RICS Level 2 Survey in Launcells

The survey gives a detailed visual inspection of all accessible areas, including walls, roofs, floors, ceilings, doors and windows. Our surveyor checks for structural defects, damp, timber decay, roofing issues and signs of movement. The report also covers market valuation, insurance rebuild cost and condition ratings for the main elements. In Launcells, we pay close attention to damp in solid-wall construction, the condition of slate roofs and any movement linked to local clay soils. We also look for the kinds of problems seen in the area’s older stone and cob buildings, such as deteriorating lime-based renders and any effect from River Neet flooding.

For a typical 3-bedroom detached property in Launcells, prices start from around £500 and rise to £750 depending on size, age and complexity. Flats and terraced properties usually sit at the lower end, approximately £400-£600, while larger or older detached homes can cost more. It is a sensible investment when the average property price in Launcells is £390,000 and so many homes here need the specialist knowledge our surveyors bring to local construction methods. We keep our pricing competitive without cutting back on the thoroughness expected from RICS-qualified professionals.

A RICS Level 2 Survey is especially useful for older properties in Launcells, where most homes date from before 1919 and many are built using traditional stone, cob or solid brick methods. These properties often have age-related problems, including outdated electrical systems, absent or failed damp-proof courses, and worn original features like slate roofs and lime plasterwork. The survey highlights these issues so you can factor them into your purchase decision. For listed buildings, which include various farmhouses and cottages across the parish, we may recommend a more detailed Level 3 Building Survey because of their complex construction and conservation requirements.

Yes, our surveyors use visual inspection and moisture meters to pick up signs of damp in walls, including rising damp and penetrating damp. Many older properties in Launcells were built without modern damp-proof courses, so damp is a common finding. The report identifies the type of damp, the likely causes and the recommended remedial works. We know lime-based renders and plasters on many local buildings can both hide and contribute to damp issues, and we know how to assess those traditional materials properly.

If the survey report identifies significant defects, you have a few routes open to you. You can ask the seller to carry out repairs before completion, negotiate a reduction in the purchase price to cover the works, or, in more serious cases, pull out of the purchase. The report gives you the evidence needed to renegotiate confidently. Our condition ratings clearly separate defects needing urgent attention from those that are less pressing, so you can focus your discussions with the seller on the real condition of the property.

A typical RICS Level 2 Survey for a 3-bedroom property in Launcells takes between 2-3 hours to complete, depending on size and complexity. Larger detached houses or properties with outbuildings may need longer. You will receive your detailed written report within 3-5 working days of the inspection. If a purchase is time-sensitive, we can sometimes expedite reports, and our team keeps you updated throughout.

Homes near the River Neet, or in low-lying parts of the parish, can face surface water flooding risks, particularly during the heavy rainfall common in Cornwall. Our surveyors check drainage conditions, soakaways and any signs of previous flooding. We include those observations in the report so you can judge the flood risk properly. Launcells itself is inland and not exposed to coastal flooding, but the local topography and drainage patterns mean surface water can build up in certain areas after heavy rain.

Many properties in rural Launcells rely on private sewage systems rather than mains drainage. Our surveyors note the presence of septic tanks or cesspits and assess their condition where visible. We recommend a separate drainage inspection by a specialist, because the operation and compliance of these systems sits outside the scope of a standard RICS Level 2 Survey. Private drainage faults can be costly to put right, so it is important to know what you are buying before you complete.