Who Organises a Survey when Buying a House

When purchasing a property, the responsibility for organising a survey typically falls to the buyer. The buyer arranges and pays for the house survey after their offer has been accepted by the seller.

This crucial step in the home-buying process provides valuable insights into the condition of the property and potential risks or issues that may need addressing.

Surveys can range from basic to comprehensive, with options such as the RICS Home Survey Level 2 for modern properties in reasonable condition, or the more detailed Level 3 Home Survey for older or more complex buildings.

The chosen surveyor will inspect the property, assessing its state of repair and highlighting any areas of concern that could impact the buyer’s decision or future maintenance costs.

In Scotland, the process differs slightly, as sellers are required to provide a Home Report for potential buyers. This report includes a survey, property questionnaire, and energy performance certificate, making the information readily available to interested parties.

Regardless of location, a thorough survey is an essential tool for informed decision-making when buying a house.

Understanding the Home Buying Process

Getting a survey is a crucial step when purchasing a property, It provides valuable insights into the condition of the house and can impact negotiations. Proper timing and organisation of the survey are essential for a smooth buying process.

The Role of Surveys in House Purchasing

House surveys play a vital role in the property buying process. They offer an independent assessment of the property’s condition, highlighting potential issues that may not be visible during initial viewings.

Surveys can reveal structural problems, damp, or other defects that could be costly to repair.

For buyers, a survey provides peace of mind and can be used as a bargaining tool if significant issues are uncovered. It helps in making an informed decision about whether to proceed with the purchase or renegotiate the price.

Types of surveys include:

• RICS Home Survey Level 1 (Condition Report)
• RICS Home Survey Level 2 (Homebuyer’s Report)
• RICS Home Survey Level 3 (Full Structural Survey)

The choice depends on the property’s age, condition, and the buyer’s needs.

Stages of Arranging a Survey

Arranging a survey typically occurs after an offer has been accepted but before exchange of contracts. This timing allows buyers to use the survey results in final negotiations if necessary.

Steps to arrange a survey:

1. Choose a surveyor: Select a qualified, RICS-registered surveyor.
2. Book the survey: Coordinate with the estate agent and seller for access.
3. Wait for results: Surveys usually take 1-2 weeks to complete.
4. Review findings: Carefully examine the report and discuss any concerns with the surveyor.

It’s the buyer’s responsibility to organise and pay for the survey in most cases. However, in Scotland, sellers must provide a Home Report, which includes a survey.

Costs vary depending on the type of survey, property value, and location. Buyers should factor this expense into their budget when planning to purchase a property.

Selecting a Surveyor

Choosing the right surveyor is crucial when buying a property. A qualified professional can provide valuable insights into the condition of the house and potential issues that may affect your purchase decision.

Qualifications and Credentials

Surveyors should hold recognised qualifications and memberships with professional bodies. Look for surveyors accredited by the Royal Institution of Chartered Surveyors (RICS) or the Residential Property Surveyors Association (RPSA).

These organisations set high standards for their members and ensure they follow a strict code of conduct.

RICS-qualified surveyors have extensive training and experience in property assessment. They can conduct various survey types, from basic condition reports to comprehensive building surveys.

RPSA members specialise in residential property surveys and are experts in identifying structural issues and potential defects.

Finding a Reputable Surveyor

Start your search by asking for recommendations from estate agents, mortgage lenders, or friends who have recently purchased property. These personal referrals can provide valuable insights into a surveyor’s reliability and quality of work.

Use online directories provided by RICS or RPSA to find accredited surveyors in your area. Many of these professionals have local knowledge, which can be beneficial when assessing properties in specific regions.

Compare quotes from multiple surveyors, but don’t base your decision solely on price. Consider their experience, specialisations, and turnaround times. A thorough survey may cost more but can save money in the long run by identifying potential issues.

Check customer reviews and testimonials to gauge the surveyor’s reputation and service quality. Reputable surveyors should be willing to provide references upon request.

Types of House Surveys

House surveys provide crucial information about a property’s condition before purchase. The three main types of surveys vary in depth and detail, catering to different property types and buyer needs.

Condition Reports

Condition Reports offer a basic overview of a property’s state. They use a traffic light system to highlight issues, with green for good condition, amber for areas needing attention, and red for urgent repairs. These surveys are best suited for newer homes or properties in visibly good condition.

Surveyors check visible elements like walls, roofs, and windows. They don’t look behind furniture or lift floorboards. The report includes a summary of risks and potential legal issues but doesn’t provide advice or valuations.

Condition Reports are the most affordable option. They give buyers a quick snapshot of the property’s condition, helping them decide if further investigation is needed.

HomeBuyer Reports

HomeBuyer Reports are more comprehensive than Condition Reports. They suit most conventional properties built in the last century that are in reasonable condition. Surveyors examine all accessible parts of the property and provide more detailed information.

These reports highlight:

• Structural problems
• Damp issues
• Subsidence
• Major repairs needed

Surveyors also assess the property’s general condition and provide a market valuation. They may recommend further investigations for specific areas of concern.

Home buyer Reports don’t include an in-depth examination of the building’s structure or services. However, they offer a good balance between detail and cost for many buyers.

Building Surveys

Building Surveys, also known as Full Structural Surveys, are the most thorough option. They’re ideal for older properties, buildings with unusual construction, or homes that need significant renovation.

Surveyors conduct an extensive examination of the property, including:

• The roof space
• Behind walls
• Between floors and ceilings

They assess the building’s construction, materials used, and overall condition. The report includes detailed information on defects, repair options, and maintenance advice.

Building Surveys don’t typically include a valuation, but surveyors can often provide this as an additional service.

While these surveys are the most expensive, they offer the most comprehensive information about a property’s condition.

Legal Aspects of House Surveys

House surveys play a crucial role in property transactions, with important legal implications for buyers, sellers, and professionals involved.

Understanding the legal framework surrounding surveys can help protect one’s interests and ensure a smooth purchase process.

Role of Solicitors in the Survey Process

Solicitors typically do not arrange house surveys themselves. This task usually falls to the buyer.

However, solicitors play a vital role in advising clients on survey results and their legal implications. They may recommend specific survey types based on the property’s age and condition.

Solicitors review survey findings to identify potential legal issues, such as boundary disputes or planning permission problems.

They use this information to draft enquiries to the seller’s solicitor, seeking clarification or resolution of any concerns raised.

If a survey uncovers significant issues, solicitors can advise on renegotiating the purchase price or adding contractual protections for the buyer.

Interpreting Survey Results

Survey results can have significant legal ramifications. Buyers must carefully consider the findings, as they may affect their legal position post-purchase.

Serious defects discovered in a survey might constitute a breach of contract if the seller failed to disclose known issues. In such cases, buyers may have grounds for legal action.

Surveyors have a legal duty of care to their clients. If they miss obvious defects, buyers might have a claim for professional negligence. It’s crucial to choose a qualified, reputable surveyor to minimise this risk.

Some sellers may be reluctant to negotiate after a survey reveals problems. While there’s no legal obligation to reduce the price, buyers can withdraw their offer if agreement can’t be reached.

After the Survey

The survey results often prompt important decisions and negotiations in the house buying process. Buyers must carefully review the findings and determine their next steps.

Dealing with Negative Survey Outcomes

If the survey reveals significant issues, buyers have several options. They may decide to withdraw their offer if the problems are too severe. Alternatively, they can request that the seller fix the issues before completion.

Some buyers choose to proceed with the purchase but factor repair costs into their budget.

It’s crucial to consult with a solicitor or conveyancer about any concerns raised in the survey. They can advise on the best course of action and potentially renegotiate terms with the seller’s representatives.

For minor issues, buyers might decide to address them after moving in. However, major structural problems or safety hazards typically require immediate attention.

Negotiation and Renegotiation

Survey results often lead to price negotiations. If costly repairs are necessary, buyers may ask for a reduction in the agreed purchase price. This process involves presenting evidence from the survey to support the request for a lower price.

Sellers aren’t obligated to lower the price or make repairs. Some may refuse to negotiate, especially in a competitive market. In such cases, buyers must decide whether to proceed at the original price or walk away from the deal.

If a seller agrees to negotiations, both parties’ estate agents typically handle the discussions. It’s important to approach these talks professionally and be prepared to compromise.