RICS Level 2 Survey in Launcells

The survey includes a thorough visual inspection of all accessible areas including walls, roofs, floors, ceilings, doors, and windows. Our surveyor checks for structural defects, damp issues, timber decay, roofing problems, and signs of movement. The report includes a market valuation, insurance rebuild cost, and condition ratings for all main elements. For Launcells properties, we pay particular attention to common issues like damp in solid-wall construction, slate roof condition, and any signs of movement related to local clay soils. We specifically look for evidence of problems common to the area's older stone and cob buildings, including deterioration of lime-based renders and any impact from the River Neet flooding.

Prices for a typical 3-bedroom detached property in Launcells start from around £500 and range up to £750 depending on the property size, age, and complexity. Flats and terraced properties are generally at the lower end (approximately £400-£600), while larger or older detached homes may cost more. The investment is worthwhile given that the average property price in Launcells is £390,000 and properties here often require the specialist knowledge our surveyors have of local construction methods. We provide competitive pricing while maintaining the thoroughness you expect from RICS-qualified professionals.

A RICS Level 2 Survey is particularly valuable for older properties in Launcells, where the majority of homes date from before 1919 and many are constructed from traditional stone, cob, or solid brick methods. These properties commonly have issues related to their age, including outdated electrical systems, absent or failed damp-proof courses, and deteriorating original features like slate roofs and lime plasterwork. The survey identifies these issues so you can factor them into your purchase decision. For listed buildings, which include various farmhouses and cottages throughout the parish, we may recommend a more detailed Level 3 Building Survey due to their complex construction and conservation requirements.

Yes, our surveyors use visual inspection and moisture meters to identify signs of damp in walls, including rising damp and penetrating damp. Many older properties in Launcells were built without modern damp-proof courses, making damp a common finding. The report will identify the type of damp present, likely causes, and recommended remedial works. We understand that lime-based renders and plasters found on many local properties can both mask and contribute to damp issues, and we know how to assess these traditional building materials appropriately.

If significant defects are identified in the survey report, you have several options. You can request that the seller repair the issues before completion, negotiate a reduction in the purchase price to cover repair costs, or, in serious cases, withdraw from the purchase. The survey report provides you with the evidence needed to renegotiate with confidence. Our condition ratings clearly distinguish between defects requiring urgent attention and those that are less pressing, helping you prioritise any negotiations with the seller based on the true condition of the property.

A typical RICS Level 2 Survey for a 3-bedroom property in Launcells takes between 2-3 hours to complete, depending on the property size and complexity. Larger detached properties or those with outbuildings may require additional time. You will receive your detailed written report within 3-5 working days of the inspection. We can sometimes expedite reports if needed for time-sensitive purchases, and our team will keep you informed throughout the process.

Properties near the River Neet or in low-lying areas may face surface water flooding risks, particularly during periods of heavy rainfall common in Cornwall. Our surveyors inspect drainage conditions, the condition of soakaways, and any signs of previous flooding. We include relevant observations in our report so you can make an informed decision about flood risk. While Launcells itself is inland and not subject to coastal flooding, the local topography and drainage patterns mean that surface water can accumulate in certain areas after heavy rain.

Many properties in the rural Launcells area rely on private sewage systems rather than mains drainage. Our surveyors will note the presence of septic tanks or cesspits and assess their condition where visible. We recommend that you arrange for a separate drainage inspection by a specialist, as the functionality and compliance of these systems falls outside the scope of a standard RICS Level 2 Survey. Issues with private drainage can be expensive to rectify, so it is important to understand what you are taking on before completing your purchase.