Choosing a Survey

It's important to have a survey before you make an offer on a property in Scotland or before you exchange contracts in the rest of the UK. However, over half of today's buyers fail to do this, and rely on the lender's basic valuation alone - a risky proposition when you learn that around 1 in 5 properties are found to have major faults, such as dry rot, damp or insect infestations.

In addition to getting a survey, you should take a long and careful look at the house yourself, not just a cursory glance. Look at everything and try to get an idea of the likely cost to you of rectifying defects.

If a survey brings to light any poor condition that isn't already reflected in the asking price, you should negotiate a reduction to cover the cost of repairs or renovation. If a property needs work doing on it, obtain a quotation in writing from a local builder or specialist.

New Builds

If you are buying a new house, it should have a National House Building Council (NHBC) certificate. This is a warranty that covers the house for 10 years against certain types of physical damage caused by a defect resulting from the builder failing to meet NHBC Standards. In this case, you may not need to commission any further surveys - the lender's valuation report will be sufficient.

Resale Properties

For older properties there are three types of survey:

• Homebuyers report and valuation survey
• Building survey
• Specialist reports

Which one you choose usually depends on the age and type of property you're buying, although if you're in any doubt about the property's condition you should have a full structural survey carried out.

Any house over 50 years old should have a full structural survey, as it may have a variety of problems such as rising damp, dry rot, infestations, poor plumbing or electrical installations, subsidence, a leaking roof or rotten window frames.

Hiring Professionals

Surveys should be carried out only by a qualified surveyor, who should be a member of the Royal Institute of Chartered Surveyors (RICS), which now incorporates the Institute of Surveyors and Valuers (ISVA), or the Royal Institute of Chartered Surveyors in Scotland (RICSS).