RICS Level 2 Survey in Selside and Fawcett Forest

The Selside and Fawcett Forest area presents unique considerations for property buyers. This rural parish in Westmorland and Furness features a distinctive housing stock, with numerous properties dating back to the C14th through C18th centuries. The average property price of £415,000 reflects the charm of these historic homes, but older properties often come with hidden issues that only a professional survey can uncover. Many homes here predate modern building regulations entirely, meaning electrical systems may be original or only partially updated over the decades.

Many properties in the area are listed buildings or sit within heritage settings due to the high concentration of historic assets. Selside Hall (Grade II*, C14th), the Church of St Thomas (Grade II, 1838), and numerous C17th and C18th farmhouses and bridges all contribute to the area's character. When purchasing in such an area, understanding the condition of historic features and any restoration work carried out is crucial. Our surveyors specifically assess how previous owners have maintained period features and whether any modern alterations comply with listed building requirements.

The local geology also plays a role in property condition. The area sits between the River Mint and River Sprint, creating potential flood considerations for some properties. Additionally, the rural nature of the area means properties may rely on private water supplies, septic tanks, or older drainage systems that require specific inspection. Fawcett Forest historically engaged in small-scale quarrying, which means some properties may sit on or near former quarry sites, potentially affecting ground conditions.

The local economy has historically been based on hill farming and grouse shooting, which means many properties come with land attached or may be part of working agricultural holdings. This brings additional considerations around boundaries, rights of way, and the condition of any agricultural buildings included in the sale. Our Level 2 survey covers all these aspects and more, giving you a complete picture of what you're purchasing.

Properties in Selside and Fawcett Forest reflect the traditional building methods of the Cumbrian uplands. Traditional stone construction using local slate and limestone is predominant, with many properties featuring thick walls that provide excellent thermal mass but can be susceptible to damp penetration if not properly maintained. Understanding the specific construction type is essential for identifying potential issues and planning appropriate maintenance.

Many historic farmhouses and cottages in the area feature timber-framed elements, particularly in upper floors where oak beams support the structure. These traditional methods have served buildings well for centuries but require ongoing maintenance to prevent deterioration. Our surveyors inspect all accessible timber elements for signs of rot, insect damage, or structural movement that could indicate underlying issues.

Barn conversions are popular in this area, with many agricultural buildings having been converted into residential properties over recent decades. These conversions often involve significant structural work, including the insertion of steels, new foundations, and damp-proof courses. Our surveyors assess the quality of conversion work and identify any areas where the original agricultural structure may present challenges for modern living standards.

The roofing on properties in Selside and Fawcett Forest typically consists of natural slate or stone tiles, reflecting the local geology and historical building practices. These materials are durable but require regular inspection, particularly after severe weather. Our surveyors check for missing or damaged tiles, condition of ridge tiles, and the integrity of flashing around chimneys and dormer windows.

Properties in Selside and Fawcett Forest often present issues typical of older Cumbrian housing stock. Many homes in the area predate modern building regulations, meaning electrical systems may be outdated, insulation may not meet current standards, and original features may require ongoing maintenance. Our surveyors frequently identify issues with damp penetration, particularly given the area's exposure to wet weather. Rising damp and penetrating damp are common concerns in traditional stone properties, especially where original lime mortar pointing has deteriorated or been replaced with cement render that traps moisture.

The rural location means some properties rely on private water supplies or septic tanks, which require specific checks. Properties near watercourses such as the River Mint or River Sprint may have flood resilience measures or may be subject to flood risk assessments. Surface water flooding can also be a concern in this hilly area, particularly for properties with long private driveways or those situated below higher ground. Our surveyors note the position of properties relative to watercourses and advise on any flood risk implications.

Traditional stone walls, while characterful, can suffer from weathering, mortar erosion, or structural movement over time. The freeze-thaw cycle in Cumbrian winters can accelerate deterioration of porous stone and pointing. We inspect walls for signs of cracking, bulging, or historical movement that might indicate foundation issues or ongoing structural concerns requiring further investigation.

Roof conditions are a common focus in our surveys, with older slate and stone roofs requiring regular maintenance. Chimneys on period properties often need attention, and our surveyors check for signs of deterioration, flashing failures, or structural concerns. The condition of parapet walls, valley gutters, and flat roof areas can also be significant issues on older properties, particularly where original details have been altered or compromised.