J & E Shepherd are recognised by property professionals throughout Scotland as one of the dominant forces in the valuation of residential properties, with a team of dedicated Chartered Surveyors specialising in the inspection of residential properties. We are on the panel of all major lending institutions and have access to the latest information on every property sold throughout the country.  

A large number of valuations are carried out every day from all our branches which keeps us in touch with local property values and enables us to give sound advice and safeguard the interest of our clients when purchasing their homes.

There are principally three types of inspection available and these are summarised below, although further valuations may also be required for remortgage, relocation, capital gains tax and compensation claims.

Scheme 1 — Mortgage Valuation
The valuation for mortgage purposes is a limited report and is used to guide lenders in the value of the property for loan purposes only.   This is not a survey.

A detailed inspection of the property is not carried out, and only major visible defects will be noted.   The surveyor will not inspect under-floor areas, communal roof spaces or other parts not readily accessible.   The exterior and roof of the property will be inspected from ground level only.

Most people rely on a Mortgage Valuation Report in the mistaken belief that it is a survey. Except when buying a new or nearly new property that has the benefit of an NHBC or equivalent certificate, we consider that prospective purchasers of property should consider some form of survey, and not rely entirely on a valuation carried out for mortgage purposes, based on a restricted inspection.

Scheme 2 — House Buyers Report Valuation
Our Scheme II report and valuation is in a standard format designed specifically as an economical survey and as a cost effective way to minimise purchaser risk.  

The inspection is more involved than a basic mortgage valuation and defects that might not be identified in a mortgage valuation report will therefore be noted.   Roof spaces will be fully entered where accessible and trap doors will be lifted where reasonably possible and visible (although fixed floor boards are not lifted).

The nature of service installations, such as wiring, drainage and central heating will be examined and commented on but not tested.

Although the report focuses on significant matters affecting the value and urgent items of repair, even where the latter does not affect value (e.g. broken slates);   the surveyor will also give a professional opinion about the particular features of the property which affect its present value and may affect its future sale, to include:

• General condition and particular features.

• Particular points which should be referred to your legal advisors.

• Relevant matters concerning for example health and safety, energy efficiency or reassurance on say insignificant cracks or distortion. Item requiring upgrading will also be mentioned and maintenance tips given where possible.

• Matters which are considered not to be significant are generally not included in the report, but where necessary, the surveyor may also be able to provide some extra service which is considered outwith the scope of the standard package – perhaps with a schedule of minor defects.

Scheme 3 — Building Survey
Building surveys are rarely instructed in Scotland due to potential abortive costs in the buying process.   Building surveys are however on occasion essential, say for a very old, large and/or unusual property.   This is a very detailed report, and the inspection may take several hours and involve some limited disturbance of the building itself.  

The surveyor will examine closely the structure and condition of the building and in some cases may recommend specialist reports for drainage, electrical systems, central heating and timber infestations.   Some restrictions may still exist to prevent inspection (such as fitted floor coverings, limited or no access), but within the limitations, the survey will be complete.

A building survey is considerably more expensive than any other type of report in recognition of the work involved.

A building survey will not normally include a valuation but this should be requested at the time of instruction if required.

Our firm employs a number of building surveyors who would be pleased to undertake this type of inspection.   Fees for structural surveys should be arranged specifically and fully discussed prior to finalising any instructions.

For more information you should contact your Chartered Surveyor directly at any of our offices and we will be pleased to discuss full details of services available and costs involved.