Level 2 or Level 3 survey?

mills112

My FIL is buying a one bed flat in Surrey that is a converted semi detached house with two flats. His one is the bottom flat. It is a leasehold property but the freeholder, a company, doesn't seem to get involved and the two neighbours sort their own repairs and maintenance out.

There is no service charge.

The property is built between 1900 - 1929. EPC grade D.

The property looks to be in good condition.

What do you think survey level do we need?

Albermarle

Was the conversion done recently, or many years ago ?

silvercar

I’d do a full level 3 survey, if your surveyor can access and survey the whole property. If they are only going to do one flat it’s less valuable, so I would have a chat with the surveyor first. Don’t just tick the box on the mortgage application form.

In fact, I would only do a level 1 valuation through the mortgage lender after I had arranged a full structural survey myself.

mills112

https://forums.moneysavingexpert.com/discussion/comment/81938799#Comment_81938799

it was a very long time ago

mills112

https://forums.moneysavingexpert.com/discussion/comment/81939131#Comment_81939131

my FIL is buying the property for cash so there is not going to be a lender valuation.

good point about access the whole property. the flat is the ground floor so the surveyor will not be able to access the loft as that is from the upstairs flat. so he can only look at it from the ground externally. i already done that with my binoculars and the tiles look to be in good condition.

will a level 2 survey do a damp test?

update - i just read a level 2 survey that my friend had when he bought his flat a few years ago and it is extremely detailed to be fair. it also had damp tests. looks like level 2 is going to be good enough to be honest.

silvercar

you need to check the deeds carefully, or through your solicitor. If there is a leak in the roof, is it a shared cost or just the upstairs flat? If you have any responsibilities for areas, they need to be surveyed.

Albermarle

If you get high damp readings, then I suggest you type 'damp' into the forum search box, as it is a very common thread subject.

Bigphil1474

The rule of thumb I was given was that houses built after 1960 that had no structural alterations or possible structural issues are okay with a Level 2. Anything older, or had structural alterations, or signs of movement etc. should have a Level 3 survey. Obviously there'll be some variations, and if you know a good reliable builder, you might be able to skip the whole survey altogether for a cash buyer.

user1977

Bear in mind that the "extra" stuff you get in a Level 3 might still be irrelevant if the surveyor can't get access - they'll e.g. look under the floorboards, but only if they can easily get access. They'll give very similar disclaimers if the loft was stuffed full of junk or they couldn't see under the carpets or behind furniture etc.

mills112

https://forums.moneysavingexpert.com/discussion/comment/81939598#Comment_81939598

not yet had the legal papers through. it is a leasehold property where the freehold is for the two flats. the owner said that they have to share the costs for the whole building with the neighbour upstairs as technically speaking, the freeholder pays for the external repairs and claim it through the service charge or major works notices but they don't bother with these two so they look after themselves. it has been like that for many many years as he has owned it for 10 years.

do you think the surveyor could get permission from the freeholder to go into the upstairs flat and look in the loft?

mills112

this flat is on the ground floor so the surveyor can not get access to the loft as it doesn't have a loft.

update - just had some quotes through and one of the quote stated that level 2 is the most appropriate for the property as I had sent them a link to the property details on rightmove, so it looks like level 2 is what I will be going for.