RICS Level 2 Survey in Selside and Fawcett Forest

The Selside and Fawcett Forest area has its own quirks for buyers. This rural parish in Westmorland and Furness has a distinctive stock of homes, with many dating from the C14th through C18th centuries. The average property price of £415,000 shows the appeal of those historic places, though older houses can hide problems that only a professional survey will pick up. Many predate modern building regulations entirely, so electrical systems may still be original or only partly updated over the years.

A lot of homes here are listed buildings, or sit in heritage settings, because historic assets are so concentrated. Selside Hall (Grade II*, C14th), the Church of St Thomas (Grade II, 1838), and plenty of C17th and C18th farmhouses and bridges all shape the local character. Our surveyors look closely at the state of period features and any restoration work already carried out, because that history matters when a property changes hands. We also check whether modern alterations fit listed building requirements.

Geology matters here too. The area sits between the River Mint and River Sprint, so flood risk is a live issue for some properties. The rural setting also means homes may depend on private water supplies, septic tanks, or older drainage systems that need a specific inspection. Fawcett Forest also has a history of small-scale quarrying, so some plots may sit on or near former quarry land, with ground conditions that deserve a closer look.

Hill farming and grouse shooting have long shaped the local economy, so many properties come with land attached, or form part of working agricultural holdings. That brings its own points to check, from boundaries and rights of way to the condition of any agricultural buildings included in the sale. Our Level 2 survey looks at those issues as part of the wider picture, so buyers know what they are taking on.

Homes in Selside and Fawcett Forest usually reflect the traditional building methods of the Cumbrian uplands. Local slate and limestone dominate, with thick stone walls that hold heat well but can let damp in if they are not maintained properly. Knowing the construction type is key, it helps us spot likely issues and gives owners a sensible basis for future maintenance.

Many historic farmhouses and cottages here have timber-framed elements, especially on upper floors where oak beams carry the structure. These methods have served buildings well for centuries, although they still need regular maintenance to stop deterioration. Our surveyors inspect all accessible timber for rot, insect damage, or movement that could point to a deeper problem.

Barn conversions are common in this part of the world, with agricultural buildings turned into homes over recent decades. Those schemes often involve major structural work, including steels, new foundations, and damp-proof courses. We assess the quality of the conversion and flag any areas where the original agricultural layout could make modern living more difficult.

Roofs on properties in Selside and Fawcett Forest are usually natural slate or stone tiles, which reflects both the local geology and older building practice. They are tough materials, though they still need regular inspection, especially after severe weather. Our surveyors check for missing or damaged tiles, the condition of ridge tiles, and the flashing around chimneys and dormer windows.

Properties in Selside and Fawcett Forest often show the sort of problems that come with older Cumbrian housing stock. Many homes here predate modern building regulations, so electrical systems may be dated, insulation may fall short of current standards, and original features can need regular upkeep. We often pick up damp penetration too, especially in wet weather. Rising damp and penetrating damp are common in traditional stone properties, particularly where original lime mortar pointing has broken down or been replaced with cement render that traps moisture.

The rural setting means some properties depend on private water supplies or septic tanks, both of which need specific checks. Homes near watercourses such as the River Mint or River Sprint may have flood resilience measures in place, or they may need flood risk assessments. Surface water flooding can also be an issue in this hilly area, especially for properties with long private driveways or those set below higher ground. We note how close a property sits to watercourses and explain any flood risk implications.

Traditional stone walls look great, but they can suffer from weathering, mortar erosion, or structural movement over time. Cumbrian winters bring a freeze-thaw cycle that can speed up the breakdown of porous stone and pointing. We inspect walls for cracks, bulging, or signs of historic movement that could point to foundation issues or other structural concerns needing further investigation.

Roof condition is a regular focus in our surveys, as older slate and stone roofs need routine maintenance. Chimneys on period homes often call for attention, and our surveyors look for deterioration, flashing failures, or structural concerns. Parapet walls, valley gutters, and flat roof areas can also be troublesome on older properties, especially where original details have been altered or weakened.