Frequently Asked Questions (FAQ's)

When you apply for a mortgage, your lender will carry out a mortgage valuation to check the property is worth what you're planning to pay for it.  A mortgage valuation is for the benefit of the lender. Its scope is limited, and it only provides information for your bank to understand whether the property will act as viable security for the loan you've asked for . However, a mortgage valuation can also give you a rough idea of whether you're potentially paying too much or too little for a property .  A survey, on the other hand, is a more comprehensive inspection of the property's condition and structure.  While a mortgage valuation is mandatory, a survey is optional. 

Both reports provide information on the condition of internal and external elements of the property. The Level 2 RICS Homebuyer report is a standard template, whereas our Level 2 Home Survey is a more detailed bespoke report, structured to include photographs, maps and illustrations. Our report also adheres to all RICS Level 2 Home Survey standards. 

Although you may expect a newly built property to be immaculate and free of any defects this is often not the case. We offer the Level 2 Home Survey Report, which should identify issues that need resolving prior to purchase, and other issues that will not be covered by an NHBC or similar warranty.

In most instances maintenance of the building and common areas will be the responsibility of the Managing Agent or Freeholder, and the associated costs are then usually reflected in the service charge which each flat has to pay.  It is therefore important to fully understand the condition of the building to assess whether you will be charged for any unexpected bills following purchase of the property. 

Our reports also include details on the internal condition of the property, which will be the flat owners responsibility.  

All Sanders Cobb surveys include a post inspection discussion with the surveyor to allow us to explain any significant issues found at the property and to offer you the opportunity to ask any questions you may have. This can be done over the phone or in person at the property (with vendor/agent approval).

Yes, all Sanders Cobb survey reports provide internal and external photos of the property to clearly demonstrate any particular defects or concerns. We think this is an important part of our offer and as the well known saying goes, ‘a picture is worth a thousand words’.

The Sanders Cobb Level 2 Home Survey usually includes more than 50 photos.

The Sanders Cobb Level 3 Building Survey usually includes more than 70 photos.

Costs of repairs can differ significantly depending on the extent of remedial work you chose to carry out, the quality of materials you chose to use, the type of contractors you appoint and your necessary timescales. For this reason we do not include cost estimates in our reports. Where there is need for any significant expenditure we will advise you to obtain quotations from relevant contractors so you are fully aware of potential costs  prior to purchase. 

We will undertake a visual inspection of the services and comment on any obvious defects. But as you will hopefully understand, we are not qualified electricians, gas engineers or drainage contractors and are therefore not able to test or comment in detail upon the services within the building. Elements such as the wiring, plumbing and underground drainage are often hidden and therefore cannot be fully visually inspected. We may recommend having additional tests as faulty wiring, leaking plumbing or blocked drains can often go unidentified, resulting in costly repairs.