Help to Buy Valuation South Kirkby and Moorthorpe

A Help to Buy valuation is a RICS Red Book valuation used when you are redeeming or remortgaging a Help to Buy equity loan. It is not the same as a standard mortgage valuation. We provide the report through a RICS qualified valuer who is independent of any estate agent involved in the transaction, and the purpose is to confirm the current market value of the property so the amount due to Homes England can be worked out.

From 2013 to 2023, the Help to Buy scheme allowed purchasers to take an equity loan of up to 20%, or 40% in London, against the value of a new build property. If you bought in South Kirkby and Moorthorpe under the scheme, including at The Hawthorns on Common Lane or in the Minsthorpe area, an official valuation is needed when you reach the five-year anniversary or decide to remortgage. We also make sure the report is addressed to the Help to Buy administrator and states that there have been no material changes since the original purchase.

During the inspection, we look over the property inside and out, including all accessible areas such as roofs, walls, windows and foundations. We measure every room, take photographs of the main features and consider the general condition. After that, we review comparable sales from within a 2-mile radius, concentrating on sales from the last six months, so the figure reflects current market conditions in South Kirkby and Moorthorpe rather than a wider patch.

There are a few details the report must contain, and they matter. We include the property address, your name as the borrower, and a clear market value, and we confirm that both an internal and external inspection took place. The report also needs support from at least three comparable sales, which helps the Homes England administrator deal with the redemption without unnecessary delay.

The housing stock in South Kirkby and Moorthorpe has a character shaped by its West Yorkshire mining past. A large share of homes dates from the 1919-1945 and 1945-1980 periods. Around 40-45% of properties are semi-detached, terraced homes account for roughly 30-35%, detached houses make up approximately 15-20%, and flats are in the region of 5-10%.

Ground conditions are one of the local factors we keep in mind. South Kirkby and Moorthorpe sits on Coal Measures strata, and the presence of glacial till and boulder clay deposits creates a moderate to high shrink-swell risk. That clay geology can affect foundations, especially during very wet or very dry spells, so some properties show minor structural movement, and we assess anything that could influence value.

Historical mining activity is also part of the picture in South Kirkby and Moorthorpe. Although the main risks will usually have been remediated, we still advise buyers and owners to consider a Coal Authority report for extra detail, particularly where properties sit in older parts of the village around Church Street and near the former colliery sites.

In this area, red brick is the main building material, with timber roofs and coverings of either slate or concrete tile. Homes built before 1919 can often have solid wall construction, while properties from the 1920s onwards are more likely to use traditional cavity wall construction. That distinction helps us judge condition and value more accurately in this market.

Some issues crop up time and again in this part of the market. Because so much of the housing stock was built between 1919 and 1980, damp is a regular concern, particularly in terraced and semi-detached homes. We often see rising damp, penetrating damp and condensation caused by poor ventilation, failed damp-proof courses or general wear and tear, and pre-1919 properties with solid wall construction can be especially vulnerable.

Roof defects are another common finding. Across South Kirkby and Moorthorpe, we regularly come across worn or damaged roofs, slipped tiles, deteriorated flashing and ageing felt systems, especially where maintenance has slipped. Those points can affect market value, so we note the roof age, tile condition and any evidence of past or present leaks in the valuation report.

Drainage can be a problem too, especially in older housing. Blocked or damaged drains may lead to localised flooding and damp, and homes in lower-lying spots can be more exposed to surface water flooding during heavy rainfall. We take that into account, including any localised risk linked to watercourses such as the Southfield Dyke during intense rainfall events.

With clay geology underneath and a history of mining above it, we are always alert to signs of subsidence or structural movement. Older properties with shallow foundations, or homes close to trees, can be more prone to localised subsidence. Minor settlement cracking is fairly common, but we look at whether movement appears significant enough to justify further investigation, and for former coalfield properties we always recommend a Coal Authority mining report.