When buying a property, arranging a survey is one of the most important steps in the home-buying process. While a survey is not a legal requirement, it can uncover hidden structural defects, identify maintenance issues, and give buyers a clearer understanding of the property’s condition before they commit to the purchase.
A survey can also provide peace of mind by highlighting potential repair costs, allowing buyers to make informed decisions. In some cases, the findings may even provide an opportunity to renegotiate the purchase price or request that the seller carries out repairs before contracts are exchanged.
Who Organises the Survey?
The buyer is responsible for organising and paying for the property survey. Once an offer has been accepted, the buyer can instruct an independent surveyor directly or ask the estate agent, mortgage adviser, or solicitor for recommendations.
It is important that the surveyor is qualified and regulated, with most buyers choosing a surveyor who is a member of the Royal Institution of Chartered Surveyors (RICS). Using an independent surveyor ensures you receive an impartial assessment of the property’s condition.
The type of survey you choose will depend on the age, size, and condition of the property.
Level 2 Home Survey
A Level 2 Home Survey is suitable for conventional homes that are in reasonable condition. It is a visual inspection that identifies significant defects, maintenance issues and any areas that may require further investigation. This is the most common choice for buyers purchasing modern or relatively well-maintained properties.
Level 3 Home Survey
A Level 3 Home Survey provides a much more detailed inspection and is recommended for older properties, listed buildings, properties that have been heavily altered, or homes in poor condition. The report examines the structure in greater depth and explains the likely causes of defects, the urgency of repairs and the potential consequences of leaving issues unresolved.
Can My Solicitor Organise the Survey?
Although your conveyancer/solicitor cannot arrange the survey on your behalf, they can recommend trusted local surveyors they have worked with previously.
If a solicitor/conveyancer receives a referral fee for recommending a surveyor, they must inform you of this before you decide whether to proceed. This allows you to make an informed choice and ensures transparency throughout the transaction.
Your conveyancer/solicitor’s role is different from that of a surveyor. While the surveyor assesses the physical condition of the property, your conveyancer/solicitor investigates the legal aspects of the purchase, including title deeds, property searches, planning matters and any legal issues that could affect your ownership. Solicitors/conveyancers cannot advise on the physical condition of the property.
Can a Mortgage Adviser Arrange a Survey?
Many mortgage advisers can help to arrange a survey as part of your mortgage application.
It is important to understand the difference between a mortgage valuation and a home survey, as they are often very confused.
Mortage Valuation
A mortgage valuation is carried out on behalf of the lender to confirm that the property provides adequate security for the mortgage loan amount. It is designed to protect the lender rather than the buyer and may only involve a brief inspection of the property.
Home Buyer Survey
A home buyer survey, on the other hand, is carried out solely for your benefit. It provides a detailed assessment of the property’s condition and identifies defects that may not be obvious during a viewing.
Many buyers choose to have an independent home survey (despite a valuation having already been done) to ensure they fully understand both the property’s value and its condition before proceeding.
When Should I Arrange the Survey?
The best time to arrange a survey is after your offer has been accepted and once the seller’s solicitor has issued the draft contract papers to your solicitor/conveyancer.
This usually takes place one to four weeks after your offer has been accepted. At this stage, the transaction has begun, and there is enough certainty (although not legally binding) to justify arranging the survey without waiting until the legal work is almost complete.
Booking your survey early can help avoid unnecessary delays later in the transaction. If significant issues are discovered, you will have time to discuss the findings with your solicitor and decide whether to renegotiate the purchase price, ask the seller to carry out repairs, or withdraw from the purchase before exchanging contracts.
Once contracts have been exchanged, both buyer and seller are legally committed to completing the transaction. For this reason, it is advisable to have your survey completed and reviewed before exchange takes place. This means that if you withdraw after exchange has taken place, you will lose your deposit.
How Long Does a Survey Take?
The time needed to complete a survey depends on the size, age and complexity of the property, as well as the type of survey being carried out.
A Level 2 Home Survey typically takes between one-and-a-half and four hours to complete. During the inspection, the surveyor will examine all accessible areas of the property, including the roof space where possible, check for signs of damp, movement or defects, and assess the overall condition of the home. The written report is usually provided within three to five working days (timescales may vary).
A Level 3 Home Survey is far more detailed and generally takes between three and eight hours to complete. The surveyor will inspect the property more thoroughly, including roof spaces, cellars and, where practical, areas beneath floorboards. Because of the level of detail involved, the final report usually takes between five and ten working days to prepare (again, timescales may vary).
Survey times can also vary depending on whether the property is occupied, how much furniture restricts access and the complexity of the building’s layout.
What Happens if the Survey Finds Problems?
It is not unusual for a survey to identify defects, particularly in older properties. Many issues highlighted are relatively minor and simply form part of owning and maintaining a home. The surveyors tend to use either a traffic light or grading system.
However, if the survey identifies more significant concerns, such as structural movement, roof defects, damp, timber decay or electrical issues, you have various options available to you.
You may decide to continue with the purchase, renegotiate the agreed price to reflect the cost of repairs, ask the seller to fix certain issues before completion or, in some circumstances, withdraw from the transaction altogether.
Your solicitor/conveyancer can advise you on the legal implications of any decision and help negotiate with the seller if appropriate.
Should I Get a Mortgage Before a Survey?
There is no single approach that suits every purchase, and the order often depends on the circumstances of the transaction.
Many buyers choose to apply for their mortgage and arrange the survey at around the same time. Doing so can help keep the transaction moving and reduce unnecessary delays.
If there is uncertainty over the property’s condition or if you are buying an older home, arranging the survey early can help you avoid paying additional mortgage-related costs if serious defects are discovered.
Conversely, some buyers prefer to wait until the lender has confirmed the mortgage offer before instructing a more comprehensive survey. This can make sense where there is uncertainty around mortgage approval or the property’s valuation.
Ultimately, the best approach will depend on your individual circumstances, and your mortgage adviser and solicitor can help you decide on the most suitable timeline.
How Davisons Law Can Help
Buying a home involves much more than simply agreeing a purchase price. Alongside arranging a survey, buyers must navigate contracts, property searches, mortgage requirements and legal formalities before they can safely complete their purchase.
At Davisons Law, our experienced conveyancing team works closely with buyers, estate agents, mortgage advisers and surveyors to help keep transactions progressing as smoothly as possible. While we cannot carry out or arrange your property survey, we can recommend trusted professionals where appropriate, explain how survey findings may affect your purchase and provide practical legal advice if any issues arise.
Whether you’re buying your first home, moving house, or investing in property, our team is on hand to guide you through every stage of the conveyancing process, helping you move with confidence and ensuring your interests remain protected from instruction through to completion.
Get in touch with our conveyancing team today if you’re buying your first home and need any more support.
