All our services in more detail
Grumitt Wade offers a wide range of services catering to both residential and commercial properties.
Residenital Services
HomeBuyer Report (HBR) replaces the Homebuyer Survey and Valuation (HSV)
The HomeBuyer Service includes a Survey and a Valuation and is an economy package intended for conventional properties in reasonable order. It replaces the Homebuyer Survey and Valuation (HSV) from April 2010. It addresses only essential urgent and significant items. The HomeBuyer comes in a brief reporting style with condition ratings given to the main elements of the building. Unlike a Building Survey, it provides not only a Survey but also a Valuation and reinstatement cost assessment as an integral part of the service.
Building Survey
A Building Survey (previously a Structural Survey) is the most detailed level of service and it is suitable for all properties. It is recommended for older properties or for example where the property has been altered and adapted. It does not include a Valuation as standard but this can be added on as an additional service.
Principal Service
This is a survey offered by Grumitt Wade to a similar level of a HBR but it does not include a Market Valuation or a valuation of rebuilding costs for insurance purposes. This is popular with clients who are having a mortgage valuation undertaken but want a basic level survey without paying for another valuation.
Market Valuation
We carry out Market Valuations of residential properties for potential purchasers to assist in deciding whether to purchase a property or to secure a loan against their property. We also undertake probate valuations.
Mortgage Valuation
For your information, it is not always appreciated that a Mortgage Valuation is not actually a survey. It is prepared for the lender and not for you the purchaser. It is designed to assess the risk of lending against the property. If the amount you intend to borrow is low compared the value the surveyor may not even be required to go inside! We rarely undertake these because most lenders want to use their own valuers.
Valuation for Insurance Purposes
We undertake valuations of the cost of rebuilding properties to meet insurance requirements. We undertake insurance valuations for flats, houses and commercial properties.
Measured Survey
A Measured Survey involves taking the measurements of a building in order to prepare accurate scale drawings. The level of detail depends on the purpose for which the drawings are intended and their scale and detail needs to be agreed between the parties beforehand.
Subsidence
Subsidence is defined as the downward movement of the ground beneath a property foundation and is covered under normal buildings insurance policies. There are other forms of foundation movement such as settlement, heave and landslip. We provide a professional service to carry out an inspection and report upon structural movement and to distinguish between the different types of movement and can then report on whether movement is likely to be progressive and if it is covered under buildings insurance.
Building Surveying
Defect Diagnosis
We routinely carry out assignments to investigate and report upon defects including, cracking, dampness and timber decay and concerns over the standard of construction work. We tailor our service to the specific needs of individual clients and provide an independent, professional opinion, reports phrased in clear language and illustrated with photographs. Many clients will feel confident to engage building contractors to carry out necessary repairs based on our report. Alternatively, we are able to draw up a more detailed schedule of works or specification, obtain competitive estimates and carry on our involvement through the construction phase through to completion.
Advice on Repairs and Maintenance
We are able to inspect defects and maintenance issues to both private and commercial properties. This can include general decoration, window replacement, roof renewal, penetrating/rising dampness issues, cracks to walls and wall tie failure. We are able to discuss any building issue, provide advice, write defects reports, and/or carry out contract administration for any essential repairs and maintenance.
Expert Witness
In the event of a dispute, a Report from an Expert Witness is frequently required by the Courts to give an independent objective and unbiased view. Appointments and Reports have to be in accordance with the Civil Procedure Rules (CPR). The Report is addressed to the judicial body and not to the party instructing the Expert. The Court may appoint a Single Joint Expert (SJE). The duties and responsibilities for a Surveyor acting as SJE are the same as for any other Surveyor acting as an Expert Witness. Prior to Court proceedings, there may be a meeting of Experts in order to narrow down issues and try and reach agreement. If agreement is not reached, it may be necessary for the Expert Witness to give evidence in Court.
Party Wall etc Act 1996
We routinely act as party wall surveyors and advise on party wall matters. The Act covers work that is going to be carried out to an existing party wall or structure, a new wall or building at, or close to, a boundary line, or excavations within 3 or 6 metres of a neighbouring building or structure. If you are having an extension or loft conversion built the Act may apply. If you have any doubt, we recommend obtaining professional advice whether works are covered by the Act.
The Act gives owners of buildings the right to carry out certain works, but with that, there is a duty to serve proper Notice. Adjoining owners may have the right to appoint a Surveyor to act on their behalf. The Act sets out rights and responsibilities in relation to costs. If it is necessary for Surveyors to be appointed, they prepare an "Award" to set out what has been agreed and responsibilities for costs. It is advisable to keep a copy of the Award with the property Deeds
Boundary Disputes
Disputes over boundary issues are potentially costly and acrimonious. Grumitt Wade have experience in advising on these issues and are frequently called upon by local solicitors to give advice. We strive to enable matters to be resolved without recourse to legal action but if required can act as Expert Witness and produce reports of evidence for use in legal proceedings.
CDM Coordination
The Construction (Design & Management) Regulations 2007 (CDM) governs the management of Health & Safety during construction, repair and maintenance. Some projects have to be notified to the Healthy & Safety Executive (HSE) and require the appointment of a CDM Coordinator (CDMC). We can advise which aspects of the regulations apply to any particular project and undertake the role of CDMC if necessary. The CDM Regulations impose legal responsibilities on clients to ensure adequate resources and management is in place for Health & Safety matters for construction projects. As CDMC, we work with clients to ensure that their obligations are met and this includes preparing a Health & Safety file to record information relevant to Health & Safety to be retained by the client for future reference.
DDA Access Audits
The Disability Discrimination Act 1995 (DDA) is intended to address discrimination against disabled people. An Access Audit is a means of examining the accessibility of services and facilities. Access Audits are frequently required to enable service providers to meet their DDA obligations and we are pleased to offer this as a service.
Contract Administration
On any size building works, we can write specifications, tender to contractors we use on a regular basis, write a tender report, instruct a contractor, produce contracts for signing, carry out periodic site visits during the project, certify interim payments, sign works off and agree the final account. Contract Administration is used on various types of contract, including maintenance works, extensions, new build and internal refurbishments. We have found that clients find this a less stressful way of organising building works.
Architectural and building design services
Architectural & Design Services
We offer a full design service for any changes to a property. We look to interpret and develop clients' requirements on design ideas, whether it be a new contemporary home or sympathetic alterations to a period house. We are extremely experienced in obtaining Planning Permission, Listed Building Consent and Building Regulation Approval.
Loft Conversions
On a regular basis we produce plans for loft conversions. This includes submitting for Planning Permission, arranging a Structural Engineer and obtaining Building Regulation Approval. There are various requirements stipulated by the local authority before a loft conversion can be done, including locations of roof lights, floor joist sizes and head room. We have a vast amount of experience in this area and will certainly be happy to advise on what is possible.
Measured Survey
A Measured Survey involves taking the measurements of a building in order to prepare accurate scale drawings. The level of detail depends on the purpose for which the drawings are intended and their scale and detail needs to be agreed between the parties beforehand.
Contract Administration
On any size building works, we can write specifications, tender to contractors we use on a regular basis, write a tender report, instruct a contractor, produce contracts for signing, carry out periodic site visits during the project, certify interim payments, sign works off and agree the final account. Contract Administration is used on various types of contract, including maintenance works, extensions, new build and internal refurbishments. We have found that clients find this a less stressful way of organising building works.
Advice on Repairs and Maintenance
We are able to inspect defects and maintenance issues to both private and commercial properties. This can include general decoration, window replacement, roof renewal, penetrating/rising dampness issues, cracks to walls and wall tie failure. We are able to discuss any building issue, provide advice, write defects reports, and/or carry out contract administration for any essential repairs and maintenance.
Valuing Property for Probate
For the purposes of probate the property’s value is based on the ‘open market value.’
This is defined as the price that the house might reasonably fetch if it was sold on
the open market to a willing buyer at the date of the transfer.The deceased person’s property will usually be the most valuable asset in their estate. It will need to be valued for probate purposes even if the deceased’s family are not proposing to sell it. If the house is straightforward then the Personal Representatives (this term includes both Executors and Administrators) can provide the valuation without seeking professional assistance.
With the problems in the housing market continuing, the Personal Representatives are advised to instruct a Chartered Surveyor to give a professional probate valuation.
The reason for this is to ensure that in current markets the house is not over valued
as this will result in an additional and unnecessary inheritance tax liability. HM Revenue & Customs are more likely to accept a valuation if it is provided by a Chartered Surveyor.
Commercial
Commercial Property Surveys
Commercial and Industrial properties cover a vast range of sizes, use and types of construction. We are suitably qualified and experienced to provide professional advice, tailored to your needs and to the relevant property. A Survey may be general in nature or required in relation to a particular defect or element. A Building Survey may be required to give a comprehensive report on the condition of the building. Alternatively, a Schedule of Condition may be required to record the condition of the building at a particular time and would usually include a Schedule of Photographs. It may be prepared at the beginning of a Lease in order to record the condition of the building at that time.
Schedule of Dilapidations
Dilapidations claims relate to commercial property and relate to breaches of covenants of a lease in relating to the condition of the property. Most tenants don't realise that they are under an obligation to return the property in a good state of repair at the end of the lease even if it was in poor condition at the start of the lease. For this reason we recommend a Commercial Building Survey when considering new commercial premises. We advise both landlords and tenants on dilapidations issues. It is essential for landlords and tenants to have appropriate advice. We undertake the following;
- Commercial property surveys
- Interpreting lease covenants
- Preparing schedules of dilapidations
- Preparing schedules of condition
- Specifying and managing works of repair
- Negotiation of dilapidations claims and advising on Calderbank offers
- Cost planning for tenants that may reduce tax liabilities
The draft Pre-Action Protocol (endorsed by the RICS) applies to dilapidations claims and is aimed at encouraging resolution of disputes and can be found on the Property Litigation Website. www.pla.org.uk/library/protocols
Commerical Building Surveying
Chartered Surveyors specialise in different areas including building surveying, quantity surveying and land surveying. Building surveying encompasses a wide range of professional services in relation to residential and commercial property. Building surveyors have specific training in construction and as such we oversee projects of repair, refurbishment, modernisation and extension; a level of service that overlaps with architectural work involving the preparation of design drawings. Please also see architectural services.
