RICS Level 2 Survey in Landrake with St Erney

Landrake with St Erney has a very particular geography, and that brings its own set of points for buyers to think about. Our surveyors know the local geology well, including the parish’s place within the historic Devon and Cornwall metalliferous mining district. Some properties may sit on land shaped by past mining activity, which can affect foundation stability and mean a specialist assessment is needed during the survey. Minerals such as Dickite and Stibnite at Tredinnick Mine in nearby St Erney are a reminder of the mining heritage that still marks this part of Cornwall.

Between the rivers Lynher and Tiddy, the land drops into flooded valleys that have filled with silt over time, leaving salt marsh areas behind. Homes close to these tidal rivers and low-lying valleys can face specific flood risks, and our inspectors look at those carefully. The southern part of the parish, which is largely St Erney, is bordered by tidal rivers, so flood risk assessment is an important part of any property survey here. That local knowledge helps us produce a report that reflects the real conditions affecting homes in this corner of Cornwall.

Across Landrake with St Erney, traditional buildings show the area’s usual construction methods in plain sight. The Church of St Michael, Lantallack Farmhouse, and Landrake House are good examples of slate rubble walls, often rendered or painted, with granite and greenstone dressings. Our surveyors know what to look for in these older structures, from damp penetration and wall tie failure in rendered properties to the state of historic stonework. Many homes in the village also have traditional slate roofs, and those need careful attention to flashing, ridging, and the condition of the battens underneath.

Market data for Landrake with St Erney points to a modest correction, with house prices down 13% over the last year and sitting 10% below the 2021 peak of £259,571. That makes a proper assessment of condition even more important, because buyers need to know they are not paying too much for a home that could need major remedial work. Our survey gives you the detail needed to negotiate with confidence or plan for repairs in advance.

• Mining legacy ground conditions
• Traditional slate rubble construction
• Flood risk from tidal rivers
• Age-related structural concerns
• Rendering and damp issues
• Historic property maintenance needs

Over many generations, the buildings in Landrake with St Erney have developed around the traditional methods used in this part of Cornwall. Slate stone rubble is the main walling material, and it gives the houses real character, but it also brings vulnerabilities that our surveyors examine closely. Those rubble walls are solid enough, yet mortar can erode over time, especially where exposed properties take wind-driven rain through rendered finishes.

Granite and greenstone dressings around windows, doorways, and corners add much of the visual interest to these traditional homes, but they also need a close look at the pointing and any sign of weathering. Our inspectors check these details carefully, because deterioration can let water in and cause internal damp problems. Render, which is common across the area, offers weather protection, although cracks or detachment can hide problems beneath.

Natural slate is the usual roof covering here, sometimes locally sourced and sometimes imported, fixed on timber battens with undercloak materials beneath. We inspect roof slopes from the roof space and, where safe access allows, from outside too, looking for slipped or missing slates, damaged flashing, and the condition of ridge tiles. Many of the properties are old enough for original roof timbers to have seen decades of changing moisture levels, and that can lead to rot or woodworm infestation that weakens the structure.

Wall ties deserve attention in any property with cavity wall construction, or in homes that have been rendered over. Corrosion in wall ties can show itself as bulging render and, in serious cases, structural failure. The properties most likely to contain galvanised steel ties are those built between the 1930s and 1980s, and those ties may now be near the end of their useful life. We assess them where they can be seen or reached.

Set between the deep valleys of the rivers Lynher and Tiddy, Landrake with St Erney is a lovely place to live, but it does bring risks that buyers need to understand. Those rivers are partly tidal, so water levels move with the tide and can rise sharply when heavy rain coincides with high tides. Homes in the lower-lying parts, especially those near the river valleys, face possible flood risk, and our surveyors assess that on every inspection.

Alluvial deposits built up in the river valleys over thousands of years have left ground conditions that can be less stable than the higher ground where much of Landrake village stands. Our surveyors know the warning signs of ground movement, whether that stems from local mining history or from clay shrinking and swelling as moisture levels change. The mining heritage matters, though homes on the higher ground in the village usually sit on more stable foundations.

If we identify possible ground stability issues, the survey report will spell out what needs to happen next. That could mean a mining risk assessment, especially where a property lies near known historic workings, or a geo-technical investigation if there are signs of movement. Finding out before completion gives buyers time to make an informed decision and, if needed, renegotiate the price to reflect remediation or further specialist work.

The Landrake with St Erney Neighbourhood Development Plan backs new housing in the village, including small-scale schemes on exception sites. For anyone looking at a new build, our survey still offers useful reassurance that the work has been carried out to the expected standard, even where NHBC or similar structural warranties are in place.

To make the findings easier to read, your RICS Level 2 Survey report uses a straightforward traffic light rating system. Homes in Landrake with St Erney can receive ratings across the full range, depending on age, construction type, and how well they have been maintained. Knowing what those ratings mean helps buyers make better decisions and negotiate with sellers more effectively.

Items rated as "urgent" need immediate attention and may affect the safety of the property. They can include serious structural defects, dangerous electrical installations, or severe damp that could worsen quickly if left alone. Our surveyor will flag these clearly and recommend urgent remedial action before the property is occupied any further.

Defects marked as "requires attention" are important, but they are not immediately dangerous. In traditional homes in Landrake with St Erney, these often include age-related matters such as failing render, worn roofing materials, or timber decay in non-structural parts. Properties rated as "acceptable" usually have small issues that amount to normal maintenance for a home of that age and type.

The report also gives a market valuation and a reinstatement figure for insurance. We base the valuation on current Landrake with St Erney property prices, so buyers can judge whether the asking price matches the condition of the home. When serious defects are uncovered, that information can be useful leverage in price negotiations and may save thousands of pounds.