling to levels not seen since 2013. Historical sold prices in Exelby over the last year were 75% down on the 2013 peak of £590,000, representing a significant correction in the local market. The average sold price in Leeming sits around £175,121, while Londonderry maintains stronger prices at approximately £285,074 with consistent year-on-year growth of 2-3.9%.

Property types in the area are predominantly terraced, accounting for roughly 48% of sales in the DL7 9ND postcode sector. Semi-detached properties are also common, with an average price of £209,168 across the parish. Detached properties command a premium at around £413,150, though these represent a smaller portion of the market. The limited new build activity, with 0% of sales being new builds in Exelby in 2025, means most properties available are existing stock with associated aging-related issues.

For buyers considering properties in this area, the disparity between villages means location significantly impacts value. A terraced property in Londonderry will typically command a higher price than an equivalent property in Exelby, reflecting the different demand levels and amenities in each village. Our surveyors factor in these local market dynamics when providing valuations, ensuring you receive an accurate assessment of the property's worth in its specific location. This local insight is particularly valuable given the divergent price trends between the three villages.

The housing stock in Exelby, Leeming and Londonderry reflects the agricultural heritage of this part of North Yorkshire. Terraced properties, particularly those in Londonderry's DL7 9ND postcode area, often date from the Victorian and Edwardian periods, featuring traditional solid wall construction with lime-based mortars. These older properties, while characterful, can present challenges including original damp-proof courses that have failed over time, aging roof coverings requiring replacement, and outdated electrical installations that may not meet current Part P regulations.

Semi-detached properties in the area were predominantly built during the post-war period through to the 1970s, representing the expansion of the villages during these decades. These properties typically feature cavity wall construction, though some earlier examples may have solid walls. Our surveyors check the condition of render finishes, examine window frames for rot or decay, and assess the integrity of Extensions that may have been added over the years. The age of these properties means that original features such as lead pipework and cast iron gutters may still be present, requiring assessment for condition and remaining lifespan.

Detached properties in the parish command the highest prices at around £413,150 on average, with 41 sales recorded since 2018. These larger homes often feature more complex roof structures, multiple chimneys, and potentially multiple bathroom and kitchen fit-outs that require thorough inspection. Our Level 2 Survey covers all these elements, identifying any defects in the roof structure, checking for signs of movement in larger buildings, and assessing the condition of all permanent fixtures and fittings.