Help to Buy Valuation in St. Clether

The Help to Buy equity loan scheme was created to help first-time buyers onto the property ladder, with a government-backed loan of up to 20% of a new-build property's value. Once you come to repay that loan, either by selling the property or by remortgaging, you need an independent RICS valuation to work out what is owed. That part is not optional, it is a formal requirement of the Help to Buy scheme administered by Homes England. The sum to repay is based on the current market value, not the price you originally paid.

We provide valuations that comply with the RICS Red Book (Valuation - Global Standards), so the report is officially recognised by mortgage lenders, solicitors and Homes England. Each report includes at least three comparable property sales from within the last twelve months, market commentary specific to the St. Clether area, and our professional opinion on the property's current market value. We also make sure every report meets the particular requirements set out in the Homes England guidance for valuations.

Plenty of homeowners in rural Cornwall do not realise that a Help to Buy valuation has to be carried out by a RICS-registered surveyor who is independent of any estate agent or conveyancer. That rule removes any conflict of interest and keeps the valuation impartial. We meet those independence requirements on every valuation we take on, and we can confirm that independence before you book with us.

Across North Cornwall, from small villages such as St. Clether through to Launceston, we have valued a wide range of properties and seen first-hand how the local market moves. In rural locations, suitable comparables are not always easy to find. We know how to identify the right evidence even where sales are scarce, and that local experience helps us produce accurate valuations that stand up to scrutiny from Homes England.

• Independent RICS-registered surveyor
• Compliant with RICS Red Book standards
• At least 3 comparables within 2 miles
• Valid for 3 months from date of issue
• Addressed specifically to Homes England

In the middle of North Cornwall's farming country, St. Clether lies approximately four miles from Launceston. The village is small, with a population of around 189 residents across 69 households, according to the 2021 Census. That rural setting means homes in St. Clether are more often detached or semi-detached houses than flats or terraced properties, reflecting the national trend for rural areas in England. With little in the way of flats or high-density housing, the market here is driven mainly by families and individuals looking for larger homes with land.

The local housing stock ranges from traditional Cornish cottages built of granite and local stone, some of them centuries old, to more modern homes built from the 1970s onwards. Slate roofs are common here, as you would expect in Cornwall, while some older properties may include cob walls or timber frame construction. Those traditional methods can influence both condition and value, and we take them into account when preparing a valuation. We understand the effect these construction types can have on property values in this area.

Geology matters in Cornwall, and it can have a direct bearing on property value across the county. The area sits on a granite spine with intruded sedimentary and volcanic rocks, so properties in North Cornwall can be affected by a range of ground conditions. In places near historic mining areas, which are widespread across Cornwall, there may be underlying issues that affect structural integrity and, in turn, value. Our surveyors know these local complications and reflect them properly in the valuation. Mining heritage is a factor we consider throughout Cornwall.

Cornwall has a deep built heritage, with 12,490 Listed Buildings, and the highest concentration is in the North East of the County where St. Clether sits. Where a property is listed, both its value and the constraints on future work can change quite significantly. We understand how listed building status feeds into valuation and we reflect that accurately in your Help to Buy report.

• Granite and slate construction common
• Limited new-build availability
• Rural character with larger plots
• Mining heritage affects some properties
• Historic mining areas common throughout Cornwall

There are several issues in Cornwall that we consider while preparing a Help to Buy valuation. Damp and mould are common, especially in older properties with solid walls or in homes built using traditional methods such as cob construction. The county's coastal climate brings salt-laden winds and high rainfall, which can speed up deterioration of the building fabric where maintenance has slipped. We inspect carefully for signs of damp and factor any problems into the valuation assessment.

One construction issue associated with Cornwall and parts of Devon is "mundic", a term used for concrete block construction found between approximately 1915 and 1975. Where a property contains mundic blocks, a specialist mundic test may be needed before a mortgage can be obtained, and that can have a significant effect on value. We will identify whether the property falls within the relevant construction period and explain what that means for the valuation.

Roof defects show up regularly in Cornwall properties. We often see problems with slate tiles, particularly older Delabole slate, structural issues caused by inadequate fixings, and general wear from harsh weather exposure. The Delabole slate quarries near Tintagel have supplied roofing materials for centuries, but older slate roofs can suffer from nail fatigue and slippage. Our surveyors check these details carefully and reflect any issues in the valuation report. We know what to look for on traditional Cornish roofs.

Properties in steep-sided valley locations, which are common across Cornwall, can face surface water flooding after heavy rainfall. St. Clether is not directly coastal, but valley settings across North Cornwall still make surface water flooding relevant. Cornwall has approximately 29,000 properties exposed to surface water flooding, and we assess flood risk as part of every valuation. We check the specific risk at the property's location and make sure it is properly reflected in the report.

• Damp and mould in older properties
• Mundic concrete in pre-1975 buildings
• Roof defects and slate deterioration
• Surface water flood risk in valleys
• Mining subsidence risk in historic mining areas