The Survey Service

"N.S. Bennett & Associates was established in 1961 and have been practicing as Chartered Surveyors in the Durham, Chester-Le-Street, Stanley and Consett areas since that time.

I myself have been involved in the survey and sale of property in the Durham, Chester-Le-Street, Stanley and Consett area since 1979 and I am a MRICS Surveyor and RICS Registered Valuer. Accordingly, I feel that when you are looking for a further examination of any property you are proposing to buy, our long experience and depth of local knowledge will enable us to provide you with an unrivalled Chartered Surveying Survey Service at an economic fee.

In addition to valuation reports (which are designed to advise only on the property's value, not it's condition) we can offer two forms of report on the property's condition for your assistance."

Stephen Bennett M.R.I.C.S

 

NS Bennett Survey

SURVEY LEVEL 2 (FORMERLY KNOWN AS A HOME BUYERS REPORT)

NS Bennett Survey

This level of service is for clients who are seeking a professional opinion at an economic price. It is, therefore, less comprehensive than a level three service. The focus is on assessing the general condition of the main elements of a property. Minor matters that do not affect the property’s value are not generally reported.

This intermediate level of service includes a more extensive visual inspection of the building, its services and grounds than a Level 1 Survey (which we do not provide) or a valuation, but still without tests. Concealed areas normally opened or used by the occupiers are inspected if it is safe to do so (typical examples include roof spaces, basements and cellars). The report objectively describes the condition of the different elements and provides an assessment of the relative importance of the defects/problems. At this level, although it is concise, the report does include advice about repairs and any ongoing maintenance issues. Where the surveyor is unable to reach a conclusion with reasonable confidence, a recommendation for further investigations should be made.

This level of service suits a broader range of conventionally built properties, although the age and type will depend on the knowledge and experience of the RICS member. This level of service is unlikely to suit:

  • complex buildings, for example those that have been extensively extended and altered
  • unique or older historic properties – although survey level two services may be appropriate for some older buildings, the decision will depend on the RICS member’s proven competence and knowledge and the nature of the building itself. For example, a survey level two report on homes with traditional timber frames or those built much before 1850 is likely to be inconclusive and be of little use to the client or properties in neglected condition

This service can be carried out with or without a Market and Reinstatement Valuation.

When inspecting the property we will cover parts of the structure which are visible or accessible, including the roof space as seen from below the main roof’s ridgeline (if this is safely and easily accessible). We WILL NOT inspect the sub floor void, lift floor coverings, move furniture, inspect the cavity or roof surfaces, or test services. (Any major suspected defects in areas, which cannot be inspected, will be listed and further investigations or surveys recommended as necessary).

The report will be set on a standard format produced by the RICS and any reports undertaken are carried out in accordance with the Institution’s Description of the RICS Home Survey - Level 2 (Survey or Survey and Valuation), Standard Terms of Engagement and Helping you choose the right survey documentation (copies of which is available at our office or can be downloaded below).

SURVEY LEVEL 3 (FORMERLY KNOWN AS A BUILDING OR STRUCTURAL SURVEY)

This is a more detailed examination of the property and provides a report on the condition of the same, describing any major visible structural or other defects. When inspecting the property we will cover parts of the structure which are visible or accessible from ground level and the roof space as seen from below the main roof’s ridgeline (if this is safely and easily accessible). Although more detailed, the inspection WILL NOT test services, expose the foundations, lift floor coverings, reach roof surfaces, inspect parts which are covered, unexposed or inaccessible, but any of these additional services can be arranged if required.

The level of this service is for clients seeking a professional opinion based on a detailed assessment of the property.

The service consists of a detailed visual inspection of the building, its services and the grounds and is more extensive than a survey level two. Concealed areas normally opened or used by the occupiers are inspected it it is safe to do so (typical examples include roof spaces, basements and cellars).Although the services are not tested, they are observed in normal operation, in other words, they are switched on or off and/or operated where the occupier has given permission and it is safe to do so.

The report, objectively describes the form of construction and materials used for different parts of the property. It describes the condition and provides an assessment of the relative importance of the defects/problems. Additionally it should :-

  • Describe the identifiable risk of potential or hidden defects in areas not inspected
  • Propose the most probable cause(s) of the defects based on the inspection
  • Make general recommendation in respect of the priority and likely timescale for necessary work

Where we feel unable to reach the necessary conclusions with reasonable confidence, we will refer the matter for further investigations. However a level three survey such referrals should be the exception rather than the rule. A survey level three report should aim to provide the client with all the information they need to make a decision.

This level of service will suit any domestic residential property in any condition depending on the competence and experience of the RICS member.

This service comes without a market valuation but this can also be provided for a modest additional charge.

The report will be set on a standard format produced by the RICS and any reports undertaken are carried out in accordance with the Institution’s Description of the RICS Home Survey - Level 3 Survey, Standard Terms of Engagement and Helping you choose the right survey documentation (copies of which is available at our offices or can be downloaded below).

Scale of Charges

Valuations

Purchase Price Not Exceeding Residential Property Commerical Property
£150,000 £175.00 £300.00
£200,000 £200.00 £325.00
£250,000 £225.00 £350.00
£300,000 £250.00 £375.00
£300,000 and over £275.00
+ £25.00 per £50,000.00 excess
£400.00
+ £25.00 per £50,000.00 excess

Additional charges are made for valuations to be used in Legal proceedings (£20) and retrospective valuations (£100). All fees are subject to V.A.T at the appropriate rate.

Scale of Charges

The RICS Level 2 (Homebuyer Report)

Purchase Price Not Exceeding Fee Without Valuation Fee With Valuation
£100,000 £375.00 £400.00
£200,000 £425.00 £450.00
£300,000 £475.00 £500.00
£400,000 £525.00 £550.00
£400,000 and over £575.00
+ £50.00 per £100,000.00 excess
£600.00
+ £50.00 per £100,000.00 excess

All fees are subject to V.A.T at the appropriate rate

The RICS Survey Level 3 (Building Structural Survey)

Purchase Price Not Exceeding Fee Without Valuation Fee With Valuation
£100,000 £575.00 £600.00
£200,000 £625.00 £650.00
£300,000 £675.00 £700.00
£400,000 £725.00 £750.00
£500,000 £775.00 £800.00
£500,000 and over £825.00
+ £50.00 per £100,000.00 excess
£850.00
+ £50.00 per £100,000.00 excess

All fees are subject to V.A.T at the appropriate rate

Other Professional Services

  • Rental valuations
  • Commercial valuations
  • Compulsory purchase negotiations
  • Help to Buy redemption Valuations
  • Matrimonial valuations
  • Probate valuations
  • Taxation valuations
  • Leasehold reform act valuations
Members