How to Choose the Right Chartered Surveyor for Your Property

November 2024 12 min read

Choosing the right RICS chartered surveyor is one of the most important decisions you'll make when buying property in Milton Keynes, Bedford, Northampton, or the surrounding area. A good surveyor protects your investment, identifies hidden problems, and provides expert advice that could save you thousands. A poor choice might mean missed defects, inadequate reports, or even professional negligence.

This comprehensive interactive guide from Milton Keynes Surveyors explains exactly what to look for when selecting a chartered surveyor, with practical tools to help you compare options and make an informed choice.

Common Mistake

Many buyers choose surveyors based solely on price, selecting the cheapest quote without considering qualifications, experience, or local knowledge. This false economy often results in superficial surveys that miss serious defects.

What Makes a Good Surveyor?

RICS

Qualification Essential

5-10

Years Experience Ideal

Local

Knowledge Crucial

£2M+

PI Insurance Minimum

Essential Qualifications and Accreditation

Understanding RICS Qualifications

MRICS (Member of RICS): The standard chartered surveyor qualification. Surveyors with MRICS have completed university education, professional training, and passed rigorous RICS assessments. They must maintain professional development and adhere to RICS standards.

FRICS (Fellow of RICS): A senior designation recognizing significant experience and professional achievement. FRICS surveyors typically have 10+ years experience and have made notable contributions to the profession.

AssocRICS: Associate level qualification. While competent, AssocRICS surveyors have less extensive training than MRICS. For building surveys, prefer MRICS or FRICS qualified surveyors.

Beware of non-RICS surveyors: Anyone can call themselves a "surveyor" but only RICS members are properly qualified, regulated, and insured. Always verify RICS membership at rics.org

Key Questions to Ask Surveyors

Red Flags to Avoid

Warning Signs

No RICS qualification - Never use unqualified surveyors
Significantly cheaper than competitors - Quality costs money
Can't provide references - Established surveyors have satisfied clients
Won't show sample reports - They should be proud of their work
Unwilling to discuss findings - Communication is essential
Operating from outside the area - Local knowledge matters
Vague about timelines - Professional surveyors provide clear schedules
No professional indemnity insurance - You have no protection if they're negligent

Understanding Survey Costs

What You're Paying For

Surveyor's Time & Expertise 40-50%

Professional Indemnity Insurance 15-20%

RICS Membership & CPD 5-10%

Report Preparation & Admin 10-15%

Equipment & Travel 5-10%

Business Overheads 10-15%

Value vs Cost: A survey costing £600 that identifies £8,000 of defects (allowing you to renegotiate the purchase price) provides exceptional value. A £400 survey that misses serious problems is expensive at any price.

Local Knowledge: Why It Matters

Surveyors familiar with Milton Keynes, Bedford, Northampton, and the surrounding area have crucial advantages:

Understanding Regional Property Types

Milton Keynes Grid Houses: Local surveyors understand the unique construction methods used in Milton Keynes developments from the 1970s-80s, including timber-frame construction, concrete systems, and specific issues affecting these properties.

Victorian Properties in Bedford: Knowledge of typical Victorian construction in Bedford, including common defects, local building materials, and period-specific issues.

Northamptonshire Stone: Understanding of local stone construction and associated maintenance requirements in Northamptonshire villages.

Listed Buildings in Buckinghamshire: Experience with historic properties, conservation area requirements, and traditional building techniques common in rural Buckinghamshire.

Knowing Local Issues

Subsidence Hotspots: Clay soil areas in parts of Milton Keynes, Bedford, and surrounding regions where subsidence is more common. Local surveyors know which areas require extra scrutiny.

Flood Risk Areas: Knowledge of areas near the Great Ouse, Ouzel, and other local waterways where flooding has historically occurred.

Former Industrial Land: Awareness of areas with previous industrial use that may have contamination or foundation issues.

Local Builders' Reputations: Familiarity with local developers and builders, knowing which produce quality work and which have problematic track records.

Checking Credentials

Step 1: Verify RICS Membership

Visit rics.org and use their "Find a Surveyor" tool. Enter the surveyor's name to confirm current RICS membership, qualification level (MRICS/FRICS), and any specialisms.

Step 2: Check Professional Indemnity Insurance

Ask for confirmation of PI insurance coverage. Reputable surveyors readily provide this information. Minimum coverage should be £2 million for residential surveys.

Step 3: Read Reviews and References

Check Google reviews, Trustpilot, and ask the surveyor for recent client references. Established surveyors have plenty of satisfied clients willing to provide references.

Step 4: Review Sample Reports

Request a sample survey report (with personal details redacted). This shows report quality, level of detail, photography, and clarity of recommendations.

Questions About Fees

Standard Fee Includes:

Property inspection
Written survey report
Photographs of defects
Market valuation (Level 2 only)
Report delivery (usually email PDF)
Post-survey telephone support

Potential Extra Costs:

Rushed surveys: 24-48 hour turnaround may incur £100-150 surcharge
Large properties: Properties over 250m² may cost £100-200 extra
Additional reports: Separate valuation with Level 3 survey (£150-250)
Follow-up visits: If you request second inspection
Travel: Properties outside surveyor's normal area may incur travel fees
Specialist tests: Damp meters, thermal imaging usually included, but specialist testing (e.g., asbestos sampling) costs extra

Payment Terms:

When to Pay: Most surveyors require payment when instructing the survey, before the inspection takes place. Some accept payment on report delivery.

Payment Methods: Bank transfer, debit/credit card, sometimes cheque (allow clearance time).

Cancellations: Check cancellation policy. Reputable surveyors allow free cancellation up to 24-48 hours before inspection. Late cancellations may incur fees.

Refunds: No refund if survey reveals problems - you're paying for professional opinion regardless of findings.

Comparing Local vs National Firms

Aspect	Local Independent Surveyors	National Firms
Local Knowledge	Excellent - live and work locally	Variable - surveyors may travel from elsewhere
Personal Service	Direct contact with your surveyor	Often via call center
Consistency	Same surveyor throughout	May deal with different people
Flexibility	Can accommodate urgent surveys	Rigid scheduling
Price	Competitive	Sometimes cheaper
Report Quality	Detailed, personalized	Standardized templates
Post-Survey Support	Direct access to surveyor	Limited availability

Frequently Asked Questions

Should I choose the surveyor recommended by my estate agent?

Be cautious. While some estate agents recommend excellent surveyors, others may suggest surveyors known to produce "light touch" reports that don't highlight issues that might derail sales.

If using an agent's recommendation, verify the surveyor's RICS qualification, check independent reviews, and confirm they're truly independent (not affiliated with the agency). Getting quotes from 2-3 surveyors ensures you're making an informed choice.

Can I use a surveyor from outside Milton Keynes?

You can, but local knowledge is valuable. A surveyor from London or Birmingham may not understand Milton Keynes grid construction, local subsidence patterns, or regional property types. They may also charge travel expenses and take longer to schedule inspections.

Milton Keynes Surveyors recommend choosing RICS qualified surveyors who regularly work in your area and understand local property markets and construction methods.

What if I'm unhappy with my survey report?

First, contact the surveyor to discuss concerns. Good surveyors are happy to explain findings and clarify anything unclear.

If you believe the surveyor was negligent (missed obvious defects, provided incorrect advice), you can:

Complain to the surveyor's firm formally
Report to RICS if RICS qualified
Seek legal advice about professional negligence claims
Claim against their professional indemnity insurance

Keep all correspondence and documentation. Professional negligence claims must typically be made within 6 years.

The Milton Keynes Surveyors Difference

Why Clients Choose Us

RICS Chartered Professionals: All our surveyors are MRICS or FRICS qualified
Local Expertise: Based in Milton Keynes, covering the region daily
25+ Years Experience: Extensive knowledge of local properties
Personal Service: Direct contact with your surveyor throughout
Comprehensive Reports: Detailed analysis with extensive photography
Fast Turnaround: Reports within 3-5 days, rush service available
Post-Survey Support: Unlimited telephone support to discuss findings
Fully Insured: £5 million professional indemnity insurance
Transparent Pricing: Clear quotes with no hidden fees

Conclusion

Choosing the right RICS chartered surveyor protects your property investment and provides peace of mind. Prioritize qualifications, experience, local knowledge, and personal service over price alone. Use the interactive tools and checklists in this guide to compare surveyors objectively and make an informed choice.

Milton Keynes Surveyors provide professional RICS building surveys across Milton Keynes, Bedford, Northampton, Luton, and throughout Buckinghamshire and Bedfordshire. Our chartered surveyors combine technical expertise with local knowledge and personal service to deliver the comprehensive property assessments you need.

Need an Experienced Local Surveyor?

Contact Milton Keynes Surveyors for professional RICS surveys with personal service and local expertise.

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