Our services

Buying a property can be a huge emotional and financial commitment. David’s advice and detailed information will provide you with the reassurance and peace of mind that your purchase is the right one for you.

Whether you’re a first-time buyer, upscaling to a bigger property, purchasing for investment or downsizing, David is available to personally discuss all elements of the property and sale. There are NO silly or stupid questions… please ask away!

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Hornes Surveyors provides three core services and can advise which is right for you if you’re unsure which level of survey you need. The service that is right for you depends on your particular property (location, age, size, layout and so on) and individual requirements. Please call for a no-obligation consultation.

As an independent surveyor, one size does not always fit all and Hornes Surveyors can also provide a professional bespoke advice, tailored to your needs. David has worked with nearly every estate agent in Yorkshire, so you can also instruct him to survey your property directly and independently if needed.

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Once the report is complete, it doesn’t end there – you can expect ongoing support if needed. Hornes Surveyors is on hand to answer any questions and to put potential defects into context. The aim is to put your mind at ease, and reassure you of your decision to purchase.

As a surveyor, David is the equivalent of a GP for houses. He identifies and diagnoses problems and offers advice and information of how to resolve issues. Occasionally, having diagnosed a problem, houses with bigger issues may require a specialist (perhaps a roofer or drainage expert, for example) to advise how to treat.

VALUATION

This is where we value the property you want to purchase. This inspection will typically take 30-60 minutes and we will provide you with a short report, detailing the open market valuation and building insurance valuation. We carry these out for Matrimonial Valuations, Valuations for Probate, insurance claims and other legal matters. We will also liaise on your behalf with Solicitors or the Valuation Office Agency.

We do not carry out valuations on behalf of mortgage lenders.

RICS HOMEBUYER REPORT

This is the most common report. A Homebuyer Report is recommended for the vast majority of properties, that are of traditional construction and have not been significantly altered or extended. It provides a snapshot of the overall condition of the property and identifies those areas that need further investigation.

By applying colour coded condition ratings to elements of the building, the services and any garages and permanent outbuildings, David will tell you whether defects are serious or urgent. This report will help you make an informed decision on what is a reasonable price to pay for the property.

It includes a property valuation and a figure for insurance purposes. The inspection can take up to four hours, with the output being a 20-30 page report outlining the condition of the property, putting any defects into context. A detailed explanation is conveyed to the potential buyer and David will talk through the report at length if needed.

RICS BUILDING SURVEY

The Building Survey is a more detailed, comprehensive report about the condition of a property. It takes several hours to complete and is recommended for unusual or dilapidated properties or properties that have known problems or have been significantly extended, altered or are listed. Every accessible part of the property is inspected and all defects examined and repairs outlined. Technical information about the property’s construction and materials are detailed. Proposals are made for any further special inspections and subsequent work required on the property. Full photographic evidence is presented. The Building Survey can be tailored to your specific needs and individual requirements, for example where a conversion, alteration or renovation is planned.

ADDITIONAL SERVICES

An Overall Structural Appraisal is an inspection and report on the main structural elements of a property, and intended to advise on the structural stability only. The inspection would be limited to:

• main external and internal walls
• roof structure
• roof coverings
• chimneys
• rainwater goods
• ceilings
• floors (where accessible)
• cellar areas (if appropriate)

This type of report would be useful, for example, if a property were to be extensively refurbished and/or where major conversion is planned, and the condition of internal finishes and fittings were not deemed important.

When a particular problem has been identified or is suspected, an inspection and report limited to that particular aspect can be undertaken. This is known as a Specific Defect Report. This may be, for example, a report on:

• signs of structural movement
• cavity wall ties
• non-traditional construction, including steel framed houses

As well as pre-lease or purchase surveys, David can prepare a Schedules of Condition and Dilapidation for commercial premises. These can be essential in the avoidance or negotiation of claims for disrepair under the terms of a lease.
When carrying out building work affecting a party wall or boundary, failure to follow correct procedures, as laid down in The Party Wall etc Act 1996, can result in a liability to avoidable costs. We can advise on these matters, and if necessary provide Schedules of Condition and issue Party Wall Notices, as appropriate.
If your home has been damaged by flooding, fire, subsidence and requires a substantial claim against your building insurance, David can assess the work needed and provide a schedule of works to be carried out to repair your home.
 

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