A lot of property owners in the United Kingdom suffer from damp issues, and unfortunately it's never a pleasant experience.

The root causes of damp can also be quite difficult (or sometimes near impossible) to spot with the naked eye. That's why it's **always better to get a damp survey** done before you [purchase a home](https://www.getagent.co.uk/blog/buying/how-to-buy-a-house) - that way you know exactly what you're signing up for.

But **how much does a damp survey cost?** Let's take a look.

## What is damp?

Damp is a pesky problem homeowners in the UK may experience. It forms from excess moisture in the building and is caused by a number of factors including condensation through rainwater, and rising damp.

As we all know, the UK can be a wet country for large parts of the year, leaving buildings very susceptible to damp, especially in the winter months.

You don't want to leave damp untreated as it can cause a lot of problems, not just to your property, but to the occupants too. Damp can trigger asthma, cause throat and eye irritation, coughing and wheezing, and runny nose. Not what you want from your home!

![damp-getagent](//images.ctfassets.net/us6n8ous4bz0/7LdQ3sHm5snxsSTg1Kcy8r/79bfc515bfdea85c37aeef43c18ba08a/damp-getagent.png)

### Different types of damp

#### Structural damp

This is the presence of unwanted moisture within the building's walls or structure. It can be from infiltration from the outside or condensation from within the structure.

#### Rising damp

**Rising damp** is quite a rare form of damp. It affects the walls of a building and happens when moisture from the ground level travels through the walls by capillary action.

It'll cause damage to the internal walls; plaster, wallpaper and paint can deteriorate and you'll often see a visible stain that looks like a tide mark. The mortar might crumble and the damp may leave white salt stains on the walls.

Most properties will have a barrier installed at the lower level of the wall to prevent rising damp. This is referred to as a **damp proof course (DPC).** A damp proof course is made of water-resistant materials like slate and plastic. However, in older houses, these barriers may not be present.

#### Penetrating damp

**Penetrating damp** is caused by water leaking through the walls, and will often happen if your property has structural problems like wall cracks, faulty roofing, burst gutters and pipes or air gaps.

You'll first notice penetrating damp through a watermark that appears on your decoration. As the water keeps leaking through the walls, the damp patches will grow and grow.

It's always better to **get professional advice** to identify the root cause of penetrating damp, otherwise you might find it comes back in future.

#### Condensation damp

The most common type of damp is condensation damp. It forms really easily and quickly, but this also means it can be removed a lot more easily too.

The colder months will generally see more condensation as people turn up the heating to keep warm. Combined with the cooler outside temperatures, this creates a perfect environment for condensation to form.

The best way to get rid of condensation damp is through **ventilation.**

## What causes damp?

**Damp is caused by the moisture levels of the environment, like condensation and rain penetration.** You can also get damp in your home from daily living like showers and baths, cooking and drying clothes.

The more moisture that's released into the air, the more likely condensation will occur, which gives damp a chance to grow.

#### Elevated humidity

**Elevated humidity** refers to the capillary penetration of water from the bottom to top through the concrete or masonry of the building.

#### Thermal bridging

A **thermal bridge** refers to a point that shows a change in thermal resistance. This means mould spores are more likely to appear in the corners of walls or at the floor-wall meeting point.

#### Higher moisture levels

No matter what causes the damp, **the more excess moisture there is in the property, the stronger the damp will become.**

That's why moisture control and humidity control is so important for a building to function properly. It protects residents from health problems caused by damp, as well as structural issues or other physical damage to the building.

Not only that, it also protects the contents inside the building from any damp related damage as well.

![damp-wall-getagent](//images.ctfassets.net/us6n8ous4bz0/111mo2jQXre2TEB88JIxT8/65d6d6a93557d033f32e77cdc2d30842/damp-wall-getagent.png)

## Damp related issues and problems

If damp isn't too bad it may only cause minor damage like a few penetrating damp patches of water stains or mould. But if it gets out of hand, it can cause some serious damage to your property like structural decay and crumbling plaster.

## What is a damp survey?

While a general [property survey](https://www.getagent.co.uk/blog/buying/house-survey-types) looks at the overall condition of the property, a **damp survey assesses (you guessed it!) damp areas on your property.**

If you see any signs of damp in your home, or a home you want to buy, you should always get a damp survey done.

Damp surveyors will conduct a survey to investigate any damp areas in the property using specialist equipment to assess how severe the issue is. They'll use a damp meter to inspect the house as well as looking for visual clues.

They'll look out for areas of rotting wood, rising damp issues, excessive condensation around windows, wet plaster, and other areas of potential damp problems.

Make sure you seek advice from a qualified damp specialist: **either a CRDS (Certificated Remedial Damp-proofing Surveyor), or a CSTDB (Certificated Surveyor of Timber & Damp in Buildings).** Only approved damp surveyors will be able to properly assess your property and give you a thorough report.

Damp specialists will be able to give you an accurate damp report, assess the damage and quote you an accurate cost of how much it'll be to repair any issues.

## What does a damp survey involve?

A qualified professional damp surveyor will map the moisture patterns in the walls and structure of a building.

The survey will then reveal how the moisture moves through the damp floors, walls, window frames, and other areas of the building. This will show which areas need treating and which areas may need damp proofing for the future.

You'll get all the findings in a damp report that will include recommendations for treatment.

## How long does a damp survey take?

A damp survey will usually take between **two and three hours to complete.**

How long it takes will depend on a number of different factors, from the type of damp in the building, how big your home is, as well as how severe the damp is. This could include broken roof tiles, wet skirting boards, faulty guttering, damaged plaster and wallpaper peeling, or any other signs of water damage.

## How much does a damp survey cost?

How much your damp survey costs will depend on several factors. For example, the bigger your home is and the more rooms you have, the longer the damp survey will take and therefore the more it'll cost. And the more severe the damp is, the higher the survey cost will be.

For example, a two bedroom house may incur a damp survey cost of £200, while a four bedroom house could cost closer to £400.

You'll also have to take in any cost considerations like travel to your home and other fixed costs the survey company may include in your fee. Location will also have an impact, with areas in London and the South East of England being significantly more expensive.

You'll also have to factor in the survey report they'll create once the survey has been completed.

Even though it may seem expensive, it's always better to act early. If damp is left untreated, it'll build up and build up, which can cause even greater damage to your property. like structural problems and dark mould.

And repairing serious damp issues like this can cost you thousands of pounds in the long run.

[Check out our blog to learn more about how to sell a house with damp.](https://www.getagent.co.uk/blog/selling-tips/how-to-sell-a-house-with-damp)

#### Damp and timber survey

Some mortgage lenders might ask for you to complete a damp and timber survey as part of your property survey. This damp and timber survey cost will be between £200 and £300.

![damp-survey-getagent](//images.ctfassets.net/us6n8ous4bz0/5bm6LeltDmj3WX3yFZfc7H/2859d2e5589eeac730c10d81685bd2db/damp-survey-getagent.png)

## Can you do a damp survey yourself?

You might want to avoid damp survey costs and carry out a complete damp survey yourself, but this isn't really recommended.

Getting expert advice from a specialist surveyor with the relevant accreditation will ensure you cover all the issues and will give you the best possible chance of avoiding future problems. They'll have the specialised knowledge and equipment to fully assess the issue and come up with the best solutions.

**Here is an estimated damp survey cost for different properties in London (a more expensive part of the country).**

| Property type             | Cost               |
| ------------------------- | ------------------ |
| 5-bed detached house      | £400 for 2-3 hours |
| 4-bed semi-detached house | £300 for 1-2 hours |
| 3-bed terraced house      | £250 for 1-2 hours |
| 2-bed flat                | £200 for 1 hour    |

## Summary: Damp surveys are a worthwhile investment!

Ultimately, even though a damp survey cost can set you back a few hundred pounds, it's well worth the investment in the long run. After all, you don't want to be suffering from huge issues further down the line like structural damage and physical illness!

Your [estate agent](https://www.getagent.co.uk/blog/estate-agents/what-do-estate-agents-do) may be able to give you recommendations about local damp surveyors if you're considering a house sale or property purchase.

Check out our [Estate Agent Comparison Tool](https://www.getagent.co.uk/vendor) for a shortlist of top-performing agents in your area.


cover-getagent

What is a damp survey and how much does it cost?

How much does a damp survey cost? | GetAgent

How much does a damp survey cost?

**Asbestos** can be a dangerous problem for homeowners as exposure can lead to some pretty serious health issues later on in life.

Unfortunately, it can be tricky to identify asbestos because the fibres can't be seen by the naked eye. The products need to be home tested if you want to be sure.

We'll take you through the common building materials that contain asbestos, as well as signs to look out for if you're worried about potential exposure.

Ultimately, if you're worried or not completely certain, always seek help from a professional. They'll be able to get the products tested thoroughly and remove asbestos if it poses too great a risk in your home.

So, let's take a deeper look into asbestos materials, the risks they pose and safe asbestos testing and removal.

## What is asbestos?

**Asbestos is a group of fibres used to fireproof and strengthen building materials.** It was very popular in residential properties built or refurbished pre 2000, so can be found in plenty of common building products in and around the home.

**Asbestos has since been banned by the Environmental Protection Agency in more than 50 countries around the world because of the health risks it poses.** If inhaled, asbestos fibres get trapped in the body, which can cause some very nasty diseases including:

* Lung cancer.
* Asbestosis.
* Malignant mesothelioma.
* Stoke.
* Cardiovascular diseases.
* Pleural plaques.
* Pulmonary fibrosis.

But don't panic straight away. You don't need to always be concerned about asbestos in the home if it's left undisturbed or undamaged. If it's left alone, it poses no problem as it won't get into the air.

**You do need to be vigilant if you decide to carry out DIY, refurbishment or building works that might damage the asbestos in the building material.**

## Asbestos exposure risks

When a building or area containing asbestos is disturbed, the fibres will release into the air and get trapped in your lungs.

This can cause scarring, inflammation, damage to your breathing and some really serious health issues and diseases.

## Where can you find asbestos in the home?

There are plenty of places around the home where asbestos could be lurking, both inside and outside your property.

#### Common building materials that may contain asbestos include:

* Pipe lagging.
* Loose fill insulation.
* Toilet seat and cistern.
* Asbestos cement water tank.
* Vinyl floor tiles.
* Textured decorative coating like artex.

You'll also find it in a number of different AIB building products such as:

* AIB partition wall.
* AIB behind the fireplace.
* AIB ceiling tiles.
* AIB interior window panel.
* AIB around the boiler.
* AIB bath panel.
* AIB behind fuse box.
* AIB airing cupboard and/or sprayed insulation coating boiler.
* Soffits – AIB or asbestos cement.
* AIB exterior window panel.

#### Common external asbestos containing materials include:

* Roofing felt.
* Duct work.
* Insulation (including vermiculite insulation).
* Asbestos cement roof.
* Asbestos cement panels.
* Eaves.
* Carpet underlay.
* Caulking and sealers.
* Flues.
* Cowls.
* Fireproof materials.
* Gutters and asbestos cement downpipes.
* Window putty.
* Pipes.

![asbestos-getagent](//images.ctfassets.net/us6n8ous4bz0/7amQju8adrZ4gu4pI7a7Vr/3ab7c93a63435d57727ee45fddc5aaed/asbestos-getagent.png)

## What to do if you identify asbestos in your home

Because asbestos is only dangerous when the fibres are disturbed and released into the air, you don't necessarily need to do anything to remove it. So long as it's in good condition and is located somewhere it can't be easily damaged, you shouldn't need to worry.

**Just to be safe, you should regularly check the condition of the materials to ensure they haven't been damaged or started to deteriorate.**

Asbestos isn't always easily identified, so if you're unsure but think you might have it in your home, **it's always better to consult a professional testing company.**

## Before testing asbestos fibres...

It's really important to wear protective equipment if you're checking for any potential asbestos material to keep you safe from any damage. After all, even the slightest asbestos exposure can lead to health issues later in life.

## How to identify asbestos

Identifying potential asbestos materials in your home is really important if you're suspicious, especially for older homes that are more at risk.

So if you think your home contains suspect material, ask yourself these questions:

#### When was your home built?

Older buildings built before or during the 1980s are much more likely to contain asbestos as it was often used in the floor tiles, walls, ceilings, insulation and pipe cement.

Cement was a common material used at this time; the construction industry used it to help insulate buildings, as well as other key elements.

If you own an older property, you may have a cement water tank and pipes, which often contain asbestos. They may also have cement sheets, which may contain asbestos in the vent covers, light bases and cover traps. If they deteriorate, the asbestos fibres can be released into the pipes which can be very dangerous.

Corrugated roofing that contained asbestos was also common between the 1920s and 1970s. Not only that, cement roof shingles often contained white asbestos as well (also known as Chrysotile).

Also be sure to check when the materials were manufactured. If they were made before 1999, they're much more likely to contain asbestos.

#### What is your flooring made of?

Check if your property contains vinyl flooring tiles made with millboard or paper. If the flooring was installed between 1952 and 1986, it's much more likely to contain asbestos. 

#### Do you have physical symptoms?

Asbestos is a known human carcinogen, which means it's a substance that is known to cause cancer. As well as mesothelioma, asbestos can also cause lung cancer, and cancers of the larynx and ovary.

Physical symptoms will often crop up if you've developed an asbestos-related disease, but they could sometimes take decades to appear. Symptoms include:

* A persistent cough that worsens over time.
* Shortness of breath including hoarseness and wheezing.
* Coughing up blood from the lungs.
* Difficulty swallowing.
* Pain or tightening in the chest.
* Loss of appetite.
* Unexplained weight loss.
* Fatigue or anaemia.
* Swelling of the neck and/or face.

#### Check the joints on the building

This is recommended for outbuildings like garages and sheds. Aluminium runners and asbestos sheets were usually joined together.

Make sure to check any adhesives that were used to join materials together for asbestos too.

#### Check the material's surface pattern

Most materials with asbestos will have a swirl or dimpled pattern on its surface (while newer materials will have a smoother surface, suggesting they don't contain asbestos).

However, you shouldn't take this as the final conclusion as it can sometimes be difficult to identify asbestos. If you're struggling, always consult a professional.

#### Check finishings and appliances

Common materials aren't the only type that may contain asbestos. In fact, it can be fact in a number of different other products found in and around the home.

Make sure to check the location of the potential asbestos material as well; places more exposed to [damp](https://www.getagent.co.uk/blog/selling-tips/how-to-sell-a-house-with-damp) have a higher chance of containing asbestos.

## Asbestos surveys

Now you know the common signs of asbestos in your home, you'll hopefully have a better idea of whether or not you may be at risk.

However, the best way to tell if your home has asbestos is to get an **asbestos survey.** You should take samples to a surveyor for testing to be absolutely sure if your home does or doesn't contain asbestos.

Make sure you're wearing protective clothing including a disposable coverall, face mask and gloves to keep you safe.

To take the sample, all you have to do is cut a small square out of the suspect material. It doesn't need to be any bigger than **one and a half inches,** but make sure you cut right through the depth of it.

Then put the sample into a clear plastic self seal or ziplock bag. To be extra safe, always place this into a second bag before clearly labelling the date and room or area the sample has come from. You can also include the building materials.

The samples will then be sent to an asbestos testing laboratory to be tested. Make sure to include any details of the property as well as other important information like what the suspect material was made from and how old your home is.

Once you've taken all the samples, make sure you double bag the disposable clothing in appropriately labelled sacks. They'll usually be a red and clear coloured sack.

Once you've done that, you'll have to take them to a local asbestos waste disposal facility. If you're not sure where that is, contact your local council for more information.

#### Do you have to get an asbestos survey?

You're not legally obliged to get an asbestos survey for a residential property, but you do for public or commercial properties to meet Duty to Manage regulations.

![sample-getagent](//images.ctfassets.net/us6n8ous4bz0/3ti63I1lhlWFNJOaESg9fA/ab42a4531bc494378d7dbea51481b3e7/sample-getagent.png)

## Other ways to recognise asbestos materials

There are other kinds of asbestos tests to identify it in your home. For example, you could look for identification markers like asbestos mould.

#### Identifying asbestos mould

Asbestos can be moulded into various shapes and sizes depending on what it's used for. They can be moulded into sheets to make up walls, or even slates for roofing.

Each of these different moulds will have a different location printed with the manufacturer's information, which can help to identify if the materials contain asbestos are not.

You should look out for letter codes; **AC means contains asbestos; NT means does not contain asbestos.**

## How long does an asbestos survey take?

How long asbestos surveys will take will depend on a number of different things, from the size and age of your house to the amount of suspect areas that need testing. The maintenance of the overall building will also have a part to play, as well as the type of asbestos survey you need.

## How is asbestos removed?

How they remove asbestos will depend on a number of factors, including where there is asbestos present, the condition of the materials, and whether or not it's friable.

Friable asbestos crumbles really easily, so if it's reduced to a powder it can become airborne (and therefore start to pose health risks).

Whereas non-friable asbestos is tightly bound with other building materials, which means it'll take a lot more to make it crumble and become airborne.

If you want your home to be completely asbestos free, you'll need to get the asbestos removed properly. Otherwise you're leaving yourself exposed, and you might not see the impact for years to come, by which time it might be too late.

You should consult and invest in a professional asbestos removal company to get rid of it for you, as they'll be able to do a thorough job.

## Summary: Always seek help from a professional!

If you find asbestos in your home, don't immediately panic. It's not dangerous if left undisturbed. However, if you do have concerns about work you're getting done to your home, or you're seeing signs and symptoms of asbestos exposure, **it's always better to check with a professional.**

They'll be able to carry out thorough asbestos testing to ensure your home is safe for you and anyone else that may live in your property.

For more [DIY and property tips,](https://www.getagent.co.uk/blog/diy) check out our blog!


We'll take you through the common building materials that contain asbestos, as well as signs to look out for if you're worried about potential exposure.

How to tell if your home has asbestos (UK) | GetAgent

How to tell if your home has asbestos (UK)

The Traitors is Britain’s hottest new reality competition, where a group of twenty strangers come together for the investigation of their life: to find and stop the Traitors from stealing the ultimate prize pot! It’s a show full of mind-games, backstabbing and trust, and its second series proves to be gripping the nation once again.

And the setting of this treacherous game makes it all the more entertaining: a beautiful castle in the Scottish highlands. In fact, enquiries about this castle have shot up since the show first aired in 2022.

**CEO and founder of GetAgent, Colby Short,** said ‘it’s really interesting to see how shows like this spark curiosity about property value and history - even when the shows themselves aren’t about property. We’ve seen it with popular series like ‘You’ and ‘Bridgerton’ - there’s no doubt that pop culture has an impact on the market. I’ll be interested to see how the caste’s value increases as the show continues to grow in popularity.’

So let’s take a look inside the most Traitor-ous castle in Britain: does its history live up to its reputation?

## The history of Ardross Castle

Ardross Castle is a 19th century castle located in the beautiful Scottish highlands in Ross-shire, near Inverness. Designed in Scottish Baronial style, it’s set on the banks of the River Alness and built within breathtaking landscaped gardens in over 100 acres of parkland.

But here comes the first traitor-ous revelation: Ardross Castle isn’t even a castle at all! In fact, it wasn’t built for defensive purposes, and it wasn’t even medieval in origin. It was actually built in the late 1700s by George Granville Leveson-Gower, the first Duke of Sutherland, who fancied himself a new hunting lodge. And not only that - he wasn’t even Scottish!

### Who has lived in Ardross Castle?

Ardross Castle’s first owner, the Duke of Sutherland, was an Englishman who gained his wealth from the Highland Clearances, where poor Scottish families were forced off the land in the late 1700s and early 1800s. 

It was then purchased in 1845 by a man named Alexander Matheson for £90,000, who found money and wealth from the opium trade (the treachery continues!). £90,000 for a castle with hundreds of acres of land might not seem like much today, but in the 1800s, that purchase price was equivalent to just under £14,000,000!

If you’re interested in knowing the value of your property, use our [Online Valuation Tool ](https://www.getagent.co.uk/online-valuation)today. Or for a complete insight into your property, our brand new **HouseWorth Tool** is up and running for curious property owners thinking about selling.

Embellishing the Duke’s initial leisure lodge vision, he replaced it with the Baronial sandstone edifice that the British public has come to recognise on television today. He also added not ten, not twenty, but THIRTY more rooms, as well as landscaped 700 acres of ‘pleasure grounds’.

Following the reign of Matheson was C. W. Dyson Perrins, son of the famous Lea & Perrins Worcestershire sauce company, and plenty of money to spend on castles (or non-castles!). He decided to take the castle back to its original roots and use it for hunting retreats once more. He also modernised the building with electricity, even more land, and a beautiful formal garden designed by landscape gardener, Edward White!

The estate was then broken up and sold in 1937, before being bought by Mr & Mrs Austin Mardon, who lived there until 1983. 

The McTaggart family then bought the estate and started making restorations, both to the garden and the castle itself until it became the beautiful building we’ve come to know and love.

## Can you stay at Ardross Castle?

Alas, the castle is not open to the public, so if you’re thinking about a romantic weekend getaway to Ardross Castle, you may have to rethink your options. 

It is, however, available to hire exclusively for big private or corporate events. So if you’re in the market for a wonderful wedding venue or a work Christmas party to remember, and you have the money to spare, this beautiful space is definitely worth considering!

Or, if you’re willing to backstab and betray your fellow peers, it might be worth it to get an overnight stay in the UK's most traitor-ous castle…


castle-getagent

Let’s take a look inside the most Traitor-ous castle in Britain: does its history live up to its reputation?

Inside the UK’s most ‘Traitorous’ Castle | GetAgent

Inside the UK’s most ‘Traitorous’ Castle

**Property searches** [(or conveyancing searches)](https://www.getagent.co.uk/blog/conveyancing/conveyancing-searches) are a key part of the [conveyancing process.](https://www.getagent.co.uk/blog/conveyancing/conveyancing-process)

Buying a property is a huge investment, and you want to make sure you're putting your faith (and your money!) into the right one.

**A property search can reveal important information about the local area, infrastructure, environmental risks, as well as any potential new developments in the vicinity.**

It's much better to know these things before you become the legal owner of the property so you can back out of the purchase if you find something you think may be a deal breaker. 

After all, you don't want a nasty shock just after [completion day!](https://www.getagent.co.uk/blog/selling-tips/what-happens-on-completion-day)

Let's take a look at what property searches are when buying a house, how much they cost and how long they take.

## What are searches when buying a house?

When you're buying a property, **your solicitor must carry out searches and checks on the local area around the home.**

Homebuyers get these property searches done to check if there are any **future planning developments or historical problems in the area that might negatively affect the home you want to buy.**

**If you're buying a house with a [mortgage,](https://www.getagent.co.uk/blog/mortgages/what-is-a-mortgage) you're legally required to carry out property searches.** And although they're optional for cash buyers, it's always recommended to get the priority searches done so you know everything you need to know about the property you're buying.

Some homes will need more searches than others, but most homes will need to have the main searches: **local authority, environmental, and water and drainage searches.**

## Do you have to carry out searches when buying a property?

If you're buying a home with a mortgage, you are legally obliged to carry out property searches.

The bank or building society lending you the funds need to be sure there aren't any issues with the property that could affect its value.

However, cash buyers aren't legally required to carry out searches because no one is lending them the funds to purchase the property - it's all up to your judgement as it's your money.

Solicitors will always recommend you still carry out property searches as a [cash buyer.](https://www.getagent.co.uk/blog/selling-tips/sell-house-cash-buyer) After all, you don't want to suffer any nasty surprises about your property after you've moved in.

## Local authority search

A **local authority search** looks into a number of different issues, but the main searches include:

* Planning issues.
* Highway and road issues.
* Rail schemes.
* Building control issues.
* Pollution issues.
* Whether the home is listed, in a conservation area or part of a tree preservation order.

Local authority searches are often regarded as the most important of all the conveyancing searches. Your solicitor will carry out local searches by going through records from the local authorities.

They'll look out for any property developments in the area, planning consents and permissions, and whether or not the property is listed or in a conservation area.

Local authority searches will also reveal who's responsible for maintaining roads and paths adjoining the property.

Local authority searches cost between **£70 and £400 and can take anywhere between one and six weeks,** depending on where your property is located.

## Environmental searches

An environmental search will investigate any issues or risks to do with the land within 500 metres of the property, from flood and landslide issues to [subsidence](https://www.getagent.co.uk/blog/selling-tips/how-much-does-subsidence-devalue-a-property) and contaminated land issues. They'll also check for ground stability, landslips, and whether the property is on a flood plain.

If any of the properties built on the land previously were used for industrial purposes, toxic substances could stay in the ground and cause serious issues for you and your property.

An environmental search will also reveal if there are any gas hazards or even a landfill site in the local area.

Environmental searches are really important: if they're not carried out, your bank might not confirm your mortgage.

And if you don't spot these problems at the time of purchase, it could be near impossible to sell it further down the line. Even worse, they could become health hazards.

## Water and drainage searches

A water and drainage search will check if the home is connected to public drains, a public sewer and a public water supply.

If drainage searches find public drains or sewers running through the property, this could cause issues if you want to dig foundations for an extension.

That's why it's really important for any potential future planning developments that know exactly what you're investing in.

They'll also check where the public sewer is located and where the drainage pipes are, as well as any permission requirements from the local water company to extend the property if they own the water mains, sewers or pipes that run through it.

Water and drainage searches also reveal if the water supply is metered or rateable.

![title-deed-getagent](//images.ctfassets.net/us6n8ous4bz0/4pvZKySgwmJmSzSmLIbmFY/444b0f69f433dcbcdbafdf9dc15145d6/title-deed-getagent.png)

## Land registry search

A [land registry search](https://www.getagent.co.uk/blog/conveyancing/how-long-does-land-registry-take) checks the title register and title plan at the Land Registry. This will give you a full run down on who owns the property (and proves the seller actually owns the property they're selling).

A land registry search will usually take place just before the legal completion of the house purchase, and you can't go ahead with the sale until this property search has been done.

After this, your solicitor will register you as the owner of the property, which ensures you have ownership rights.

A land registry search costs about **£4 per search.**

#### Bankruptcy searches

A bankruptcy search will ensure the seller isn't bankrupt. If they were, they wouldn't be entitled to sell the property as it might be used as collateral to repay their debts.

## How much do property searches cost?

Property searches cost differently depending on your local council. For local authority searches, environmental searches, and water and drainage searches, you'll pay between **£250 and £300.**

A land registry search costs between **£4 and £8.**

#### Take a look at an approximated breakdown:

| Search Type                 | Estimated cost |
| --------------------------- | -------------- |
| Local authority search      | £50-£250       |
| Water and drainage search   | £50-£100       |
| Environmental search        | £25-£60        |
| Flood risk indicator (copy) | £10            |
| Flooding search             | £20-£50        |
| Title register (copy)       | £4-£8          |
| Chancel repair search       | £20-£90        |
| Mining search               | £25-£120       |
| Title plan (copy)           | £4-£8          |
| Indemnity insurance         | £30-£300       |
| Bankruptcy search           | £2 per person  |

## How long do conveyancing searches take?

How long property searches take vary from search to search. **For some, you can get your search results within a few days, but others can take several weeks.** Don't forget that the search results might prompt your solicitor to carry out further searches, which will of course delay the conveyancing process.

You should make sure you know which specific searches take priority so you can get this done as quickly as possible.

You can find out from your solicitor when you'll get your search results once your offer has been accepted and your survey has been commissioned.

Factors that affect the speed of property searches include:

* The speed at which the council and third parties respond to queries and requests.
* The speed at which your solicitor works through the searches.
* Where your property is located.
* The types of searches that need to be done.

#### Can you speed property searches up?

Make sure you're communicating regularly with your solicitor so you can chase things if there are any hold ups or delays. It's really important to stay in the loop to avoid delays further down the line.

Also try to be as patient as you can. Your solicitor needs to be thorough with the searches, and they might miss things if they're rushed.

## Other searches

As well as the main searches, there are other searches you can choose to carry out, but they may not always be necessary.

#### Location-specific searches

Your solicitor will tell you if you need any location specific searches, as they really depend on the property you're choosing to purchase.

For example, if you want to buy in an area that used to be used for coal mining, you might want to get a coal mining search to check for any past claims of subsidence.

#### Commons search

Commons searches are for properties boarding common land or village greens.

If any of the land you want to buy is common land, you may not get development permission as common land is usually subjected to certain rights and protections.

#### Commons registration act

Under the Commons Registration Act, certain areas in the UK are protected against building works.

For example, a conservation area or an area of outstanding natural beauty may be protected and property owners will therefore not be granted any planning permission or permitted development rights if they want to carry out works on this type of land.

#### Chancel repair search

If you're buying a property close to a church, you'll need to carry out a chancel repair search.

During the middle ages, it wasn't actually the monasteries that were responsible for repairing the church chancels; it was actually property owners.

There was, however, a law change in October 2013 that meant the church must establish and lodge liability with the Land Registry. However, there are still some circumstances in which the church can claim the legal owner of a nearby property is liable for repairs - even if the liability hasn't been registered.

This type of property search will determine whether or not you're liable for the cost of church repair contributions.

A chancel repair search will only cost a few pounds, but it's the actual repairs that could end up costing you a lot of money.

Chancel repairs can be very expensive, so if you really want to buy the property, you'll probably be advised to get chancel repair insurance.

Chancel repair insurance only costs around £30, and will protect you and your mortgage lender, which could save you a lot of money in the long run.

![flood-getagent](//images.ctfassets.net/us6n8ous4bz0/v7GRUyM7k04Wa0KjvLetz/cc6bc86711f4859d0ce15a61e7c90971/flood-getagent.png)

#### Flood report

A flood search may be recommended for certain properties.

A flood risk search can give you information about any history of flooding in the local area, as well as any potential future flood risk.

Of course, this is really useful to know for safety and property protections.

The flood risk search results will include data about a range of flooding, from river and coastal to groundwater and surface water flood risks.

You'll also get a risk assessment level and information about how easy (or difficult) it is to insure the property.

If the search results come back with a high flood risk, you'll have to report this back to your insurer and your mortgage lender. It may affect your fees.

#### Quarrying and mining searches

Some areas may have a history of mining or quarrying for a variety of materials including tin, stone, brine, coal and china clay.

A mining search will usually reveal any issues as a result from previous work like old workings near the property or capped mine shafts.

Your conveyancer will tell you whether or not you need any of these specific local searches.

#### Radon testing

Radon is a radioactive gas. Though it occurs naturally in many areas, there are some parts of the country with higher radon levels.

Sometimes, it can seep into properties and increase the risk of lung cancer if it's present in higher concentrations.

Environmental searches will usually tell you if your property is in a 'Radon Affected Area' (classified by the UK Health Security Agency).

You can ask for a radon test to check how much radon is present in the area, and you can also ask the seller if they've carried out a radon test in the past.

A radon test will usually be done over a three month period, but you can get a shorter ten day test carried out if you're short on time.

If there is a higher than average concentration of radon, remedial action will be needed in order to remove the gas.

#### Planning searches

A planning search will look for any details about any existing planning consents, as well as any planning applications within a 250 metre radius of the property you want to buy.

![property-search-getagent](//images.ctfassets.net/us6n8ous4bz0/5gucjHHCbyFWgEnqW8wUtg/d56e216c3daed7910ad1d8c648bc5f3e/property-search-getagent.png)

## Summary: Property searches are essential!

Ultimately, property searches should always be a part of the conveyancing process. Even if you're a cash buyer, it's always better to be completely in the know about your property, so you know exactly what you're investing in, and how sellable it'll be in the future.

After all - you might even find after conveyancing searches that the property isn't worth the purchase price.

For an instant valuation of a property, you can use our [Online Valuation Tool. ](https://www.getagent.co.uk/online-valuation)Or if you're looking for a deeper insight, check out our new HouseWorth Tool for an in-depth analysis of your property's value!


 Let's take a look at what property searches are when buying a house, how much they cost and how long they take.

What are searches when buying a house? | GetAgent

Let's take a look at what property searches are when buying a house, how much they cost and how long they take.

What are searches when buying a house?

Most people finance their home moves with mortgages. Unfortunately, it's tougher than ever for first-time buyers to make their first property purchase. And with mortgage rates higher than they've been in a decade, it's a big ask all round for homeowners and buyers alike to take that next step on the property ladder.

Not to worry - in this article, we take you through the key reasons a mortgage application might be rejected. If you follow the advice in this article, you'll be in the best position for your future application.

So without the further ado, let's crack on with 'What stops you getting a mortgage'.

## What stops you getting a mortgage?

Your ability to get a mortgage and your potential for refusal depends on your borrowing capability. As such, there are several things that can stop you getting a mortgage:

1. Affordability issues
2. Credit history
3. Employment stability
4. Property-related concerns
5. Deposit size
6. Application issues

Let's take a look at each of these issues in closer detail.

## 1. Affordability issues

You may be declined a mortgage because you don't meet the lender's criteria for the mortgage you want because your combined income is too low.

Mortgage lenders want to make sure you can afford your monthly repayments - otherwise they don't get paid. To ensure you can afford a mortgage, lenders use a variety of stress tests to work out whether your income can support you, even in the event of an economic downturn.

#### How do the affordability checks work?

Mortgage providers apply income multiples to prospective borrower's declared earnings to decide how much they can feasibly lend. Most lenders cap their available deals at **4.5 x income** while others draw the line at 5 or 6 times under the right circumstances.

So if you need to borrow £300,000 for a property you want to buy, and your declared annual income is £50,000...

* **4.5 x Income (lower multiple):** If your chosen lender follows a more conservative approach with a 4.5 times income multiple, the maximum they might be willing to lend you is £225,000 (4.5 times £50,000).
* **5 x Income (moderate multiple):** Another lender might be willing to extend the multiple to 5 times your income, allowing you to borrow up to £250,000 (5 times £50,000)

#### Debt to income ratio (DTI)

While meeting your lender's income requirements is essential, it's crucial to recognise that your **Debt-to-Income Ratio (DTI)** plays a pivotal role in securing a mortgage. Even if your income meets the threshold, a high DTI can raise concerns for lenders, as it suggests that taking on a mortgage could exacerbate existing financial challenges and hinder timely repayments.

Lenders often view a DTI below a **60/40 split (Income vs Debt)** as low risk. In contrast, ratios exceeding this benchmark may trigger apprehension. That's why it's worth maintaining a balance that demonstrates your financial stability and ability to manage both current debts and the additional responsibility of a mortgage.

#### How to fix affordability issues

You might be setting your sights a little high! If your income is too low and lenders are worried about future repayments, you may need to adjust your property aspirations.

Alternatively, you could shop around. Hire a mortgage broker and see if there any lenders who are comfortable lending to you based on your DTI. A lender with lower income multiple brackets could be damaging your borrowing potential.

Of course there are some other ways you can fix this issue but they're a little more long-winded. Finding a higher-paying job is an option - but you'll need to pass probation or have worked there for at least 12 months.

Another option is saving for a larger deposit. Larger deposits merit lower rates of interest, allowing you to better meet your lender's affordability tests. Saving, however, takes time, and you might not have time on your side.

If you want to find out whether or not your application will be accepted based on your mortgage affordability, it's well worth using an online mortgage affordability calculator. [MoneySavingExpert has one available](https://www.moneysavingexpert.com/mortgages/how-much-mortgage-borrowing/).

![Costs of buying a house](//images.ctfassets.net/us6n8ous4bz0/6gDltRBeAjB2M6gZMThLcz/157bd590ceaf77abdc3375aeacd86343/cost-of-buying.jpg)

## 2. Credit history

Your credit history indicates your ability to consistently make debt repayments, as well as your overall debt. If you have mistakes on your credit report, high levels of outstanding debt, a history of missed payments, or no credit history at all, these issues can negatively impact your chances of receiving a mortgage.

#### How do I fix my credit history?

Improving a poor credit history takes time. While there are some specialist lenders and loans out there that cater to your situation, they often come with higher interest rates and fees. You also risk exposing yourself to predatory practices, with illegal lenders preying on those with bad credit.

The best thing you can do is hold tight, pay off your existing debts, and bring up your credit score the old reliable way.

#### Making a debt repayment plan

If you need help making a debt repayment plan, it's always worth contacting the debt charity, **[StepChange](https://www.stepchange.org)**. They can help you devise a repayment plan that works for both you and your lenders. They'll even speak to your lenders on your behalf to ensure the plan is accepted.

## 3. Employment stability

Recent or frequent job changes and being self-employed without proof of income, can all impact your ability to be accepted by a mortgage provider. But why is this the case?

Your employment status suggests to lenders your ability to receive a stable income and your potential for making mortgage repayments on time and in full...

#### Recent job changes

It's natural to think that because you've landed a new job with a higher income, you are now in a good position to buy a property. For the most part, this is true! 

However, a mortgage lender is unlikely to lend to someone who has not yet passed their probationary period, or has not otherwise shown that they're likely to remain in employment for the foreseeable future. Lenders like stability because it means their revenue will remain stable.

#### Frequent job changes

Likewise, frequent changes in employment will also suggest to lenders that you are an unreliable borrower. While you have proven that you can get other jobs, lenders prefer stability. They want to know that you'll be earning a similar income as to what was outlined in your mortgage application so you make regular payments.

#### Self-employed without proof of income

Unfortunately for self-employed people, mortgage lenders require more evidence of your monthly income than regular employees. As you own and run your business, there are a lot more factors at stake, as well as potential for wrongdoing or fraud.

Mortgage lenders often seek a comprehensive view of your income, and the documentation required may include tax returns, profit and loss statements, business bank statements, and other financial records.

You'll likely need to provide a minimum of two years worth of your income and outgoings to demonstrate your financial stability and the viability of your business. That's why having a **steady income stream** over the two-year period can strengthen your mortgage application. If your business has experienced fluctuations, it's important to provide context and explanations for any significant changes.

Be prepared to work closely with your accountant or financial advisor to ensure that your financial records are accurate, up-to-date, and well-documented. Lenders will also consider your personal and business credit histories when evaluating your application - so keeping on top of both is worthwhile.

Don't forget - there are lenders out there who specialise in **self-employed mortgages**. Contact a reliable broker who can help you find them.

![Rewire EICR](//images.ctfassets.net/us6n8ous4bz0/QuJ3xckpE4W9DyttwAUmh/4c981b4efb89b870ae1df1e75c5081fa/survey-rewire-cost-getagent.jpg)

## 4. Property-related concerns

The condition of the house you want to buy can affect your chance of having your mortgage application accepted. Once mortgage providers receive your application, they send a surveyor round to confirm the value of the property with a valuation survey.

#### Valuation surveys

A valuation survey is primarily designed to help the lender to determine if the property's value is good enough to support the amount requested by the mortgage applicants. While the valuation survey may highlight structural issues, its primary focus is on the valuation itself. 

With older or larger properties, the lender might instruct a more detailed **homebuyer's report**, which provides an in-depth assessment of the property's issues, including potential structural issues.

The findings of these property surveys can have a **significant impact** on your mortgage application. If the valuation survey or homebuyer's report identifies structural issues, such as subsidence, damp problems, or a deteriorating roof, it can raise red flags for lenders. It's standard for lenders to lower their offers or even decline mortgage applications.

#### How do I stop property issues affecting my mortgage application?

If you want to prevent property issues affecting your mortgage application, your best bet is to order a survey of the property before you put in your full application. This proactive approach allows you to identify and address potential problems before they become obstacles to your real application.

Once you've reviewed the survey reports, address any highlighted issues promptly, and consider obtaining quotes for necessary repairs. You may even be able to negotiate with the seller to get them to pay for the repairs.

You may even find that your property you've set your sights on is more trouble than it's worth. Listen to the advice of your conveyancer and your broker and make an informed decision before you contact your mortgage provider.

## 5. Deposit size

The size of your deposit (which can be influenced by having too much debt or a small deposit relative to the property’s value) can impact your potential for mortgage approval. This is often the biggest problem for people who are looking for lenders to finance their home move.

Most lenders require a deposit of at least **10%** to release a mortgage loan to home moving hopefuls. Indeed, if you want to access the more convenient rates of interest, you'll need an even larger deposit.

#### How do I stop my deposit affecting my mortgage application?

The main factor that is stopping you from getting a mortgage here is your savings. If you are able, enlisting the temporary help of a financial advisor may prove useful. An advisor analyses your spending habits and income to create a plan that allows you to continue to enjoy your life AND save money.

If time really is of the essence, there are other alternatives. The government's **Mortgage Guarantee Scheme** has helped ensure that lenders provide products that cater to buyers who can only afford a deposit of 5%. You can easily locate 95% Loan To Value mortgages on many banks and building societies' websites.

To get an estimate on how much you can borrow, always apply for a **[mortgage agreement in principle](https://www.getagent.co.uk/blog/buying/mortgage-agreement-in-principle)**.

## 6. Application errors

Application errors can have a significant impact on the success of your mortgage application. These errors can range from minor mistakes to larger omissions that might raise concerns for lenders. Here are some common types of application errors:

* **Inaccurate info:** Providing inaccurate details about your income, employment history, or financial status can lead to discrepancies that may be flagged.
* **Incorrect financial figures:** Failing to accurately report your financial figures, such as income, debts, or expenses, can create a distorted financial profile and deter lenders.
* **Missed debts:** Forgetting to include existing debts, loans, or financial obligations can lead to an incomplete financial picture which can lead lenders to reject your application.
* **Property-related errors:** Providing inaccurate information about the property you intend to purchase, such as its condition or value, can raise concerns.
* **Employment history mistakes:** Errors in detailing your employment history, including job titles, duration of employment, or gaps in employment, may be discovered during the lender's process.

#### How do I fix mortgage application errors?

It's important that your final mortgage application is air-tight. Double-check your application to make sure all the information you've provided is accurate, and include all the necessary documents needed to substantiate your information.

## Other issues that stop you getting a mortgage

There are other issues, no less important, that can prevent your mortgage application from being approved.

#### Not being registered to vote

Being registered to vote can have implications for your creditworthiness and mortgage application. When you're registered to vote, it allows lenders to verify your address and your stability as a borrower. What’s more, voter registration is a key part of preventing identity fraud. Lenders are reassured by applicants who can prove who they say they are.

#### Age restrictions

Some lenders may have upper or lower age limits for applicants. The upper age limit is often around 70-75 years old, while the lower age limit is more varied - however, individuals must be at least 18 years old to apply for a mortgage.

It's important to be aware of these restrictions, as they can influence the terms and eligibility for a mortgage. You should always check with lenders to confirm their age criteria and ensure they align with your final application.

What stops you getting a mortgage

In this article, we take you through the key reasons a mortgage application might be rejected. If you follow the advice in this article, you'll be in the best position for your future application.

What stops you getting a mortgage? | GetAgent

What stops you getting a mortgage?

Where in the UK has the most expensive house prices and where can you sell your property quickest in 2024? Read our new GetAgent Sellers Report to find out.   

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