RICS Level 2 Survey in Lanlivery

Our RICS Level 2 surveys start with a detailed visual inspection of all accessible parts of the property. We look over the walls, roof, floors, doors, windows and joinery for defects, decay or damage that may not show up on a routine viewing. The survey also gives an overall view of condition and points out any areas needing urgent attention or further specialist investigation. Each report is produced to strict RICS guidelines, so the findings stay consistent and reliable.

Lanlivery has plenty of properties built in traditional Cornish styles, with granite fronts, slate roofs and period details, so our surveyors pay close attention to what comes with older homes. We check for familiar issues such as damp penetration, roof condition, the stability of exposed ceiling timbers and the state of granite fireplaces. Where a property has slate flagstone floors or timber floorboards, we look at their current condition and flag anything that raises concern. Our Cornwall experience means we understand the way local weather affects building materials over time.

The Level 2 survey also brings a market valuation and rebuild cost assessment, both of which are useful for insurance. In Lanlivery, where average prices reach £750,000, that rebuild figure matters because nobody wants to end up underinsured. Our surveyors use local knowledge to set valuations that reflect the Cornish property market. We also check visible parts of the property against current building regulations and note any alterations that may need further investigation.

We inspect the main building services, including the electrical consumer unit, visible plumbing pipework and heating systems. We do not test them, but we do note age, condition and any obvious safety issues. In Lanlivery, older electrical installations are common in period cottages, so we highlight anything that should be checked by a qualified electrician before completion.

• Visual inspection of all accessible areas
• Assessment of main construction types
• Analysis of visible defects and damage
• Market valuation and rebuild cost
• Insurance rebuild figure
• Advice on repairs and maintenance
• Assessment of electrical and heating systems
• Thermal condition notes

Properties in the Lanlivery area, especially those built before 1919, often show defects that our surveyors are trained to spot. Traditional Cornish cottages with solid walls, rather than modern cavity wall construction, are more prone to penetrating damp, particularly with the wet weather Cornwall sees throughout the year. We check internal walls carefully for damp staining, peeling wallpaper or mould growth that may point to an ongoing moisture issue.

Roof defects are another frequent finding here. Many homes have slate pitched roofs that are durable, but they can still suffer from slipped or broken tiles, failing mortar on ridge lines and corrosion of lead flashing around chimneys and valleys. Our surveyor will access the roof where it is safe to do so, or use binoculars to inspect the slope from ground level. We also check fascias, soffits and guttering, because blocked or damaged gutters can let water into the building fabric.

Timber decay affects many period properties in Cornwall, including those around Lanlivery. Exposed ceiling timbers, roof rafters and floor joists can be attacked by wood-boring insects or fungal decay if moisture levels rise. We tap structural timber with a rubber mallet to judge its condition and probe any areas that look suspicious. Windows and door frames are also checked for rot, especially at the base where water can gather.

Because of the geology in Cornwall, some properties may be affected by ground movement. We did not find specific mining data for Lanlivery, but homes in nearby areas have been built on former mining ground. Our surveyors look for signs of subsidence such as cracking to walls, sticking doors or uneven floors. Where we spot any concern, we recommend further investigation by a structural engineer before you commit to the purchase.

Lanlivery sits in a picturesque valley, and both the local geology and traditional building methods have shaped the housing stock here. Many homes in the area feature granite construction with natural stone facades and slate pitched roofs, reflecting Cornish building heritage. These materials are usually durable, but they still need regular maintenance, particularly in the wetter Cornish climate. Granite faces on many properties can suffer mortar deterioration over time, which opens the door to water ingress.

With period homes, including Georgian-era properties and traditional cottages, many buildings in Lanlivery are over 50 years old. Older homes often need more attention during a survey, because damp, outdated electrical systems and roof condition tend to crop up more often. Our surveyors are used to assessing these traditional buildings and can give practical guidance on maintenance and repair priorities. We also understand that period features are often central to a property's value.

We did not identify specific flood risk data for Lanlivery in our research, but any Cornish valley location should be checked for drainage and surface water issues. During the inspection, our surveyors note water staining, dampness or drainage concerns. If the property sits near water courses or low-lying land, we may suggest extra flood risk checks. The River Fowey, which flows near the area, can contribute to localized flooding in certain conditions.

Many properties in Lanlivery fall within conservation considerations because of the village setting and the surrounding countryside. If you are buying a home with heritage features, our survey can pick out areas where future maintenance may need listed building consent. We give practical advice on owning a traditional property in this area, including sympathetic repairs that keep the building's character while dealing with defects.

• Traditional granite and slate construction
• Period property features
• Drainage and damp assessment
• Roof condition and age
• Electrical safety checks
• Conservation considerations
• Structural movement assessment
• Timber decay evaluation