Property service FAQs

Common questions about pricing, timescales and how the process works.

EPC questions

How long does an EPC assessment take?: Most domestic assessments take between 30 and 60 minutes at the property. Larger or unusual properties can take longer.
How long is an EPC valid for?: Ten years from the date it is lodged on the national register. You can reuse a valid certificate for a new sale or tenancy within that period.
Do I need to be there for the assessment?: Someone needs to give the assessor access to every room, the loft hatch and the boiler. That can be you, a tenant or the agent holding the keys.

How long does conveyancing take?: A straightforward freehold sale or purchase typically takes eight to twelve weeks from instruction to completion. Leasehold, chains and mortgage delays can extend that.
What are disbursements?: Costs your conveyancer pays out on your behalf — searches, Land Registry fees, bankruptcy and priority searches, and Stamp Duty Land Tax or Land Transaction Tax where it applies.
Do I pay anything up front?: Most firms ask for money on account to cover searches early in the process. The balance of the legal fee is settled on completion.

Does mortgage advice cost me anything?: No. The adviser is paid a procuration fee by the lender when your mortgage completes, so there is no adviser fee to you.
Will an enquiry affect my credit score?: No. An initial conversation and an affordability assessment do not involve a hard credit search. Only a full application does, and you decide when to reach that point.
How much can I borrow?: Most lenders work to roughly four to four and a half times income, but it depends heavily on your outgoings, deposit and credit profile. An adviser can give you a realistic figure in one call.

How often do I need a gas safety certificate?: Every twelve months for any rented property with gas appliances. You can have the check done up to two months early without losing the original expiry date.
What is a CP12?: It is the landlord gas safety record issued after a passing inspection. It lists every appliance checked and the result for each.
What happens if an appliance fails?: The engineer will make it safe, explain what is wrong and what it would take to put right. You can then decide how to proceed.

Is a mortgage valuation the same as a survey?: No. A mortgage valuation only confirms the property is worth what the lender is lending. It does not tell you about the condition.
Which survey level do I need?: Level 2 suits most conventional properties in reasonable condition. Level 3 is for older, extended, altered or visibly problematic buildings.
How long does a survey take?: Two to four hours at the property for a Level 2, longer for a Level 3. The report normally follows within three to five working days.