RICS Level 2 Survey in Michaelstow

A RICS Level 2 Survey, also known as a HomeBuyer Report, is designed for properties in reasonable condition. Our inspection covers the main structural elements of the property, including walls, floors, ceilings, roofs, and foundations. We examine both the interior and exterior, accessing all accessible areas to provide a comprehensive assessment. The report includes clear ratings for each element: satisfactory, requires attention, or requires urgent repair.

In Michaelstow, where many properties date back to the 18th and 19th centuries, our surveyors pay particular attention to common issues found in older Cornish buildings. We check for damp penetration through solid walls, timber decay in roof structures, and the condition of slate roofing that is prevalent in the area. Our reports also highlight any potential risks from the River Camel, which runs along the eastern boundary of the parish, particularly for properties in lower-lying areas. We have identified numerous properties in similar villages that show signs of penetrating damp due to the age of the pointing and the exposure of the site on the edge of Bodmin Moor.

The survey includes a thorough assessment of windows, doors, chimneys, and extensions. We inspect the condition of leadwork, which is a common feature on older Cornish properties, and check for any signs of movement or subsidence that might indicate foundation issues. Our chartered surveyors also examine the property's services, including electrical and plumbing visible elements, flagging any concerns that require further specialist investigation. In older Michaelstow properties, we frequently find outdated consumer units and radial wiring that does not meet current regulations, and we will highlight these issues in our report.

We understand that many properties in Michaelstow may be located in areas affected by historical mining activity, given Cornwall's extensive mining heritage. While Michaelstow itself is not a primary historic mining area, our survey reports include a recommendation for a mining search (Con29M) to rule out any subsurface issues, particularly for properties showing signs of ground movement or subsidence. This is especially important for properties in the surrounding area that may have underlying mine workings from Cornwall's tin and copper mining history.

• Structural walls and foundations
• Roof structure and covering
• Damp assessment
• Timber condition
• Windows and doors
• Chimneys and flues
• Extensions and alterations
• Electrical visible elements
• Plumbing visible elements

Michaelstow is a small civil parish nestled on the edge of Bodmin Moor, approximately three miles south of Camelford. The village features historic properties constructed from local stone, with slate roofing that is characteristic of Cornwall. The Church of St Michael and All Angels, dating from the 15th century, dominates the village centre and reflects the age of the surrounding housing stock. Properties in this area often have thick solid walls, which require specific assessment for damp and insulation considerations. The presence of the Church of St Michael and All Angels and the Cornish cross in the churchyard indicates that many properties in the village may be listed buildings or within a conservation area, requiring careful consideration during any survey or renovation work.

The geology of Bodmin Moor, where Michaelstow is situated, is predominantly granite, which generally provides stable ground conditions. However, properties closer to the River Camel may face flood risks during periods of heavy rainfall. The River Camel runs along the eastern boundary of the parish, and properties in lower-lying areas close to the river should be assessed for flood risk. Our surveyors note the proximity to watercourses and flag any flood risk concerns in the report. We also consider the general topography of the land and its impact on drainage around the property, particularly for properties on the slopes leading down to the river valley.

Cornwall's mining heritage means that some properties in the county may have historical mining activity beneath them. While Michaelstow is not a primary historic mining area, our survey reports include a recommendation for a mining search (Con29M) to rule out any subsurface issues. This is particularly relevant for properties with any signs of ground movement or subsidence. We have seen properties across Cornwall where historical mining activity has caused structural issues, and we always recommend that buyers in this county obtain a mining search as part of their due diligence.

The local economy is primarily agricultural, with several farms in the surrounding area. This rural setting means properties may have larger gardens or land, which our surveyors can comment on regarding boundaries, access, and any potential environmental concerns. The presence of agricultural activities nearby may also affect future development potential or property values. Properties in Michaelstow may also be affected by the area's popularity with tourists visiting Bodmin Moor, and we can advise on any potential issues related to public access rights or holiday let considerations that might affect the property's use.

The village of Michaelstow contains several notable historical features beyond the church, including a tall Cornish cross in the churchyard and three more crosses at Trevenning. Helsbury Castle, an Iron Age hill fort, stands on Michaelstow Beacon, indicating the long history of human settlement in this area. This historical significance means that properties in Michaelstow may be subject to specific planning constraints or heritage considerations, and our surveyors will note any relevant factors in our report that might affect your intended use of the property.