RICS Level 2 Survey in BS28

Wedmore and the hamlets around it are among Somerset's most distinctive rural spots, but much of that appeal comes from age. Properties in the BS28 postcode are older than the national average in disproportionate numbers, with the village centre and surrounding lanes lined by buildings that pre-date the First World War. Attractive, yes, but worth examining properly before purchase.

Wedmore village itself sits within a designated Conservation Area. Planning restrictions can therefore affect what changes are allowed within its boundaries, and the designation usually goes hand in hand with a higher concentration of listed buildings and structures of architectural significance. Anyone buying in a Conservation Area needs a clear picture of the obligations that may come with ownership, and our report highlights the relevant points so your solicitor can take them further.

There is more to BS28 than its historic buildings. Part of the postcode falls within the Somerset Levels, one of England's lowland landscapes most affected by flooding. Homes near the River Brue and other local watercourses may face a higher risk of river and surface water flooding, so we look for visible evidence of past flood damage and note aspects of the building's construction that could affect resilience. That gives buyers something concrete to work with before they commit, especially on the insurance side.

With property values averaging over £610,000, the survey fee is only a small slice of the overall purchase cost. Even so, it can be one of the best-value sums a buyer spends. Spotting a major defect before exchange may save tens of thousands in remedial work, or give you grounds to renegotiate based on the property's actual condition.

Under the fields and villages of BS28, the geology is worth understanding too. The Somerset Levels are underlain by mixed alluvial deposits, clays, silts and peats laid down by historic flooding, together with older formations such as Lias Group clays and limestones, and in some places Mercia Mudstone Group rocks made up largely of clay and siltstone.

Clay-rich soils come with a shrink-swell risk. In dry summers they lose moisture and contract, which can move the ground enough to crack foundations and cause structural distress in the building above. In wetter winters the same soils take water back in and expand again. Over decades, repeated shrinkage and swelling can place gradual stress on foundations, especially in older properties built before modern foundation engineering.

Mature trees close to a property can make clay shrinkage worse because they draw large amounts of moisture from the ground. We assess how near significant trees are to the building and record any visible cracking patterns that could point to movement. Where potential ground movement is apparent, we explain it and set out what further specialist investigations a buyer may want before committing.

BS28 is not like some of England's industrial areas, where coal mining or other underground workings can create a subsidence risk. Here, ground stability concerns are mainly tied to the natural geological conditions already described, and once they have been identified and assessed properly, they are usually manageable.

After you receive our survey report, the next move depends on what it shows. Where significant defects are identified, buyers often use the report to renegotiate the purchase price, ask the seller to complete particular repairs before exchange, or, in rarer cases, decide not to proceed with the purchase at all.

Plenty of BS28 properties, especially older stone buildings, will show issues that are perfectly normal for their age. Patched pointing, slight roof tile slippage and ageing guttering are common findings in pre-1945 Somerset homes, so these points should be read in context rather than as a cause for alarm. What the survey does provide is a realistic view of the maintenance programme you would be taking on as the new owner, and that feeds directly into the true cost of ownership.

Sometimes our report will suggest further investigations, perhaps a specialist damp survey, a drainage CCTV inspection or an electrical installation condition report. If your timetable allows, it is generally sensible to arrange these before exchange. You then have the fullest possible picture before the point of no return, and you are in a stronger position when discussing the property with the seller.

If the survey brings a serious structural problem to light, we advise discussing it with a structural engineer. Our job is to identify concerns and flag them clearly. The engineer can then define the extent of the problem and the likely remediation cost, giving you the figures needed to make an informed decision and, where appropriate, renegotiate the agreed purchase price.