Short answer: get your survey done, and read the report, before you exchange contracts. Exchange is when you become legally committed to the purchase. Before that point you can renegotiate or withdraw; after it, you cannot without serious financial consequences.
Why exchange is the deadline that matters
In England, a purchase becomes binding at exchange of contracts. At that point you pay your deposit, often 10% of the price, and a completion date is fixed. If you pull out after exchange, you can lose that deposit and may face further claims from the seller.
Before exchange, you are free to:
- ask the seller to carry out repairs,
- agree a price reduction to reflect the cost of work,
- ask your solicitor to obtain documents, warranties or approvals, or
- walk away if the property is not right for you.
So the survey needs to land early enough for you to act on it.
How to fit the survey into your timetable
- Book it as soon as your offer is accepted and your mortgage is agreed in principle.
- Allow for the report. Ours arrives within 5 working days of the inspection.
- Leave time for follow-ups. A survey can recommend further investigation, such as a drainage CCTV survey, an electrical test or a structural engineer's opinion. Each takes time to arrange.
- Share the report with your solicitor. Anything about extensions, alterations, boundaries or shared services may need legal checks.
If your solicitor is pushing for a quick exchange, tell them where the survey is up to. A few extra days to deal with a significant defect is far better than discovering it after you are committed.
What if the survey finds problems?
Most surveys find something, and most findings are routine maintenance. The items that matter before exchange are the ones that are expensive, urgent or uncertain. Your options are to:
- Get quotes from contractors for the main repairs, so you know the real cost.
- Renegotiate the price, or ask the seller to complete the work before exchange.
- Ask your solicitor to obtain building regulations approval, warranties or guarantees.
- Withdraw, if the cost or risk is more than you are prepared to take on.
Our guide on what to do after a bad building survey covers this in more detail.
Can I get a survey after exchange?
You can, but by then it can only help you plan repairs. It cannot change the deal. If you have already exchanged and have concerns, a survey or a specific defect inspection will still help you prioritise and budget for work.
Which survey should I choose?
- RICS Level 2 Home Survey for conventional homes in reasonable condition.
- RICS Level 3 Building Survey for older, altered or unusual homes, or where you plan significant work.
Not sure? Read do I need a survey when buying a house and Level 2 vs Level 3.
Frequently asked questions
Book your survey
Altura Surveyors is an independent, RICS-regulated firm based in Farnham, covering Hampshire, Surrey and Berkshire. Level 2 surveys start from £425 and Level 3 from £555 for homes up to £200,000, and your fixed fee is shown before you book. Get your quote online or call 01252 929125.