Frequently asked questions
Straight answers to the questions we’re asked most about property surveys and valuations. Can’t find what you need? Just get in touch and we’ll help.
About RICS home surveys
What is a RICS Level 2 Home Survey?
A RICS Level 2 Home Survey (HomeBuyer Report) is the most popular survey for modern, conventional homes in reasonable condition. It gives a clear, traffic-light assessment of the property’s condition and flags the issues that matter before you buy.
What is a RICS Level 3 Building Survey?
A RICS Level 3 Building Survey is the most detailed survey available. It’s suited to older, larger, altered or unusual properties, and explains defects by cause and consequence with practical repair advice.
What’s the difference between a Level 2 and Level 3 survey?
A Level 2 gives a clear overview of condition for conventional homes. A Level 3 goes further, with a more thorough inspection and fuller advice on defects, repairs and maintenance. If you’re unsure, just call us and we’ll recommend the right one.
Do I really need a survey when buying a house?
A mortgage valuation is for the lender, not for you — it isn’t a survey. An independent RICS survey can save you thousands by identifying issues before you commit, and often gives you room to renegotiate the price.
Does a survey check for damp and subsidence?
Yes. Our surveys flag visible signs of damp, structural movement and subsidence. Where a specific problem needs closer investigation, we can carry out a defect report or a specialist survey.
What’s the difference between a survey and a valuation?
A survey assesses a property’s condition and defects. A valuation is a professional opinion of its market value for a specific purpose — sale, probate, Help to Buy, tax or lending. We provide both.
Choosing & booking a surveyor
How do I choose a good surveyor?
Look for accreditation (RICS or RPSA), relevant experience with your type of property, genuine local knowledge, good reviews, and a surveyor who explains findings clearly. We tick all of these across Lincolnshire and Nottinghamshire.
Why choose an RICS-accredited surveyor?
RICS members follow strict professional standards and codes of conduct, undergo rigorous training, give impartial advice, and are backed by consumer-protection and complaints procedures — so you can trust the report.
What areas do you cover?
We’re based in Lincoln and cover Lincolnshire, Nottinghamshire and the surrounding counties. See our areas we cover for your town.
How do I book a survey?
Call us on 01522 438989, email info@lmsurveyors.co.uk, or fill in the form below with a few details about the property. We’ll confirm the right survey and a clear fixed fee.
Costs, timings & next steps
How much does a survey cost?
The fee depends on the type of survey and the size, age and location of the property. We always agree a clear fixed quote up front — what you’re quoted is what you pay, with no hidden fees.
How long does a survey take?
A Level 2 inspection typically takes 2–4 hours with the report in 3–5 working days; a Level 3 takes longer on site with the report usually in 5–7 working days. A valuation is quicker. We aim to deliver promptly without cutting corners.
What happens after the survey?
You receive a clear written report and can talk it through with your surveyor. If serious issues are found, you’ll often be able to renegotiate the price or ask the seller to carry out repairs.
Can you value my property as well as survey it?
Yes. As RICS Registered Valuers we provide Red Book valuations for sale, probate, Help to Buy, matrimonial and lending purposes.
About Lyman Marshall
What is Lyman Marshall Chartered Surveyors?
We’re a RICS & RPSA-accredited firm of chartered surveyors based in Lincoln, providing home surveys, valuations, defect and specialist reports, and commercial and party wall services across Lincolnshire and Nottinghamshire.
What services do you offer?
RICS Level 2 and Level 3 home surveys, property valuations, single defect reports, specialist surveys (knotweed, damp, timber), measured surveys, commercial surveys, party wall and expert witness work.
Ask us a question
Tell us about the property and we’ll recommend the right survey with a clear, competitive fixed fee.
Thank you — enquiry sent
We’ve received your details and will be in touch shortly. For anything urgent, call 01522 438989.