Palmer’s Surveyors Limited.
The Buckman Building, 43, Southampton Road, Ringwood, Hampshire, BH24 1HE.
Main Tel: 01425 460 294
General details of the contract:
The Client: As named above.
The Surveyor: GD Palmer BSc DIPArb MRICS
Nature of the Service: Please confirm the level of survey required
Purpose of the report: Pre-purchase condition report with a Market Valuation
Details of any special instructions/ services: None.
Likely delivery date and format: E mail next working day
Commissions: We often pay £25 to the introducer of the business.
Posted copy: available @ £15 per copy. Please advise address.
Liability cap: £25,000 in the event of any claim. This is the limit to any claim for negligence or breach of contract.
The Client agrees to this, superseding any legislation.
The Client agrees to any dispute being resolved by the RICS approved Alternative Dispute Resolution provider CEDR.
Cancellation right: Superseding any legislation the client agrees to no-refund of fees paid after PSL have undertaken the survey. Please therefore inform us the day before up to 12 pm if you wish to cancel.
The Client confirms that they have read, understood and accepted the scope of engagement and the supporting terms and conditions of engagement.
Name: as above
Date: as instructed
Level 2 report: A “HomeBuyer” report equivalent, details below in Section 3.
The report is illustrated with many photographs.
Level 3: report: A “Building Survey” report, with additional analysis: details below in Section 4.
Illustrated with photographs and red and amber action points.
Please discuss your needs with us beforehand. It is important to us and you that you choose the right level of survey.
Table of contents:
2. General Opinion
4. The Property
Garage and Grounds
5. The Location
6. Circumstances of inspection
Damp Proof Course (DPC)
Health and safety
8. The Exterior
Roof structure and coverings
9. The Interior
10. The Services
11. The Site
Garage and outbuildings
Grounds and boundaries
12 Legal and other matters
Regulations (Roads; extensions and alterations; guarantees; other)
13. Other considerations/ saleability
14. Market Value
16. Valuation assumptions.
Building Survey and Valuation Terms
These are the Terms and Conditions upon which we will undertake the Survey. They form part of the contract between you and us.
We provide a survey on the condition and Market Value. This will let you know if the property is a reasonable proposition for purchase. It will then go into detail on the visible condition. It summarises with a list of urgent and significant items that you need to obtain quotations on prior to purchase; a list of future maintenance items; issues for your Legal adviser to investigate; and a Market Valuation.
The report is illustrated with many photographs.
Geoff Palmer, BSc DIPArb MRICS qualified as a Chartered Surveyor in 1986 and has practiced in the area since 2000 undertaking residential surveys and valuations. He worked at Palmer Snell Fulford’s Surveyors, Ashdown Lyons. Prior to 2000, he worked in inner and outer London, carrying out residential surveys and other professional work. The work may be carried out by our qualified RICS consultants where appropriate.
Please confirm that you have read and accepted the terms. We will assume that you have accepted terms if not.
1.1. This document sets out the contractual terms upon which the Surveyor will advise the Client by means of a written report describing the construction of the property, our opinion of the visible condition and state of repair of the Property and whether the purchase price agreed reflects the condition.
1.2. The individual carrying out the inspection and providing advice will be a Chartered Surveyor.
1.3. The Surveyor will use the care and skill to be reasonably expected of an appropriately experienced Chartered Surveyor.
1.4. Before the inspection the Client will inform the Surveyor of the agreed purchase price for the property and any concerns or questions which they have about the property. The contract is not altered by any additional requests to the standard service.
1.5 Based on an inspection as defined below, we will provide a written Report describing the construction of the property; give our opinion of the visible condition and state of repair and whether the purchase price agreed reflects the condition. We will often include photographs.
1.6 The surveyor will provide a report of their inspection for your use but does 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.
1.7 The Surveyor will provide a report of their inspection for your use and cannot accept liability if it is used or relied upon by anyone else including any Lender. If you decide not to act on the advice in the report, you do this at your own risk.
1.8 Liability cap: £25,000 in the event of any claim. This is the limit to any claim for negligence or breach of contract etc.
1.9 The report provides the Surveyors opinion of those matters, which are urgent and/or significant needing action before exchange of contracts. Other matters are not necessarily reported on.
Urgent / Significant Matters – are:
Defects considered to be serious and/or need to be repaired, replaced or investigated urgently. Matters which could reasonably affect negotiations over price.
Maintenance Issues – items of maintenance that you are advised to obtain quotations for cost planning purposes.
Other matters – assessed as not urgent or significant are not necessarily reported on. Legal and safety matters may be reported on where considered to be helpful or constructive.
The report aims to enable you to:
…decide a reasonable purchase price;
…be aware of the visible condition of the property;
…to be clear what decisions and actions should be taken before exchange of contracts
2 The Inspection
2.1 Reports are undertaken in accordance with RICS guidance notes for the RICS level two or three survey as interpreted by the Surveyor.
2.2 We follow the RICS and Health & Safety Executive guidance on surveying safely.
The Surveyor will not walk on flat roofs.
2.3 We will make appropriate assumptions wherever professional to do so e.g. as to the age of the building and its alteration (based sometimes on verbal or no available enquiry only); vacant possession; rights of way/ light.
2.4 The condition report is not a warranty.
2.5 The Surveyor undertakes what he considers reasonable and is a visitor to the property. He/ she cannot therefore undertake inspection without permission where it would cause damage. There is therefore a risk of defects coming to light in places not inspected.
2.6 The surveyor will not be able to comment on defects covered up by refurbishment work.
2.7 The services will be inspected visually (except, in the case of flats, for drainage, lifts and security systems).
We will not test or assess the efficiency of electrical, gas, plumbing, heating or drainage installations, or compliance with current regulations, or the internal condition of any chimney, boiler or flue.
We are not qualified as gas safe or electrical engineers
3. General description of the RICS level two service
3.1 The level two service is designed for people (who may be buyers, sellers and owners) who want a professional opinion of the property at an economic price. The report is undertaken in accordance with RICS guidance notes for a level 2 survey as interpreted by the Surveyor.
3.2 The focus is on assessing the general condition of the main parts of a property. The inspection is not exhaustive, and no tests are undertaken. There is, therefore, a risk that certain defects may not be found that would have been uncovered if testing and/or a more substantial inspection had been undertaken. You must accept this risk.
3.3 Where we are concerned about a hidden problem or defect, we will identify these and what action you should take. This may often be via further investigations.
3.4 The extent of an inspection will depend on a range of specific circumstances (including health and safety considerations). The following critical aspects may help distinguish this from inspections at other levels of service.
Windows: We will attempt to open a sample of the windows. For example, this might include one on each side of the dwelling and one of each different type of window where there is a variety.
Roof space: We will carry out an inspection of roof space that is not more than three meters above floor level using a ladder if it is safe and reasonable to do so.
We will not remove secured access panels or lift insulation material, stored goods or other contents.
We will enter the roof space and visually inspect the roof structure if it is safe and reasonable to do so, with attention paid to those parts vulnerable to deterioration and damage. In these places, we will use a moisture meter where we consider it to be appropriate. In recent years, the lofts of many homes have been insulated with thick layers of thermal insulation. Usually, it is not safe to move across this material and this may restrict what I can look at in the roof space.
Floors: We will closely inspect the surfaces of exposed floors but will not lift carpets, floor coverings or floorboards, or move furniture.
Where floors have unfixed access hatches or floorboards, where appropriate, we will look in any spaces below the floor by an inverted ‘head and shoulder’ inspection only. We will not enter the sub-floor area.
Furniture and occupiers’ possessions: We will not move furniture or possessions.
Services (for example, heating and hot and cold water): We will not test the service installations or appliances in any way but will lift the inspection chamber covers over the drains where it is safe and possible to do so.
We will advise you when further tests and inspections are required if the owner/occupier does not provide me with evidence the services have been installed and/or maintained properly.
The grounds: We will visually inspect the garden/grounds during a general walk around, and, where necessary and appropriate, from adjoining public property. We will include such external features as walls, gardens, drives, paths, fences, permanent outbuildings, note visible rights of way.
We do not carry out a survey looking for Japanese Knotweed or any species of animal.
Where we think the condition of these features may affect your purchase decision, we will describe these problems thoroughly. Examples include retaining walls in danger of collapsing, deeply sunken paths or driveways, dilapidated boundary walls or fences, and so on.
We will inspect the inside and outside of all permanent outbuildings not attached to the main dwelling. This includes garages, summer houses, substantial greenhouses, follies and leisure buildings, but not the leisure facilities inside, for example swimming pools, saunas, fitness gyms, and so on.
We will not advise on high tech services such as audio, alarms, heat recovery and ventilation systems.
4. General description of the RICS level three survey:
4.1 The alternative level three survey is a more detailed assessment of the property.
The report is undertaken in accordance with RICS guidance notes for a level 3 survey as interpreted by the Surveyor.
4.11 We will spend a considerable time at the property. It may involve attempting to open more windows than a level two survey, lifting corners of carpet and insulation and small lightweight possessions where there is permission.
4.12 We may undertake an inverted head inspection of the floor void if access is easily available. We may ask the owner to switch on the heating; operating taps etc; we may observe water flow to drains.
4.13 The report addresses construction details and materials and performance characteristics. This is important for historic buildings as it can affect how the building performs.
4.3 Obvious defects are described and identifiable risks of possible hidden defects are discussed. We may give you a time scale for repair.
4.4 Future maintenance of the property is discussed, identifying materials where more frequent or costly maintenance is expected. The nature of the risks of the parts that have not been inspected is discussed.
4.5 Please discuss whether this is necessary to meet your needs before we undertake the survey.
4.6 The Level three survey is more suitable for older or more complex properties.
5.1 The Surveyor will inspect only the subject flat and garage (if any), the related internal and external common parts and those parts of the structure of the building in which the subject flat is situated.
5.2 Other flats or properties will not be inspected.
5.3 The roof space will not be entered or inspected unless access is within the subject flat.
5.4 Drainage inspection chambers and flat roofs on blocks of flats will not be inspected.
5.5 We will advise on restrictions upon accessibility to the common parts or visibility of the structure.
5.6 The Surveyor will state if a copy of the lease has been seen and, if not, the assumptions made as to the repairing obligations.
5.7 The Client is advised that, particularly in the case of large blocks, the object of the inspection is to give guidance on the general standard of construction and maintenance, pointing out those items which will require attention and not to list those minor points which would normally be taken care by routine maintenance.
(Many flats form part of large developments consisting of several blocks. In such cases, the Surveyor will inspect only the relevant part of the block in which the flat is situated.)
6. Environment and other issues
6.1 Noise affecting the property will only be noted if it is significant at the time of inspection.
6.2 We will not research flooding to the property. We will provide a link to a paid information provider. Your legal Adviser will be responsible for an environmental search.
6.3 The Surveyor does not make enquiries about contamination or other environmental dangers. However, if the Surveyor suspects a problem, further investigations will be recommended. Your legal Advisor will be responsible for an environmental search.
6.4 The Surveyor may 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 will report this and ask for further instruction.
6.5 The Surveyor does not carry out an asbestos inspection and does not act as an asbestos inspector when inspecting properties that may fall within the Control of Asbestos Regulations 2012 as amended.
6.6 With flats the Surveyor assumes that there is a Duty Holder (as defined in the regulations) and that there is in place and asbestos register and an effective management plan which does not present a significant risk to health or need any immediate payment. The Surveyor will not consult the Duty Holder.
7. Consents, Approvals and Searches
7.1 The Surveyor will assume that the property is not subject to any unusual or onerous restrictions or covenants.
7.2 We will assume that all Statutory National and Local consents have been obtained. The Surveyor will not verify whether any consent has been obtained.
7.3 The surveyor may not have determined if alterations have been undertaken and if so, whether they comply.
7.4 The Client and legal advisers should make all necessary enquiries.
7.5 Drawings and specifications are not inspected.
7.6 The Surveyor will assume that the property is unaffected by any matters which would be revealed by a Local Search and replies to the usual enquiries, or by a Statutory Notice, and that neither the property, nor its condition, its use, or its intended use, is or will be unlawful.
7.7 Where you ask us to comment on improvements, we do not advise on the requirements for statutory approval. This is for the local authority planning and building regulation departments.
8.1 The Client will be entitled to cancel this contract by notifying the Surveyor’s office at any time up to the close of business on the day before the Inspection.
8.2 In case of cancellation, the Surveyor will refund any money paid by the Client for the Service, except for expenses reasonably incurred. In the case of cancellation by the Surveyor, the reason will be explained to the Client.
9.1 No term in the agreement is enforceable under the Contracts (Rights of Third Parties) Act 1999 by another person other than Palmer’s Surveyors Ltd or the Client.
10 Fees and referral fees; report delivery:
10.1 The Client will pay Palmer’s, Chartered Surveyors the agreed fee for the Report and any expressly agreed disbursements in addition. All fees must be paid prior to inspection.
10.2 The report will be sent by e-mail unless requested. An additional fee of £15.00 should be included for each hard copy posted.
10.3 Palmer’s Surveyors Ltd pay £25 commission to the estate agent named by you as the introducer of this business.
11. Complaints Handling
11.1 We have a Complaints Handling Procedure, details on request. We are regulated by the RICS and may use Alternative Dispute Resolution provided as required by the RICS by CEDR.
12 Restriction on Disclosure
12.1 The Report is for the sole use of the named Client and is confidential to the Client and his/her professional advisers.
12.2 No term in the agreement between the Surveyor and the Client is enforceable under the Contracts (Rights of Third Parties) Act 1999 (as amended) by another person other than Palmer’s Surveyors Ltd or the Client. The survey will remain valid for 3 months from the date of any report.
12.3 The Report must not be reproduced, in whole or part, without the prior written consent of the Surveyor.
12.4 We reserve the right to act for and to advise any third party on the property. We may have inspected the property before, further details on request.
12.5 The report should not be used or relied upon by a third party including any Lender.
13. The Valuation
13.1 “Market Value” is the estimated amount for which a property should exchange on the date of valuation between a willing buyer and a willing seller in an arm’s-length transaction after proper marketing wherein the parties had each acted knowledgeably, prudently and without compulsion.
13.2 In arriving at the opinion of Market Value, the Surveyor also makes various standard assumptions covering, for example: vacant possession, tenure and other legal considerations; contamination and hazardous materials; the condition of un-inspected parts; the right to use mains services; exclusion of curtains, carpets etc, from the valuation. (If required, details are available from the Surveyor).
13.3 The valuation is an opinion based upon market evidence and local knowledge. It is not a warranty. It is undertaken to comply with the RICS Red book: International Valuation Standards.
14. Reinstatement cost for buildings insurance purposes is not provided.