RICS Level 2 Homebuyer Survey Towednack

The Towednack area presents unique surveying challenges that our team is well-equipped to handle. With detached properties comprising approximately 80% of transactions in the TR26 3BB postcode area, and many homes dating back to the pre-1919 period, the local housing stock carries characteristics that require experienced eyes. Properties in this area frequently feature traditional Cornish stone construction, solid wall builds, and original features that newer survey methods may not adequately assess.

Recent sales data from the Towednack area demonstrates the range of properties available, from semi-detached houses on Towednack Road selling for £410,000 in April 2024 to detached properties achieving prices up to £475,000 on Skillywadden. With property values in this bracket, obtaining a thorough RICS Level 2 survey represents a wise investment that can reveal hidden defects, negotiate price adjustments, or provide before committing to such a substantial purchase.

The geology of Cornwall, with its predominant granite and slate formations, influences construction methods throughout the Towednack area. While these materials are generally durable, older properties may exhibit issues related to traditional building techniques, including lime mortar deterioration, slate degradation on roofs, and the effects of decades of exposure to Cornwall's maritime climate. Our surveyors document these conditions systematically, providing you with a clear picture of any remedial work that may be required.

Cornwall's mining history also warrants consideration when surveying properties in the Towednack area. While tin and copper mining was more concentrated in other parts of the county, our surveyors remain alert to any signs of past mining activity that might affect ground stability. We routinely recommend a specialist mining search for properties across the TR26 area given the county's extensive mining heritage.

Our RICS Level 2 Homebuyer Survey provides a comprehensive visual inspection of all accessible areas of the property. We examine the condition of the roof, including checking for slipped slates common on Cornish properties, inspect the walls for signs of damp or structural movement, and assess the condition of windows, doors, and internal joinery. The survey also includes evaluation of building services such as plumbing, electrical systems, and heating installations.

Given the age of many properties in Towednack, our surveyors pay particular attention to identifying potential issues with older electrical installations, which may not meet current regulations. We also check for signs of timber decay, woodworm infestation, and rot that can affect structural elements, particularly in properties with solid wall construction where moisture management differs significantly from modern cavity wall builds.

The report includes clear ratings for each element inspected - Condition Rating 1 (no repair needed), Condition Rating 2 (defects requiring attention), and Condition Rating 3 (serious defects requiring urgent specialist attention). This straightforward system helps you quickly identify which issues require immediate action and which can be addressed over time.

Our surveyors also assess any extensions or alterations that may have been carried out on the property, checking whether appropriate building regulations approval was obtained. This is particularly important in Towednack where many period properties have been extended over the years, sometimes with varying degrees of professional oversight.

Based on our experience surveying properties throughout the TR26 area, several recurring issues merit particular attention. The age of much of the local housing stock means that damp penetration, both rising and penetrating, represents a common finding. Properties with solid wall construction are particularly susceptible to moisture ingress, especially where original lime pointing has deteriorated or been replaced with cement-based mortars that trap moisture within the wall structure.

Roof conditions frequently require attention on period properties, with slipped or broken slates, deteriorated flashing around chimneys, and rafter or purlin defects identified during many surveys. The traditional Cornish slate roofs found on many Towednack properties, while generally durable, require regular maintenance to remain weatherproof. Our surveyors will note any areas of concern and advise on the urgency of remedial work.

Timber-framed elements, including window frames, door frames, and structural carpentry, may show signs of woodworm activity or fungal decay, particularly where properties have experienced periods of damp conditions. Electrical installations in older properties often require updating to meet current safety standards, and our survey will highlight any visible deficiencies in the consumer unit, wiring, or socket locations.

Given Cornwall's mining heritage, our surveyors also watch for signs of ground movement that might relate to historic mining activity. While Towednack itself is not in a high-risk mining area, the recommendation for a mining search is standard practice for properties across Cornwall, and we will include this guidance in your report if appropriate.