RICS Level 3 Building Survey in St. Keyne and Trewidland

A RICS Level 3 survey, also known as a building survey, provides the most comprehensive assessment of a property's condition available. Unlike simpler assessments, this survey goes beyond superficial checks to investigate the structural integrity of the building, identify hidden defects, and evaluate the condition of all major elements including walls, floors, roofs, and foundations. For properties in St. Keyne and Trewidland, where many homes are of period construction, this level of detail is particularly valuable. We physically examine structural timbers, probe accessible elements to assess condition, and photograph all significant findings.

The survey report includes clear ratings for each defect found, from urgent issues requiring immediate attention to recommendations for future maintenance. Your surveyor will also explain the likely causes of any problems and provide cost guidance for repairs. This information proves invaluable when negotiating the purchase price or planning renovation work after completion. Our reports run to 40 pages or more, compared to the 10-20 pages typical of a Level 2 survey, giving you comprehensive insight into the property's true condition.

Many properties in St. Keyne and Trewidland fall into the categories where a Level 3 survey is strongly recommended. These include buildings over 70 years old, listed buildings, properties that have been significantly altered or extended, and homes with non-standard construction such as timber frames or cob walls. With at least 11 listed buildings within the parish, including the Grade II* Church of St Keyne and historic farmhouses like Lametton Barton and Trussel Farmhouse, the need for detailed assessment is clear. We understand the additional considerations required for heritage properties and will tailor our inspection to identify issues relevant to historic buildings.

• Roof structure and covering
• Walls, foundations, and substructure
• Floors, stairs, and joinery
• Chimneys and flues
• Dampness and timber condition
• Outbuildings and boundaries

St. Keyne and Trewidland parish encompasses a diverse range of properties, from small agricultural dwellings to substantial farmhouses and modernised barn conversions. The 2021 census recorded a population of 795 across approximately 329 households, with Trewidland itself comprising around 50 dwellings plus approximately 80 outlying properties. This mix means buyers may encounter everything from compact period cottages to large detached homes, each requiring different assessment approaches. The area falls within the Looe Valley, designated an Area of Outstanding Natural Beauty, which influences both the character of properties and the planning considerations for any renovations.

The area boasts significant heritage assets, with at least 11 listed buildings within the parish boundaries. The Church of St Keyne holds Grade II* listed status, while properties such as Lametton Mill (dating from the 17th century) and South Lankelly (featuring rare 16th-century timber mullioned windows) represent the older end of the housing stock. These properties, while charming, often present complex structural considerations that demand detailed inspection. Traditional Cornish construction in this area typically uses solid stone walls, sometimes with rendered cob or cob infill, and traditional timber-framed elements that behave differently from modern cavity wall construction.

Recent market activity in the area includes a detached property in Trewidland selling for £462,500 in October 2024, while a 4-bedroom detached bungalow is currently listed at a guide price of £675,000. These significant investments underscore the importance of obtaining comprehensive survey information before committing to purchase, particularly given the 11% decrease in property values recorded over the past year. The price correction from the 2022 peak of £405,111 creates opportunities for buyers, but also means thorough due diligence is essential to ensure properties are correctly valued relative to their condition.

Trewidland village itself features a Primary School and Pre-School, serving families considering the area. The Dobwalls and Trewidland Neighbourhood Development Plan, adopted in May 2024, guides future development in the area and includes policies on flood management, soil quality protection, and tree retention. For buyers, understanding these local planning considerations adds another dimension to property assessment, particularly for properties that might be affected by future development or environmental policies.

The property market in St. Keyne and Trewidland has shown interesting trends recently, with prices decreasing by 11% over the past year and standing 27% below the 2022 peak of £405,111. Despite this correction, the long-term trajectory remains positive, with prices increasing by 34.6% over the last decade. For buyers, this potentially creates opportunity, but also underscores the need for thorough due diligence to ensure any property represents genuine value. The current market conditions mean that properties may be priced below their true worth, but equally, some properties may have hidden defects that affect their actual value.

The area's desirable location within the Looe Valley AONB, combined with its strong community ties and proximity to good schools, continues to attract buyers seeking a rural Cornwall lifestyle. Properties here range from modest cottages to substantial family homes, with the recent sale at £225,000 demonstrating the lower end of the market and premium properties reaching well into the £600,000s. The Trewidland Primary School and Pre-School serve the local community, making the area particularly attractive to families. Regardless of the purchase price, a comprehensive survey provides essential protection for what is likely to be one of the largest financial commitments you will make.

The Dobwalls and Trewidland Neighbourhood Development Plan, adopted in 2024, provides insight into future plans for the area, including support for existing businesses and careful management of development. Understanding these local planning policies can add another dimension to your property assessment, particularly if you are considering a property that might be affected by future development or environmental initiatives. Our surveyors can flag any specific concerns related to planning or environmental factors identified during the inspection.