RICS Level 2 HomeBuyer Survey Egloshayle

Close to the River Camel in north Cornwall, Egloshayle has a distinctly picturesque setting, and its housing mix reflects the village’s history as a civil parish. You will find period stone cottages by the church, modern homes at Green Hill, and plenty in between, each with its own quirks. Our inspectors know the local build patterns well, so they are alert to the things that matter in Cornish properties, from local stone and slate roofs to lime mortar, all of which call for a different approach from newer-build homes. On Egloshayle Street alone, there have been 86 property sales since 1995, which tells its own story about demand here.

Older homes make up a sizeable share of the stock in Egloshayle and the wider Wadebridge area, and many would really benefit from a RICS Level 2 survey. Properties built before 1976 often have solid walls instead of cavity insulation, ageing wiring, and roofing materials that may be nearing the end of their useful life. With market data showing price changes from the 2023 peak, buyers need a clear view of whether a property still offers proper value. Our surveyors work across this postcode area regularly and know how age and construction type can affect what they find.

There are also local ground conditions to think about. Egloshayle is not on the coast, but being close to the River Camel means some lower-lying homes can raise questions around flood risk and drainage. Cornwall’s geology, with its granite and slate formations in the north of the county, can influence the way water moves through the ground. Historic mining activity across parts of Cornwall is another factor that sometimes needs checking, especially for older homes with larger gardens or properties in places where mining may once have taken place. Our surveyors watch for signs of movement and can suggest more investigation if it is needed.

The materials used in Egloshayle homes reflect what has long been available locally, as well as the area’s building traditions. Traditional stone cottages usually have solid stone walls with lime mortar pointing, so their upkeep is not the same as a modern cavity wall property. Older roofs often still carry slate from local quarries, although how well they have lasted depends very much on maintenance. Newer homes, including those at the Sage Home development at Green Hill built by Linden Homes under The Cornish Quarter, are put together using modern methods, but a professional survey can still pick up problems that are easy to miss.

• Traditional stone construction with potential for damp issues
• Older roofing systems including slate that may require maintenance
• Potential drainage considerations near the River Camel
• Electrical and plumbing systems that may need updating
• Ground stability considerations related to historic mining activity
• Solid wall properties lacking modern cavity insulation

Your RICS Level 2 HomeBuyer Survey report is written to be clear and useful, even if you know very little about how buildings are put together. It starts with an executive summary setting out the overall condition of the property, then moves through detailed sections on each main element, from the roof right down to the foundations. Each section carries a RICS traffic light rating, with red for urgent issues needing immediate attention, amber for defects that should be monitored or repaired in due course, and green where no significant issues were found. That structure makes it easier to decide what needs doing first.

For buyers in Egloshayle, the report will also touch on local factors that may affect the home. That could mean comments on how near the property is to the River Camel and any flood risk considerations, notes on the general condition of homes nearby, and advice on maintenance needs linked to the style of construction. If the surveyor spots something that needs a specialist look, such as possible mining activity or concerns about ground stability, that will be flagged clearly with next steps. Homes in this part of Cornwall often need interpretation that takes local detail into account.

One useful part of the RICS Level 2 format is the market valuation and insurance rebuild figure included for the property. In the current Egloshayle market, where prices have moved sharply over the past year, that can be especially helpful. An independent valuation from a chartered surveyor gives you extra confidence in the purchase and can also help when speaking to a mortgage lender. The rebuild cost is just as important for buildings insurance, since it helps reduce the risk of being underinsured if the worst should happen.

The report also includes a section on legal points for your conveyancing solicitor to review. It covers matters such as guarantees for previous works, planning permissions and building regulation approvals for alterations, and any rights of way or easements that could affect the property. This is not a legal search, but it does highlight areas that may need further checking during conveyancing, which can save trouble after completion.