Expert Homebuyer Reports
RICS Level 2 Survey London — Expert Homebuyer Reports
WHO WE ARE
London's Property Market Deserves More Than a Cursory Glance
Somerset & Sinclair is an independently owned, RICS-regulated chartered surveying firm based in Covent Garden, London. We carry out RICS Level 2 surveys across Greater London and the surrounding counties for buyers who want an expert, independent picture of what they’re purchasing before exchange.
A Level 2 survey is the most widely commissioned residential survey in England and Wales. It gives you a professional assessment of a property’s condition from a qualified chartered surveyor who has no interest in whether the sale goes ahead. That independence is the point.
We’re not a volume operation. Every instruction receives proper attention from a MRICS or FRICS qualified professional. Our lead surveyor, Ateeb Khan MRICS, is a Chartered Surveyor and Registered Valuer with extensive experience across the London residential market.
SERVICE OVERVIEW
What Our RICS Level 2 Survey Includes
A Full Condition Assessment of the Property
The inspection covers every accessible and visible part of the property, inside and out. Roof structure and covering, external walls, windows and doors, internal walls and much more are all assessed. Where the surveyor cannot access an area, this is noted in the report alongside a recommendation for further investigation.
The RICS Traffic Light Rating System
Every element of the property is assigned a condition rating. Rating one indicates no significant issues. Rating two means the item requires attention or monitoring. Rating three flags serious defects requiring urgent investigation or remedial action.
Clear Recommendations, Not Just Findings
Where issues are identified, the report doesn't simply list them. It explains what they mean, what action is likely required, and where specialist investigation should be sought. You leave the process knowing what you're dealing with.
A Basis for Negotiation
A RICS Level 2 survey report is a formal document produced by a regulated professional. If defects are found, you have a credible basis to approach the seller about a price reduction or specific works before exchange. Many buyers recover a meaningful portion of the survey cost through negotiation alone.
Prompt Turnaround
The on-site inspection typically takes between one and a half and three hours, depending on the size and complexity of the property. Reports are returned within a few working days of the inspection. We don't hold you up when you have a transaction to progress.
Transparent Fees, Confirmed Before You Book
There are no surprises. Our fee is confirmed clearly before your survey is booked, and it covers the full inspection and written report. No additions, no ambiguity.
WHY CHOOSE US
Why Buyers in London Choose Somerset & Sinclair
- MRICS and FRICS Qualified — Not a Junior Inspector
- 25 Years of Combined Experience in the London Market
- Independently Owned, Without Volume Pressure
- 47 Five-Star Google Reviews
- A Registered Valuer on the Team
Our lead surveyor, Ateeb Khan MRICS, holds RICS Registered Valuer status, so If you need a RICS Red Book valuation alongside your survey, whether for Help to Buy, probate, lease extension, or any other formal purpose, we can provide that too.
Independent. Chartered. Working for You.
independent of lenders and agents, and experienced across London’s period property stock.
- Fully qualified MRICS surveyors — no junior staff
- Independent — we work for you, not the bank or the agent
- 50+ five-star Google reviews
- All London boroughs and nationwide
Once your report is delivered, your surveyor is available to talk you through it. That’s part of the service.
FRICS & MRICS Surveyors
Full membership, not associate level
Red Book valuation standard
Accepted by HMRC, courts and lenders
Professional indemnity insurance
Professional indemnity insurance on every instruction
What Our Clients Say
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SERVICE OVERVIEW
Is a RICS Level 2 Survey Right for Your Property?
A Level 2 Survey Is Generally Well-Suited to
- Conventional brick-built houses and flats in reasonable condition
- Modern properties, typically constructed in the last 30 to 40 years
- Purpose-built flats in well-maintained blocks
- Properties where there are no obvious or suspected signs of significant defects
- Buyers who want a clear, professional picture of the property’s condition before exchange
A Level 3 Building Survey Is Usually the Better Choice When
- The property is older, particularly pre-1930s construction
- There are visible signs of structural movement, cracking, or significant damp
- The property has had major extensions, alterations, or structural modifications
- You’re planning substantial renovation work after purchase
- The property is of non-standard construction — timber frame, concrete panel, steel frame, or similar
FREQUENTLY ASKED QUESTION
Frequently Asked Questions
What does a RICS Level 2 survey cover?
How much does a RICS Level 2 survey cost in London?
How is a RICS Level 2 survey different from a Level 3 Building Survey?
Is a RICS Level 2 survey the same as a HomeBuyer Report?
Do I need a survey if my mortgage lender has done a valuation?
Can I use my Level 2 survey report to renegotiate the purchase price?
How long does a RICS Level 2 survey take in London?
What areas of London does Somerset & Sinclair cover for Level 2 surveys?
Somerset & Sinclair carries out RICS Level 2 surveys across the whole of Greater London, including North, South, East, West, and Central London. We also cover Surrey, Berkshire, Hertfordshire, and Buckinghamshire. If you’re unsure whether your property falls within our coverage area, contact us on 020 4587 3343 or at info@somersetsinclair.co.uk and we’ll confirm.