RICS Level 2 Survey in Lanteglos

A RICS Level 2 Survey, formerly known as the HomeBuyer Report, provides a comprehensive assessment of a property's condition suitable for conventional properties in reasonable condition. Our surveyor will inspect all accessible areas of the property, including the roof space, walls, floors, windows, doors, and important fixtures. The survey uses a traffic light rating system to clearly indicate the condition of each area - red for urgent issues requiring attention, amber for defects that need negotiating, and green for satisfactory condition. This systematic approach helps you quickly identify which issues need immediate attention and which can be addressed over time.

Properties in Lanteglos present unique considerations for our surveyors. The area's traditional stone-built cottages and historic farmhouses often feature local slate roofs, lime mortar pointing, and traditional joinery that require specialist knowledge to assess correctly. Our surveyors understand these construction methods and can identify issues that might be missed by less experienced assessors. We know how to evaluate the condition of traditional Cornish stone walls, which were designed to breathe but can suffer when modern energy efficiency improvements trap moisture. The proximity to the Fowey estuary also means that properties in that area may face specific challenges related to humidity and coastal exposure, including accelerated wear on external timber and mortar joints.

The Level 2 survey includes a thorough inspection of the property's exposed timber for signs of rot or infestation, assessment of damp proof courses and dampness in walls, evaluation of roof coverings and flashing, and examination of any extensions or alterations. We pay particular attention to the condition of slate roofing, which is common across Cornwall, as slate can deteriorate over time especially when exposed to coastal weather patterns. You will receive a detailed report with clear photographs showing the issues found, along with estimated repair costs where possible. This information proves invaluable when negotiating the purchase price or requesting that the seller address specific problems before completion.

The survey also includes an assessment of the property's services, including water, electricity, gas (where applicable), and drainage. While we cannot test hidden pipework or electrical installations, we can identify visible defects, outdated consumer units, and potential safety concerns that should be investigated by qualified specialists. For holiday properties and lodges in the Camelford area, we also assess any communal facilities and the condition of park home foundations, which can have specific issues related to frost heave and ground movement.

• Visual inspection of all accessible areas
• Condition ratings using traffic light system
• Market valuation based on property condition
• Estimated repair costs for significant defects
• Advice on legal issues and urgent repairs
• Energy efficiency assessment (where applicable)

Properties in the Lanteglos area face specific challenges that our surveyors know to look for. The historic mining heritage of Cornwall means that some properties may have foundations affected by old mine workings, particularly in areas where tin and copper mining was prevalent. While not all properties are affected, our surveyors will note any signs of ground instability or subsidence that might indicate underlying issues requiring further investigation by a structural engineer. We look for telltale signs such as cracking patterns, uneven floors, and doors that stick or don't close properly, which can indicate movement in the foundations.

The coastal and estuarine location of Lanteglos near Fowey means that properties in that area can experience higher than average humidity levels, which may lead to damp penetration in older properties. Traditional stone walls were designed to breathe, but modern energy efficiency improvements can sometimes trap moisture and cause problems. Our surveyors assess the effectiveness of existing damp proof courses and ventilation, providing advice on any remedial work needed to protect the building fabric. We use moisture meters to assess wall dampness and can identify whether condensation, penetrating damp, or rising damp is present.

Many properties in the Lanteglos area are listed buildings or located within conservation areas, particularly those near the Fowey estuary. These properties often have special considerations regarding alterations and maintenance that our surveyors can advise on. Understanding these restrictions before purchase helps you plan for any future improvements or repairs you might want to undertake. The presence of traditional slate roofing, which is common across Cornwall, also requires careful assessment as slate can deteriorate over time and may need replacement. Our surveyors check for cracked, slipped, or missing slates, as well as the condition of lead flashing and mortar pointing.

Holiday properties and lodges are prevalent in the Lanteglos Camelford area, with developments such as Juliots Well Lodge Retreat offering properties at various price points. These holiday lodges have their own specific considerations, including the condition of timber deck foundations, the integrity of cladding systems, and any issues related to being part of a holiday park with communal areas. Our surveyors understand these unique property types and can provide appropriate advice whether you are purchasing a traditional Cornish cottage, a modern family home, or a holiday lodge for investment purposes.

• Mining legacy and ground stability
• Coastal erosion and flood risk
• Traditional stone construction
• Conservation area restrictions
• Slate roof condition
• Damp and ventilation issues
• Holiday lodge specific considerations

Your RICS Level 2 Survey report is designed to be clear and easy to understand, even if you have never bought a property before. The report is organised by property element - such as walls, roof, windows, and services - with each section given a red, amber, or green rating based on its condition. Red rated items are those requiring urgent attention, amber rated items are defects that should be attended to, and green indicates satisfactory condition. This colour-coded system allows you to quickly prioritise issues and focus on what matters most for your purchase decision.

Each rating is accompanied by a detailed explanation of what was found, photographs to illustrate the issue, and our recommendation on what action to take. Where relevant, we include estimated costs for repairs, though these should be treated as rough guides rather than firm quotes as actual costs can vary significantly depending on the contractor and scope of work. The report also includes a section on legal considerations that you should raise with your conveyancing solicitor, including any easements, rights of way, or planning consents that may affect the property. This helps ensure you have a complete picture of the property before committing to the purchase.

For properties in the Lanteglos area, you may find that issues related to the age and construction of the property feature prominently in the report. This is entirely normal for Cornwall, where a high proportion of housing stock dates from the 18th and 19th centuries. Our surveyors are experienced in assessing these traditional buildings and can distinguish between issues that are merely cosmetic and those that represent serious structural concerns requiring immediate attention. We understand that some degree of wear and tear is expected in older properties and will clearly communicate which issues are urgent and which can be monitored over time.