RICS Level 2 HomeBuyer Survey in St Buryan, Lamorna and Paul

Properties in St Buryan, Lamorna and Paul present unique survey considerations that our inspectors are well-equipped to handle. The area's rich architectural heritage includes numerous period properties built using traditional Cornish materials such as cob, granite, and stone wall construction. Many of these older homes date back well over 50 years and require careful assessment to identify potential issues that might not be apparent during a casual viewing. Our Level 2 surveys are specifically designed to evaluate properties in reasonable condition, making them ideal for the mix of older cottages and more modern homes found throughout this parish.

The local geography creates specific challenges for property owners in this area. Cornwall's mining heritage means that former tin and copper mines have left behind hidden shafts and unstable ground in various locations, potentially leading to subsidence or structural movement. Our inspectors are experienced in identifying signs of mining-related subsidence and will recommend further investigations, such as a mining report, where appropriate. The geological conditions in this area, with fertile loam soil over killas and granite subsoil, combined with the historical use of mundic block (concrete made with mining waste) in some properties, require particular attention during our inspections. Additionally, the coastal exposure in parts of the parish means that properties may be affected by salt-laden air, which can accelerate corrosion of metal elements and deterioration of certain building materials.

Flood risk is another consideration for properties in this parish. The St Buryan, Lamorna and Paul Parish Council has declared a Climate Emergency and Biodiversity Emergency, acknowledging that Cornwall has experienced extreme weather including flash floods. Areas around Lamorna have reported flooding issues at Lamorna Pottery, and surface water run-off concerns have been noted in planning discussions. At Kew Pendra, slippery footpaths due to flooding have been reported. Our surveyors will assess drainage and flood risk factors during their inspection, providing you with valuable information about any potential water-related issues.

The combination of older construction methods, local environmental factors, and the prevalence of period properties makes a professional RICS Level 2 Survey particularly valuable for anyone considering a purchase in this area. Our detailed reports give you the confidence to proceed with your purchase, negotiate repairs, or make an informed decision to walk away if significant issues are discovered. Given the current development activity in the parish, including the proposed Coastline Housing affordable homes development off Wilbur Way and various self-build projects, the local housing market remains active with buyers seeking properties that meet diverse needs.

• Traditional cob and granite construction
• Mining subsidence risk
• Coastal salt exposure
• Surface water flood risk
• Period property defects
• Outdated electrical systems

Our experience surveying properties throughout this Cornish parish reveals several recurring issues that buyers should be aware of. Damp problems are particularly prevalent in older properties with solid stone walls, which were built before modern damp proof courses became standard. The combination of sea fogs, high internal humidity in traditional cob cottages, and the local climate creates perfect conditions for damp penetration. Our inspectors will assess walls, roofs, window frames, and fascias for signs of damp, condensation, and salt crystal formation, which commonly affects older Cornish properties. Properties in St Buryan, Lamorna and Paul often show signs of both rising damp and penetrating damp due to the age of the housing stock and the proximity to the coast.

Roofing problems are another frequent finding in this area. Many period properties feature slate or clay tile roofs that have deteriorated over decades of exposure to Cornwall's weather. Missing or damaged shingles, crumbling cement ridges, and bowed gutters are common issues our surveyors encounter. The roof structure is a critical element of any property, and our Level 2 surveys provide a detailed assessment of its condition along with estimates of any likely repair costs. We have found that properties along the coastal fringes of the parish, particularly those visible from the cliffs above Lamorna Cove, tend to experience accelerated roof deterioration due to salt-laden winds.

Electrical systems in older properties often require careful evaluation. Properties built before the 1990s may have outdated wiring, obsolete fuse boards, and light fittings that do not meet current safety standards. Our surveyors will visually inspect the electrical consumer unit and accessible wiring, flagging any concerns that require further investigation by a qualified electrician. Given that many properties in St Buryan, Lamorna and Paul date back 50 years or more, electrical upgrades are frequently recommended. We have seen properties with original 1970s consumer units still in service, which would not meet current electrical safety regulations.

Timber defects, including woodworm infestation and rot, can cause serious structural damage in older properties. Our inspectors examine exposed timber elements throughout the property, looking for signs of active infestation or historical damage. This is particularly important in traditional Cornish cottages where timber frames and floor structures may be original to the building. Properties in the conservation area, which includes many of the older buildings in St Buryan village itself, often feature traditional timber-framed construction that requires careful assessment for both past and present timber defects.

The St Buryan, Lamorna and Paul area is experiencing ongoing development activity that reflects the growing demand for housing in this desirable coastal parish. A significant proposed development is the Coastline Housing affordable homes scheme on land off Wilbur Way, which would provide 37 affordable homes comprising 26 properties for social rent and 11 for shared ownership. This development addresses a documented local need, with Cornwall Council figures showing 49 households with a local connection to the parish currently requiring housing. The proposed development sits on a 2.37-hectare south-facing slope southwest of St Buryan village.

Other recent and ongoing developments in the parish include individual self-build projects such as Plot 1 Parc An Peath in St Buryan, and proposals for detached dwellings at Choughs Cottage on The Green and the former St Buryan Garage site. The Meadow Rise Phase 2 development has also been discussed in Parish Council minutes regarding infrastructure requirements. These varied developments mean that our surveyors encounter everything from newly constructed homes to traditional period properties, each requiring different assessment approaches.

For buyers considering new build properties in the area, our surveys can still provide valuable by identifying any snagging issues or construction defects that may not be apparent during a visual handover inspection. Even newly built properties can have issues arising from the building process, materials used, or design decisions that our experienced surveyors can identify.