RICS Level 2 Survey in Morval

Morval and the surrounding Looe area present a diverse range of property types, each with their own unique characteristics and potential issues. The parish encompasses everything from historic farmhouses and centuries-old cottages to modern bungalows at developments like Tudor Lodges. This variety means that a standardised approach to surveying simply will not do. Older properties, which make up a significant portion of the local housing stock, often have hidden defects that only an experienced eye can spot. These can include inadequate ventilation leading to damp and condensation, deteriorating damp-proof courses, aging roof structures, and outdated electrical and plumbing systems that may not meet current regulations.

The presence of numerous listed buildings in Morval adds another layer of complexity to the survey process. Properties at Penarthtown, Council Cottages at Sandplace, and Morval House are all Grade II listed, while the Church of St Wenna holds Grade I status. These properties often require specialist knowledge to assess correctly, as alterations over the centuries may have introduced structural changes that need careful evaluation. Our surveyors are experienced in examining traditional Cornish construction methods, including stone walls, render finishes, and pitched tiled roofs, understanding how these materials behave in the local climate and identifying signs of movement or deterioration that might concern a prospective buyer.

Flood risk is a genuine consideration for buyers in Morval. According to the Morval Neighbourhood Development Plan, while the majority of the parish falls within Flood Risk Zone 1 (lowest risk), residents have highlighted significant flooding in specific locations after heavy rainfall. The B3253 near its eastern junction with the A387 between Widegates and Nomansland regularly experiences surface water flooding, as does the southern end of the unadopted road between the A387 and the B3253 near Bindown. The A387 between the Morval War Memorial and Sandplace is another known problem area. Properties in these locations may have specific issues related to water ingress, drainage, or flood resilience measures that our surveyors will thoroughly assess. Cornwall Council even operates a Property Flood Resilience (PFR) Scheme to protect individual properties from flooding in these higher-risk areas.

The South Cornwall coast from Gribbin Head to Rame Head, which includes Looe and the nearby Looe Rivers, is designated as an area where flooding is expected or possible. Understanding these local factors is crucial for making an informed decision about your property purchase in this beautiful but geographically specific corner of Cornwall.

Properties in the Morval area, particularly those of traditional construction, often share common issues that our surveyors are trained to identify. Dampness is one of the most frequently encountered problems, caused by a variety of factors including inadequate ventilation, leaking roofs, defective weatherproofing, failing damp-proof courses, or plumbing problems. In older Cornish properties, the combination of traditional solid walls and the region's damp climate can create ideal conditions for damp to develop if the property has not been properly maintained. Our surveyors know exactly where to look and what signs indicate ongoing or recurring damp issues that might not be immediately apparent to a buyer.

Roof condition is another critical area of focus during our surveys. Many older properties in Morval feature pitched tiled roofs that may have deterioration in their jointings, including verges, ridges, hips, and valleys. Flat roofs, where present, can suffer from leaks and brittle coverings that require attention. Our surveyors will thoroughly assess the roof structure, looking for signs of damage, missing tiles, or evidence of previous repairs that might indicate ongoing issues. We also check the condition of roof space timbers for signs of rot or insect infestation that could compromise the structure.

Electrical and plumbing systems in older properties often fall short of current regulations and may pose safety risks. We check the condition of visible wiring, consumer units, and plumbing connections, noting any areas of concern that should be inspected by qualified electricians or plumbers. Additionally, drainage issues can be problematic in some parts of Morval, particularly in areas prone to surface water flooding after heavy rainfall. Our survey includes an assessment of drainage systems and any signs of poor drainage that might lead to future problems.

The condition of render and external finishes is particularly relevant in Morval, given the number of traditional properties with solid walls. Render can crack, delaminate, or suffer from salt efflorescence, all of which allow water penetration and can lead to internal damp problems. Our surveyors examine render condition carefully, looking for signs of previous repairs, hollow sounds that indicate delamination, and vegetation growth that suggests moisture retention. Understanding these issues helps you budget for future maintenance and avoid costly surprises after completion.

Your RICS Level 2 Survey report is designed to be clear and easy to understand, even if you have no prior experience with property surveys. The report uses a straightforward traffic light system to rate different areas of the property: red for urgent issues that require immediate attention, amber for defects that will need attention in the future, and green for areas in satisfactory condition. This at-a-glance system helps you quickly identify the most critical issues while also understanding the overall condition of the property. Each section of the report is clearly labelled and organised for easy reference.

Beyond the traffic light ratings, the report includes detailed explanations of each identified issue, including what it is, why it has occurred, and what it might mean for you as the owner. We provide practical recommendations for repairs or further investigations, including contact details for specialist contractors if needed. If you are purchasing a property with a mortgage, the valuation element of our survey can also satisfy your lender's requirements, potentially saving you both time and money. Our reports are thorough but written in plain English, avoiding unnecessary technical jargon where possible.

The report also includes a market valuation element if you opt for this service, which is based on our knowledge of the local Morval and wider Cornwall property market. This valuation can be useful for mortgage purposes and for ensuring you are paying a fair price for the property. We take into account recent sales in the PL13 area, including properties like the detached house that sold for £510,000 in March 2023 and terraced properties around the £255,000 mark, to provide an accurate assessment of value.