Survey, mortgage valuation or searches? A buyer’s question sheet
Keep three separate entries in your buying notes: the mortgage valuation, the condition survey and conveyancing searches. Ask who arranges each, what information you will receive and which questions remain unanswered. Having one arranged does not establish what the others cover.
This guide helps homebuyers in England and Wales, including people searching around Manchester, prepare those conversations. It provides general information, not legal advice or a recommendation about which survey a particular property needs.
1. Understand the three purposes
GOV.UK’s making an offer guidance describes the mortgage provider’s valuation, a homebuyer survey to check condition and searches organised by your solicitor or conveyancer. Use those separate headings when reading emails or comparing quotations.
| Check | Starting purpose | Question to ask |
| Mortgage valuation | The lender’s assessment of whether it is willing to lend against the property | What assessment is being arranged, and what information will I receive? |
| Condition survey | An inspection of the property’s condition | What will be inspected, what is excluded and how will findings be explained? |
| Conveyancing searches | Information obtained as part of the legal checks | Which searches are proposed, what do they cover and what further enquiries might be needed? |
Avoid using “the survey” as shorthand for every check. Ask anyone using that term which service they mean and who has instructed it.
2. Clarify what the mortgage valuation gives you
GOV.UK states that your mortgage provider carries out a property valuation before approving your mortgage. The government’s How to buy a home guide explains that this checks whether the lender is happy to lend against the property. It is not a home survey and may not include a physical inspection.
Ask the lender to explain its process for this property. Will there be a visit? What documents, if any, will you receive? Does any quoted charge cover only the valuation, or another separately described service too?
Record the answers rather than assuming a payment or appointment includes a condition assessment. If a document mentions a concern, ask the lender what it requires and give the relevant information to your surveyor. A useful question is: “Which of my questions about the building does this assessment leave unanswered?”
3. Give the surveyor a focused brief
The government buying guide describes a survey as an inspection of a property’s condition and advises speaking with a surveyor about the level of service recommended for the property. Before agreeing an instruction, describe the home and the concerns you want investigated. Ask for an explanation of the proposed scope rather than choosing solely by a package name.
Use your viewing notes to make the brief specific. A hypothetical example is: “There is a mark below the bedroom window. Can your proposed inspection assess it, and what limitations or further investigation might apply?” Describe what you saw without deciding its cause.
Request written confirmation of the inspection’s inclusions, exclusions, report format and cost. Ask how you can discuss unclear findings and how recommendations for further investigation will be identified. The second-viewing checklist can help you gather observations before that conversation.
4. Ask your conveyancer about searches separately
GOV.UK explains that your solicitor or conveyancer organises searches after an offer is accepted. Its guidance lists local authority, water and drainage, and environmental searches as usual components, and says searches usually require payment upfront.
Ask which searches are proposed for your purchase, what the quotation includes and how the results will be explained. Give your conveyancer any specific concern rather than assuming a standard package answers it. Ask when they recommend ordering the searches for your transaction.
Keep document questions and condition questions connected. For example, if you are concerned about an alteration, ask the surveyor about its physical assessment and ask the conveyancer which supporting records need checking. Request an explanation of any remaining gap before deciding how to proceed.
5. Copy this service-status sheet
Use one sheet per property. These are preparation prompts to adapt with the relevant professional, rather than a universal list of required checks.
| Service | Who is arranging it? | Scope and document expected | Cost and payment date | Unanswered question and next action |
| Mortgage valuation | To confirm | To confirm | To confirm | To record |
| Condition survey | To confirm | To confirm | To confirm | To record |
| Conveyancing searches | To confirm | To confirm | To confirm | To record |
Alongside the table, keep these questions:
- Lender: What valuation is being arranged, and what information will I receive?
- Surveyor: What inspection do you propose for this property, and why?
- Surveyor: Which concerns fall outside that inspection or may need specialist follow-up?
- Conveyancer: Which searches are included, and which concerns need additional enquiries?
- Each professional: What is the written cost, when is payment due and what is excluded?
- Each professional: Which unresolved findings need my attention before the next commitment?
If you need to identify the office handling a home, use the Manchester agent directory and confirm directly. Ask the agent about arranging access or obtaining seller information, while taking condition and legal questions to the relevant professional.
Mark outstanding answers clearly and agree who will follow them up. Keep document references beside the replies so you can see what has actually been checked and where you still need advice.