RICS Level 2 Homebuyer Survey in Formby (L37 1)

A RICS Level 2 survey includes a thorough visual inspection of all accessible areas of the property, including the roof, walls, floors, windows, doors, and built-in fixtures. Our surveyor will check for signs of damp, structural movement, roof condition, and the state of electrical and plumbing installations. In Formby, where properties range from contemporary builds to older homes, the survey identifies issues specific to the local housing stock and construction methods. We pay particular attention to common issues found in properties throughout the L37 area, including aging roof coverings, window frame deterioration, and potential damp problems that can affect properties in this coastal location.

The actual inspection typically takes between 1 and 2 hours, depending on the size and complexity of the property. For larger detached homes in Formby, which average around £490,000 and represent a significant portion of the local housing stock, the inspection may take longer to cover all areas thoroughly. We will arrange the inspection at a time convenient for you and the current occupiers, and our surveyor will ensure that every accessible part of the property is thoroughly examined regardless of how long it takes. Flats and smaller terraced properties in the L37 1 area will typically be completed more quickly, usually within 60-90 minutes.

Yes, we actively encourage buyers to attend the survey inspection. This provides an opportunity to see any issues firsthand and ask the surveyor questions about the property's condition. Attending the inspection helps you understand the findings when you receive the final report and gives you a better understanding of the property you are purchasing in L37 1. Our surveyors are happy to point out any areas of concern during the inspection and explain what they are looking for. This is particularly valuable for first-time buyers or those unfamiliar with the common issues found in properties in the Formby area.

If the survey identifies significant issues, such as structural defects or extensive damp problems common in older properties, the report will clearly flag these as urgent (red-rated) items. You can then discuss these findings with your solicitor and consider options including renegotiating the purchase price, requesting the seller carries out repairs, or in some cases, withdrawing from the purchase if the issues are too severe. The Level 2 report includes a market valuation that takes into account the property's condition, so you have solid grounds for any price negotiations. In the current L37 market, where prices have shown some volatility, having a detailed survey report gives you powerful leverage when discussing terms with sellers.

Survey pricing depends on the property value and type. In the Formby L37 1 area, where property values range significantly from flats around £179,000 to detached homes approaching £500,000, prices typically start from around £350 for flats and terraced properties, with higher fees for larger detached homes. The investment is minimal compared to the potential savings from identifying issues before completion or negotiating a reduced purchase price based on survey findings. Given that the average price per square metre in L37 1 is £3,550, even a 5% reduction on a £300,000 property would save you £15,000, far exceeding the cost of the survey.

While new build properties may have fewer issues than older homes, a Level 2 survey is still recommended. Even newly constructed properties can have defects, such as incomplete work, snagging issues, or problems with fittings and finishes. Given the average prices in Formby, a survey provides valuable assurance and ensures any issues are identified before you complete the purchase. Our surveyors are experienced in identifying common new build defects, including issues with window installations, decoration faults, and mechanical equipment that may not have been properly commissioned. The that comes from a professional assessment is valuable regardless of the property's age.

Our surveyors are familiar with the typical issues affecting properties in the Formby area and specifically check for defects common to local construction types. This includes assessing the condition of roofs (which are often tile or slate in this area), checking for signs of damp (which can be more prevalent due to the coastal environment), examining the condition of windows and doors, and assessing the electrical and plumbing installations. We also check for any signs of structural movement or subsidence, which can affect properties on certain soil types. The survey will identify any issues with boundary walls, outbuildings, and other elements that form part of the property being purchased.

We understand that property purchases in the L37 area often involve tight timescales, and we strive to accommodate your needs. In most cases, we can arrange a survey appointment within 3-5 working days of your booking, and we can often offer earlier appointments for urgent cases. Our flexible scheduling means we can arrange inspections at times that suit you and the current occupiers of the property. Once the inspection is complete, we aim to deliver your report within 3-5 working days, giving you the information you need to proceed with your purchase confidence.