RICS Level 2 Survey in Lanlivery

Our RICS Level 2 surveys provide a comprehensive visual inspection of all accessible parts of a property. We examine the walls, roof, floors, doors, windows, and joinery, looking for signs of defects, decay, or damage that might not be visible during a normal viewing. The survey includes an assessment of the property's overall condition and highlights any areas that require urgent attention or further specialist investigation. Every survey follows the strict RICS guidelines to ensure consistency and reliability.

In Lanlivery, where many properties feature traditional Cornish construction methods including granite faces, slate roofing, and period features, our surveyors pay particular attention to the unique characteristics that come with older buildings. We check for common issues such as damp penetration, roof condition, the stability of exposed ceiling timbers, and the condition of granite fireplaces. For properties with slate flagstone floors or timber floorboards, we assess their current state and flag any areas of concern. Our experience in Cornwall means we understand how the local climate affects building materials over time.

The Level 2 survey also includes a market valuation and rebuild cost assessment, which proves invaluable for insurance purposes. Given the premium nature of the Lanlivery property market, with average prices reaching £750,000, having an accurate rebuild figure ensures you are not underinsured. Our surveyors draw on local knowledge of the area to provide realistic valuations that reflect the Cornish property market. We also check the property against current building regulations where visible, identifying any alterations that may require further investigation.

We inspect all key building services including the electrical consumer unit, plumbing visible pipework, and heating systems. While we do not test these systems, we note their age, condition, and any obvious safety concerns. For properties in Lanlivery that may have older electrical installations - common in period cottages - we highlight any potential concerns that should be checked by a qualified electrician before completion.

• Visual inspection of all accessible areas
• Assessment of main construction types
• Analysis of visible defects and damage
• Market valuation and rebuild cost
• Insurance rebuild figure
• Advice on repairs and maintenance
• Assessment of electrical and heating systems
• Thermal condition notes

Properties in the Lanlivery area, particularly those built before 1919, often exhibit specific defects that our surveyors are trained to identify. Traditional Cornish cottages constructed with solid walls - rather than modern cavity wall construction - are more susceptible to penetrating damp, especially given the wet weather that Cornwall experiences throughout the year. We carefully inspect internal walls for signs of damp staining, peeling wallpaper, or mould growth that may indicate ongoing moisture problems.

Roof defects are another common finding in this area. Many properties feature slate pitched roofs that, while durable, can suffer from slipped or broken tiles, deteriorating mortar on ridge lines, and corrosion of lead flashing around chimneys and valleys. Our surveyor will access the roof where safely possible or use binoculars to examine the roof slope from ground level. We also check the condition of fascias, soffits, and guttering, as blocked or damaged gutters can lead to water penetration into the building fabric.

Timber decay affects many period properties in Cornwall, including those in the Lanlivery area. Exposed ceiling timbers, roof rafters, and floor joists can be affected by wood-boring insects or fungal decay if moisture levels are elevated. We tap structural timber with a rubber mallet to assess its condition and probe any suspect areas. Windows and door frames are also checked for rot, particularly at the base where water can collect.

Given the geology of the Cornwall region, some properties may be affected by ground movement. While we did not find specific mining data for Lanlivery, properties in nearby areas have been built on former mining ground. Our surveyors look for signs of subsidence such as cracking to walls, doors that stick, or uneven floors. If we identify any concerns, we will recommend further investigation by a structural engineer before you commit to the purchase.

Lanlivery lies in a picturesque valley setting, and the local geology and traditional building methods have shaped the housing stock here. Properties in the area often feature granite construction with natural stone facades and slate pitched roofs, reflecting the Cornish building heritage. These materials are generally durable but require ongoing maintenance, particularly in the wetter Cornish climate. The granite faces common on many properties can suffer from mortar deterioration over time, allowing water ingress.

The presence of period properties, including Georgian-era homes and traditional cottages, means that many buildings in the Lanlivery area are over 50 years old. Older properties frequently require more attention during surveys, as issues such as damp, outdated electrical systems, and roof condition become more prevalent. Our surveyors are experienced in assessing these traditional buildings and can provide practical advice on maintenance and repair priorities. We understand that period features are often a significant part of a property's value.

While specific flood risk data for Lanlivery was not identified in our research, properties in any Cornish valley location should be checked for drainage and surface water issues. Our surveyors will note any signs of water staining, dampness, or drainage concerns during the inspection. If the property is near water courses or low-lying land, we may recommend additional flood risk checks. The River Fowey which flows near the area can contribute to localized flooding in certain conditions.

Many properties in the Lanlivery area fall within conservation considerations given the traditional nature of the village and surrounding countryside. If you are purchasing a property with heritage features, our survey can identify areas where future maintenance may require listed building consent. We provide practical advice on the implications of owning a traditional property in this area, including recommendations for sympathetic repairs that will maintain the building's character while addressing any defects.

• Traditional granite and slate construction
• Period property features
• Drainage and damp assessment
• Roof condition and age
• Electrical safety checks
• Conservation considerations
• Structural movement assessment
• Timber decay evaluation