RICS Level 2 Survey in Finghall

A RICS Level 2 survey, also known as a Home Survey, provides a thorough inspection of the property's condition focusing on the main structural elements and any significant issues. Our inspectors examine walls, floors, roofs, windows, doors, and the building's overall integrity. In Finghall, where many properties are constructed from traditional stone and feature historic roofing materials, our surveyors pay particular attention to the condition of stonework, pointing, and roof coverings. We understand that traditional lime mortar pointing requires different assessment criteria compared to modern cement-based mortars, and we know what to look for when evaluating the condition of historic stonework.

The survey includes assessment of damp levels, timber conditions, and signs of movement or structural stress. Given Finghall's surface water flooding concerns in certain areas, particularly around Blewhouse Lane where recent planning applications have highlighted drainage issues, our inspectors also note any factors that might contribute to water ingress or drainage problems. We check gutters, downspouts, and drainage systems, looking for blockages or damage that could lead to water penetration. Our surveyors are trained to identify the tell-tale signs of past flooding, including water staining, tide marks, and dampness patterns that may not be immediately obvious to an untrained eye.

For the eleven listed buildings in Finghall, including the Grade II* Church of St Andrew and properties like Cricket Cottage, Manor House, and Queen's Head, our surveyors understand the specific challenges of historic properties. We identify issues related to age, traditional construction methods, and any alterations that may require listed building consent. The report includes an executive summary so you can quickly understand the key findings before reading the detailed analysis. We also advise on the potential cost implications of maintaining historic features using appropriate traditional materials and methods, which is essential knowledge for anyone purchasing a listed property in the village.

Our Level 2 survey covers all the key elements that affect a property's condition and value. We inspect the roof structure from both the inside and outside where accessible, examining rafters, joists, and roof coverings for signs of damage or deterioration. We assess the condition of chimneys and flues, which is particularly important for older properties with open fires or working fireplaces. Windows and doors are checked for operation, condition, and security. We also examine outbuildings, boundaries, and the general grounds of the property.

• Structural walls and foundations
• Roof structure and covering
• Damp and timber condition
• Windows and doors
• Chimneys and flues
• Drainage and gutters
• External finishes
• Conservation considerations

Properties in Finghall reflect the traditional building methods of lower Wensleydale, with the majority constructed from local stone. You'll find a mix of stone-built cottages, farmhouses, and more substantial detached homes throughout the village. Roofing materials vary considerably and include artificial stone slate, natural stone slate, and traditional pantile tiles. Some properties also feature roughcast render, which can be prone to cracking and weathering in the local climate. Our surveyors are experienced in assessing all these different construction types and can identify the specific issues that affect each one.

The age of Finghall's housing stock means many properties will have been subject to various alterations and improvements over the years. Our surveyors are experienced in identifying signs of past structural changes, assessing whether extensions have been properly constructed, and checking whether any listed building consent was obtained for alterations. Given the village's historic character, we pay particular attention to the condition of stonework pointing, which is essential for maintaining the weather tightness of traditional properties. We look for signs of repointing with inappropriate cement-based mortars, which can trap moisture and cause stonework to deteriorate.

Surface water flooding has been identified as a concern in parts of Finghall, particularly around Blewhouse Lane where recent planning applications have highlighted drainage issues. A planning application for 12 houses on fields off Blewhouse Lane was recommended for refusal in February 2024 due to concerns about flooding and the lack of a flood risk assessment. Residents have noted that Blewhouse Lane is prone to flooding during heavy rainfall, and there are already nine other homes being built or with planning permission in the village. Our surveyors note the topography of the site, the condition of drainage systems, and any visible signs of water staining or damp that might indicate past flooding or drainage problems. If you're considering a property in an area prone to surface water flooding, we recommend discussing flood risk assessment requirements with your conveyancing solicitor.

The nearby market town of Leyburn provides local services and amenities for Finghall residents, and many property buyers in the village rely on Leyburn for shopping, schools, and other services. Tennants Auctioneers is a well-known employer in the area, and the tourism economy of Wensleydale influences property values throughout the region. When purchasing in Finghall, it's worth considering the accessibility of local services and the impact of the rural economy on property values over time. Our surveyors can provide context on the local area that goes beyond the physical condition of the property itself.