FAQs - Frequently Asked Questions
Mine Searches
Do I need a mine search? Large areas of the westcountry do require a search. Click on our map to see a general guide. At this scale, the boundaries are approximate, if in doubt, contact us.
How do I get one? Send us a short letter, or email, asking for a search. Enclose a location plan, ideally the Land Registry, showing the boundaries of the property, not just the dwelling.
How much does it cost? For properties under an acre it is £54, including VAT. Up to 10acres, £80. Over this size, ask for a quote.
When can you do it? Our turn round is usually about 3 to 4 working days. Mark it urgent and we will do our best.
Mundic Testing
Do I need a test? If the property is in Cornwall or West Devon and is constructed wholly or in part from concrete blocks or mass concrete, and was built prior to 1950, or up to 1965 in the Liskeard area, your Lending Institution will certainly request one and you should, even if you are a cash buyer.
How do I instruct one? It is best to telephone us. (or see contact us) We will need your contact details, the owners details, if different, access arrangements, mortgage company, description of property and other information. We will then arrange a qualified supervising surveyor, mutually acceptable date, access and so on.
How much does it cost? You should allow about £300. It could be less with a non-VATable surveyor, or more, if significantly further away from our base in Redruth.
When can you do it? We can normally take samples within 5 days from instruction. If we have received payment, you can have a verbal result 48 hours after sampling.
What if the result is not Class A? We and/or the supervising surveyor will discuss with you the best way forward. Each case is usually slightly different.
Site Investigations
Why do I need a mining investigation? Our role is to assess the subsidence risk to a property for a mortgage lender, owner or purchaser. In most cases this can be achieved from the documentary search and is non-existent. In a small percentage of cases the risk justifies more detailed assessment by inspection or physical investigation. Tighter legislation often means precautionary investigations have to be undertaken on development sites.
Am I legally required to have a mining investigation? No. For existing buildings this is at the discretion of the owner. However, mortgage lenders are usually unwilling to proceed if a search has recommended an investigation but it has not been undertaken.
Who pays for the investigation? There are no rules. Sometimes the purchaser pays, but often it is the owner who funds the work to provide a clear assurance of being risk free or to define a risk that can be fixed to secure the property.
For how long is an investigation report valid? Excavation or drilling provides the most accurate picture of any risk and consequently the report is considered valid for the life of the property. The report can be transferred on for the benefit of any subsequent owner.
How much will it cost? A simple property inspection starts from £140. Investigation of development sites, including hire of a digger, start from about £880, including VAT. Investigation of existing buildings with two days drilling would typically be from £2,700. But please contact us for a specific quote.
Soil Contamination
Why do I need a contaminated land survey? Contamination may be a result of historic industrial activities and/or past waste disposal practices, resulting in the ground being polluted. Some pollutants, such as Arsenic, are naturally occurring in the southwest and these are also considered under contaminated land legislation. The Local Authority will probably insist on one for a new build.
What contaminants do you expect to find? It depends on the previous site use. We often test for heavy metals, such as arsenic, copper, cadmium and nickel, and organic compounds including petroleum hydrocarbons, oils and solvents.
What is a Phase 1? This is a desk study and walkover survey. It includes a visual inspection of the site, a documentary review of available information and historical maps to identify the likelihood of contamination.
What is a Phase II? This is intrusive site investigation sampling, laboratory analysis of those samples and a report recommending appropriate remediation.
What is a Phase III? A remediation scheme designed to remove the risk to the site, its users and immediate environment, also called a method statement.
What is a Phase IV? A verification report on the remediation to satisfy the relevant authority and to allow the development to progress.
How much will it cost? A Phase 1 costs between £600 and £800, including VAT, depending on the location and size of the site. Phase II costs vary greatly depending on the number of samples and analyses required. A Phase III & IV cost between £300 and £400 depending on the location and number of visits required for verification. Telephone us for a quote (or see contact us).
How long do the surveys take? A Phase 1 can normally be completed in two weeks. A Phase II report takes about 20 working days following the collection of samples.
When can you do it? On receiving the signed acceptance slip, we can usually come out to the site to start Phase 1 within 2 to 3 days.
