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Templars building surveyors ltd.
10 Kit's Lane,
Wallington,
Baldock,
Herts.
SG7 6SP.
10 Kit's Lane,
Wallington,
Baldock,
Herts.
SG7 6SP.
Tel: 01462 490350
Email: enquiries@templars-bsl.co.uk
Welcome
Welcome
Templars Building Surveyors Ltd. is an RICS Registered independent Building Surveying firm established in 1989. We operate mainly within a 20mile radius of Baldock, Hertfordshire.
Paul Morris MRICS is the principal Chartered Building Surveyor. The firm specialises in surveying residential and small commercial, industrial, retail and leisure properties. Paul is a member of SPAB, the Society for the Protection of Ancient Buildings, and is experienced in surveying older and listed properties.
Paul Morris is an experienced Party Wall Surveyor and is a member of the Pyramus and Thisbe Club, a Learned Society for Party Wall practitioners.
Templars Building Surveyors Ltd. also give advice and guidance on a wide range of construction and property related matters - building defects, boundary disputes, building contracts and more.
Templars Building Surveyors Ltd. has professional relationships with other construction professionals - Structural Engineers, Quantity Surveyors, Valuers and others.
SURVEYS
There are a number of types of survey available - a Full Building Survey, RICS Home Buyers' and Home Condition Reports
a Principal Elements Survey or a Targeted Survey. Please see Survey Enquiry Form above for a fee quotation.
All surveys are a visual inspection only and no investigative or destructive works involving the removal of the fabric will be carried out i.e. we do not lift floorboards, remove plaster finishes etc. unless agreed.
However most building defects do manifest themselves on the surface somewhere.
BUILDING SURVEYS:
A Building Survey is an RICS Level 3 survey. It is more suited to older properties, properties with known defects or properties that have been extensively altered or extended.
A Building Survey is a bespoke report. We look at the different elements of the property - chimneys, gutters, walls, windows etc on the outside; the roof space, floors, walls, ceilings etc internally. We tell you what these elements are constructed of, what their condition is, what the implications of their condition are and what your options -short, medium and long term - are.
We visually inspect the services - electrics, gas, water, heating etc and report on them. Testing as such needs to be carried out but qualified electricians, gas safe engineers etc. We report on damp issues, woodworm or other timber infestation.
We report on external elements - garages, outbuildings, boundaries, trees, hard standings etc. We lift manhole covers, inspect the drainage and check the flow of water.
We also advise on statutory matters -Building Regulations, Planning and Listing, , Flood Risk and Radon . We note any asbestos containing materials found, but the report is not a formal Asbestos Survey
HOME BUYERS' REPORTS
A Home Buyers Report is an RICS Level 2 survey. This level of service suits a broader range of conventionally built properties.
This level of service is for clients who are seeking a professional opinion at an economic price. It is, therefore, less comprehensive than a level three service. The focus is on assessing the general condition of the main elements of a property. This intermediate level of service includes an extensive visual inspection of the building, its services and grounds, but still without tests. Concealed areas normally opened or used by the occupiers are inspected if it is safe to do so (typical examples include roof spaces, basements and cellars).
The report objectively describes the condition of the different elements and provides an assessment of the relative importance of the defects/problems. At this level, although it is concise, the report does include advice about repairs and any ongoing maintenance issues. Where the surveyor is unable to reach a conclusion with reasonable confidence, a recommendation for further investigations should be made.
This level of service is unlikely to suit:
complex buildings, for example those that have been extensively extended and altered
unique or older historic properties
properties in neglected condition.
HOME CONDITION REPORTS:
A Home Condition Report is an RICS Level 1 survey. This service is designed for clients (buyers, sellers and owners) seeking a professional and objective report on the condition of the property at an economic price. As a result, it is less comprehensive than survey level two and survey level three. This level of service includes a visual inspection that is less extensive than for the other survey levels.
No tests of the building fabric or services are undertaken. The report objectively describes the condition of the building, its services and the grounds. It highlights relevant legal issues and any obvious risks to the building, people or grounds.
The report is succinct and provides an assessment of the relative importance of the defects and problems.
Where the surveyor is unable to reach a conclusion with reasonable confidence, a recommendation for further investigation should be made. A survey level one report does not include advice on repairs or ongoing maintenance and this, combined with the less extensive inspection, usually means it is better suited to conventionally built, modern dwellings in satisfactory condition. It will not suit older or complex properties, or those in a neglected condition.
Both HOME BUYERS' REPORTS AND HOME CONDITION REPORTS are simpler reports on pre-printed forms with defects categorised as category 1, 2 or 3 depending on severity.
Both reports are suited to relatively modern - post Second World War or sometimes older - properties that are unlikely to have extensive or complex problems.
PRINCIPAL ELEMENTS SURVEY:
This survey is in effect a reduced form of Building Survey and is suited to properties where significant improvements and alterations are proposed. Inspection of the property is thus targeted to principal elements of construction only. Specifically, roof coverings and roof structure; chimneys, chimney structures and fireplaces; rainwater guttering; main walls; windows and doors; floors and internal walls/partitions and ceilings.
Other parts of the building, services, finishes, fittings, drainage etc.do not form part of our inspection.
Ancillary outbuildings, garages, external yards and boundaries will not be inspected and reported on.
TARGETED SURVEY:
If a specific matter needs to be inspected, e.g. cracking, damp, or other localised elements we undertake surveys targeted at that specific matter. These should not be construed as a general survey.
FEES:
Indicative Guide prices would be:
Building Survey: £900- £2000, for most properties but dependent on type of property, age, size etc.
Home Buyers' or Home Condition Report: £600 - £900
Principal Elements Survey: £700 - £1200
Targeted Surveys: These are charged at a time charge rate of £120 per hour.
Once we have full details to hand we will provide a fixed price.
VAT:
We do not charge VAT on our fees.
VALUATIONS:
We do not undertake valuations. It is prudent to have a separate Valuation carried out before we survey, in case there are problems or issued raised by the Valuer.
Our survey can answer any of the questions or queries raised by the Valuer.
We do not include a Fire Insurance Valuation figure in our reports but if you are taking out a mortgage then the Mortgage Provider will normally include this in their report.
PARTY WALLS
THE PARTY WALL etc. ACT 1996:
This Act is an enabling Act for owners of property, known as Building Owners, to carry out building works for which they have lawful permission. Neighbours, known as Adjoining Owners, cannot frustrate the process. However in so exercising this right Building Owners must neither damage nor unduly inconvenience neighbours. The Party Wall Act is a mechanism to resolve these neighbourly matters.
NOTICES:
The serving of correct notices lies at the heart of the procedures for implementing the Act and are served on the three specific clauses:
Section 1 Notice - Construction and repair of walls on line of junction.
Section 2 Notice - Repair etc. of Party Wall
Section 6 Notice - Adjacent Excavation and Construction.
Notices are actually seeking the consent of neighbours to the works. In order for neighbours to give their consent the consent must be informed i.e. they must know to what they are consenting. This requirement is normally complied with by the issuing of drawings.
For notice under Section 6 drawings are required which show the depth of any proposed excavations .
Notice is generally served once planning permission has been obtained and more detailed working drawings are being prepared. The drawing accompanying the notice may be altered and amended before it forms part of the final Award document.
There is no specific requirement to serve notice under the Party Wall etc. Act for demolitions of buildings wholly on your land. If the buildings in question abut or are connected to buildings in the ownership of other persons then notice is required under sections 1 or 2.
RESPONSES:
a) Written Consent
If Adjoining Owners, having received the notice(s) agree to the proposals in writing then that is the Act complied with and no further actions are needed.
b) Consent with undertakings
If Adjoining Owners having received the notice(s), whilst agreeing in principle to the proposals, nevertheless want reassurance the Building Owner can confirm that they will make good any damage and address any other issues the Adjoining Owners may have. This should be done in writing.
The responsibility for this rests with the Building Owner and cannot be passed over to their contractor.
If requested we can provide a Schedule of Condition which will describe the condition of the Adjoining Owners' property before the Building Owner commences works. This Schedule of Conditions can act as a referral document in the event that damage occurs or is alleged to have occurred.
The advantage of this method is that it is less expensive as a full Award is not issued. The disadvantage is that in the event of a dispute the procedures for resolution, which form part of the procedures of the Act, are not available and must be resolved via other means, possible involving solicitors which may prove expensive.
We would only advise this course only where there is goodwill between the parties.
c) Party Wall Award
If the the Adjoining owners' do not consent to the notice (i.e. do not agree to the works), this is termed 'dissent' and a 'dispute' is deemed to have arisen under the Act.
Surveyors are only appointed if there is a dispute/disagreement, and have a quasi-judicial role.
Both sides can each appoint a surveyor to resolve the issues, or both sides can agree on a joint surveyor, known as The Agreed Surveyor.
The surveyor(s) will examine the drawings and site conditions and may request further details, method statements and other changes. The design responsibility will remain with the Building Owner's architect and/or Structural Engineer.
The surveyor(s) then carries out a Schedule of Condition to establish the condition of the neighbouring properties before works start. This Schedule of Condition is in written form accompanied by photographs which are normally held on the files of the surveyor(s).
The final drawings, which may have been amended from the initial drawings accompanying the notice(s) and Schedule of Condition is then attached to a legal document (known as 'The Award') which stipulates matters relating to hours of working, access, fees, compensation etc.
The surveyor(s) have the power to determine these matters. Surveyors once appointed cannot be sacked, but their decisions can be appealed -initially to a previously designated Third Surveyor and ultimately and if necessary to a Court.
FEES:
Typically fees for a Party Wall Award for straightforward domestic properties are between £900 and £1200 for each property and/or surveyor. The Building Owner is responsible for all fees, unless the neighbours are considered to be acting vexatiously.
REGULATION
As an RICS regulated firm our files may be subject to monitoring and will need to be provided to RICS upon request .
PRIVACY POLICY
Templars Building Surveyors Ltd takes your privacy seriously. Our Privacy Policy sets out how we use and protect any information about you which we collect. If you have any queries about the content of this policy or would like to see a copy please e-mail enquiries @templars-bsl.co.uk
COMPLAINTS
In the event that you are dissatisfied with our service this company has a formal Complaints Procedure
As an independent firm, we aim to provide a tailored personalised service for our clients.
Email: enquiries@templars-bsl.co.uk
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