Help to Buy Valuation in Hernhill

Redeeming a Help to Buy equity loan means getting the right valuation in place first. If you are selling, remortgaging, or buying out the government's share, we need to provide a RICS Red Book valuation by an independent surveyor. This is not a mortgage valuation or a home survey, it is a formal statutory valuation used to confirm the open market value of the property on the date of inspection. The report must be addressed to the Help to Buy administrator, and it stays valid for three months from the date of inspection, so timing matters.

In Hernhill, we carry out valuations that meet both RICS Red Book standards and the detailed requirements set by Homes England. Each one includes a full internal inspection, analysis of at least three comparable sales within a two-mile radius where available, and adjustments for differences in size, condition, and features. Hernhill is a relatively small market, with only 12 sales in the past 12 months, so local judgement counts for a lot. Our surveyors use their knowledge of the village, including sales at The Orchards and Hernhill Gardens, together with historic evidence from properties inside the Conservation Area.

The ground beneath Hernhill and the wider Faversham area can have a bearing on value. London Clay and Thanet Formation soils sit underneath much of this area, and both have shrink-swell potential. In wet conditions they expand, and in dry spells they contract, which can cause movement where foundations are shallow. That is especially relevant to the older buildings around Hernhill Church and The Old Vicarage within the Conservation Area. We take these local ground conditions into account when assessing condition and any defects that may influence the valuation figure.

Extra points come into play for homes within or close to the Hernhill Conservation Area. Listed buildings on St Michael's Road and The Street, for example, may be subject to restrictions on alterations or extensions, and that can affect both marketability and value. Our surveyors know the Conservation Area boundaries well and understand the effect heritage designations can have in a village setting like this. If a property's historic status raises any issue, we note it and reflect it properly in the final valuation report.

• RICS Red Book compliant valuation
• Internal property inspection included
• Minimum three comparable sales analysis
• Valid for Help to Buy redemption
• Addressed to Homes England
• Independent of estate agents

Hernhill village is itself a designated Conservation Area, and that shapes how many local homes are valued. Buildings such as Hernhill Church (St Michael), The Old Vicarage, and various historic farmhouses and cottages are listed and benefit from added protection. For any property within or next to the Conservation Area, we consider what those heritage designations mean for value and marketability. The village character matters here, particularly the traditional red or yellow stock brickwork and Kentish ragstone details that set Hernhill apart from newer nearby development.

Geography matters as well. Hernhill is generally at low risk of flooding from rivers and the sea, but Environment Agency mapping shows pockets of medium to high surface water flood risk, especially in localised depressions and on certain roads near the village centre and approaches. Where a property falls in one of those areas, we take that into account and note any signs of past flooding or drainage trouble during our inspection. There is also the transport draw, with Faversham railway station offering High-Speed services to London St Pancras in under 90 minutes, and that continues to support demand and pricing.

The defects we see in Hernhill often reflect the age and build type of the village housing stock. Homes built before 1919 commonly have solid walls rather than cavity walls, and those can be more prone to damp penetration, especially low down where moisture rises from the ground. Local London Clay soils also show shrink-swell behaviour, which can lead to subsidence or heave, particularly where foundations are shallow or mature trees stand close to the generous gardens common in the village. Roof defects are another regular issue, including worn clay tiles, slipped slates, and failed lead flashing, and all of this can affect value and the prospect of a clean Help to Buy valuation.

We are trained to spot those issues and judge what they mean for the valuation figure. If a defect is significant, it is reflected in the open market value so the report matches the property's actual condition. At newer schemes such as The Orchards and Hernhill Gardens, we also look at snagging items or defects that have appeared since the original purchase, together with build quality and anything specific to that construction type. Where a client wants more detail than a Help to Buy valuation provides, we can arrange a separate RICS Level 2 or Level 3 survey for a fuller picture of condition.