Palmer’s Surveyors Limited.

Main Tel: 01425 460 294

General details of the contract:

The Surveyor: GD Palmer BSc DIPArb MRICS

Clients agreement to this contract:

* The Clients confirm that they have read, understood and accepted the scope of engagement and the supporting terms and conditions of engagement.

* Please provide details of any additional clients. They should also confirm agreement to the terms.

* Nature of the Service: Please confirm if a level two or three of survey is required.

* Likely delivery date and format: e mail next the working day;

* Posted copies available: £15 per copy.

* The liability cap is £25,000 in the event of any claim. This is the limit to any claim for negligence or breach of contract, superseding any legislation. The Client agrees to any dispute being resolved entirely by the RICS approved Alternative Dispute Resolution provider CEDR.

* Referral fees: £25

* Cancellation right: Superseding any legislation there is no refund of fees paid after we have undertaken the survey. Please inform us the day before up to 48 hours in advance if you wish to cancel.
* The survey fee is taken in advance is not client money and not subject to the RICS "client money protection scheme."

* The service is delivered in accordance with the Home survey standard RICS (1st edition) RICS professional statement and it's equivalent level (Level two or three).

* We follow the RICS and Health & Safety Executive guidance on surveying safely. The Surveyor will not walk on flat roofs, lift insulation in roof spaces, test services etc.

* Important note: Palmer's surveyors Ltd carry out only a visual inspection; we do not take up carpets, floor coverings, floorboards, move furniture, remove the contents of cupboards, remove secured panels or undo electrical fittings.

* Roofs, chimneys and other surfaces on the outside of the building from ground level and, if necessary, from neighbouring public property and with the help of binoculars.
* We inspect the roof structure from inside the roof space if there is safe access (although we do not move or lift insulation material, stored goods or other contents). We examine floor surfaces and under-floor spaces so far as there is safe access to these (although we do not move or lift furniture, floor coverings or other contents). We are not able to assess the condition of the inside of any chimney, boiler or other flues.

* We note in our report if we are not able to check any parts of the property that the inspection would normally cover. If we are concerned about these parts, the report will tell you about any further investigations that are needed.

* We do not report on the cost of any work to put right defects or make recommendations on how repairs should be carried out. Some maintenance and repairs we suggest may be expensive. We do not report on all materials or their health implications or provide a fire risk assessment, although may refer to where we are aware of significant issues.

* The reports are illustrated with many photographs at the discretion of the seller. The photographs in the report show the depth of inspection undertaken and aim to be transparent about what we can do during a "snapshot" inspection on the day. If you do not want photographs, please let us know.

* We do not undertake an inspection under the Control of Asbestos legislation 2012 but we comment on any obvious asbestos that we find.

* When inspecting flats, the surveyor assesses the general condition of outside surfaces of the building, as well as its access areas (for example, shared hallways and staircases). The surveyor inspects roof spaces only if they are accessible from within the property. The surveyor does not inspect drains, lifts, fire alarms and security systems.

* Geoff Palmer, BSc DIPArb MRICS MISVA carries out the surveys on behalf of Palmer's Surveyors Ltd and accepts no personal liability under the terms of this contract. Geoff qualified as a Member of the Royal Institution of Chartered Surveyors in 1986.

* We provide a report for the use of the above named clients only. Should you release information to third parties, this may result in a liaility to you and it should remain confidential. We do not accept liability if it is used by anyone else.

If you decide not to act on the report, you do this at your own risk.

The Report:

aims to enable you to:

* be aware of the visible condition of the property;

* to be clear what decisions and actions should be taken before exchange of contracts

* other matters are not reported on.

* we may recommend further investigation where we are unable to reach a conclusion.

The inspection

* The surveyor inspects the inside and outside of the main building and all permanent outbuildings, but does not force or open up the fabric. This means that the surveyor does not take up carpets, floor coverings or floorboards, move furniture, remove the contents of cupboards, roof spaces, etc., remove secured panels and/or hatches or undo electrical fittings.

* The surveyor may use equipment such as a standard damp-meter, binoculars and torch, and may use a ladder for flat roofs and for hatches no more than 3 metres above level ground (outside) or floor surfaces (inside) if it is safe to do so. We sometimes use a camera pole on a the level three survey entirely at our discretion.

Services to the property

* Services are generally hidden within the construction of the property. Visible parts of the available services can be inspected; the surveyor does not carry out specialist tests. assess the efficiency or safety of electrical, gas or other energy sources; plumbing, heating or drainage installations (or whether they meet current regulations); or the inside condition of any chimney, boiler or other flue.

Outside the property

* The surveyor inspects the condition of boundary walls, fences, permanent outbuildings and areas in common (shared) use. To inspect these areas, the surveyor walks around the grounds and any neighbouring public property where access can be obtained.

* Buildings with swimming pools and sports facilities are also treated as permanent outbuildings, but the surveyor does not report on the leisure facilities, such as the pool itself and its equipment, landscaping and other facilities (for example, tennis courts and temporary outbuildings).

Flats

Dangerous materials, contamination and environmental issues, planning matters

* The surveyor does not undertake to make any enquiries about these matters.

* We assume that no harmful or dangerous materials have been used in the construction, and does not have a duty to justify making this assumption. However, if the inspection shows that these materials have been used, the surveyor must report this and ask for further instructions.

The surveyor produces a report of the inspection for you to use, but cannot accept any liability if it is used by anyone else. If you decide not to act on the advice in the report, you do this at your own risk. The report focuses on matters that, in the surveyor’s opinion, may affect the value of the property if they are not addressed.

Report contents for level two and three surveys::

Table of main contents:

Introduction inc summary, The Property etc. Risks
Structural movement
Timber defects
Dampness
Condensation
Damp Proof Course
Health and safety
Asbestos
The Exterior
Roof structure and coverings
Chimneys
Rainwater fittings
Main walls
External joinery
External decoration
The Interior
Insulation
Ceilings
Floors
Internal Walls
Internal joinery
Internal decoration
The Services
Electricity
Gas
Water
Sanitary fittings
Heating
Drainage
The Site
Garage and outbuildings
Grounds and boundaries
Legal and other matters
Tenure
Regulations

Condition ratings:

* The surveyor gives condition ratings to the main parts (the ‘elements’) of the main building, garage and some outside elements:

* RED: Defects defined as urgent and significant serious and/or need to be repaired, replaced or investigated urgently.

* AMBER: Defects that need maintenance and improvement (repairing or replacing) but are not considered to be either serious or urgent. The home must be maintained in the normal way.

* GREEN: No repair is currently needed. The home must be maintained in the normal way.

FAQs

What are the main differences between a level two and a level three survey?

Level two survey:

The level 2 service is for clients who are seeking a professional opinion on a standard modern home in good condition.

It is less comprehensive than a three.

Level three survey:

The level three survey is more comprehensive than the level two survey.
Suitable for older, or complex extended homes.
We spend longer at the property, open more windows, may lift small corners of carpets, small lightweight
possessions. We may use a camera pole to inspect high areas; We may ask the owner to turn the heating on or look at drainage flow.
Identification of obvious defects, possible hidden risks, time scales for repair; indentification of more costly maintenance areas

Issues for legal advisers

The surveyor does not act as ‘the legal adviser’ and does not comment on any legal documents. If, during the inspection, the surveyor identifies issues that your legal advisers may need to investigate further, the surveyor may refer to these in the report (for example, check whether there is a warranty covering replacement windows).