A mortgage valuation tells your lender the property is worth lending against. It does not tell you what’s wrong with it. A home buyer survey is the only report in the process that’s commissioned for you, inspects the property properly, and tells you in plain English what you’re taking on — before you’re legally committed to it.
At Wignalls, our RICS-registered surveyors carry out home buyer surveys across Preston, Lancashire and Merseyside, at whichever level suits the property and your peace of mind.
“Home buyer survey” is the everyday term for what RICS formally calls a Home Survey — an independent inspection of a property’s condition, carried out by a qualified chartered surveyor on your behalf. It’s separate from, and far more detailed than, the valuation your mortgage lender arranges (which is really a check for the bank, not for you).
There are three recognised levels, and choosing the right one depends on the property’s age, condition and construction:
We cover the differences between Level 2 and Level 3 in detail on our Residential Surveys page, including exactly what’s included at each level and how to decide between them.
Yes — and this is one of the most common questions we get. Buyers sometimes assume that because the mortgage company has “checked” the property, it must be sound. It isn’t checked in any meaningful sense: a mortgage valuation is a five-to-ten-minute drive-by-standard assessment focused entirely on resale value for the lender, not on damp, subsidence, roof condition, electrics, or anything that might cost you money after completion.
A home buyer survey is what actually protects you. It can:
One of our RICS-registered surveyors visits the property and carries out a methodical, room-by-room inspection of everything that’s safely accessible — roof space, services, walls, floors, external elements, outbuildings, and grounds. Nothing is dismantled or damaged in the process, but a proper Level 2 or Level 3 inspection typically takes between ninety minutes and several hours depending on the size and complexity of the property.
You’ll then receive a written report, usually within a few working days, using a clear traffic-light system (green, amber, red) that makes it easy to see at a glance what needs attention and how urgently. We’re always available afterwards to talk through the findings by phone — no jargon, no hedging, just a straight answer to “so is this a problem or not?”
Pricing depends on the property’s value, size, age and the survey level you choose — as a general guide, Level 1 Condition Reports typically start from a few hundred pounds, with Level 2 HomeBuyer Reports and Level 3 Building Surveys priced higher to reflect the additional time on site and depth of reporting. We’ll always give you a fixed, transparent quote before you book, based on the actual property — not a vague estimate that changes later.
Choosing the Right Level for Your Property
As a rough guide:
If you’re not sure, call us before you book. We’d rather spend five minutes on the phone establishing the right survey than have you pay for the wrong one.
We carry out home buyer surveys across Preston, Chorley, Ormskirk, Skelmersdale, Southport, Wigan, Liverpool, Tarleton and the wider Lancashire and Merseyside area. See our Preston, Merseyside, Wigan and Liverpool pages for area-specific detail.
Get in touch with our team for a fixed quote and a survey date that fits your timeline. We’ll help you choose the right level, explain exactly what’s included, and get your report back to you fast enough to keep your purchase on track.
Call 01772 419277 or email info@wignalls.land
© Wignalls Chartered Surveyors 2026
Enter your email address and we will send you a link to change your password.
