Help to Buy Valuation in Morecambe

Our qualified surveyors in and around Morecambe carry out these valuations with a clear understanding of the local market. In a coastal town like this, that matters. Salt air can affect building materials, and seaside flood risk can play a part too. We have inspected homes on Marine Road and the Promenade where exposure to the coast has sped up wear to rendering and external joinery, and we reflect that properly in the valuation.

The valuation has to be valid for three months and addressed exactly to "Target HCA" (Homes England) on official headed paper. It is not enough to provide a basic mortgage valuation, it must be a full market valuation that takes account of the property's condition, location and comparable sales in the Morecambe area. We prepare each report to the specification Homes England requires, so the equity loan redemption process is not held up.

There have been several Help to Buy new build schemes across Morecambe. At Elmside in Westgate (LA4 4XF), Rowland Homes sold 3, 4, and 5 bedroom homes from £249,995. The Heyshams in Heysham (LA3 2FD), built by McDermott Homes, included 3 and 4 bedroom properties from £239,995. Story Homes also delivered The Bay at Heysham Gateway in LA3 3JJ, where larger family homes were offered from £249,995 to £429,995. If you bought on one of these developments using Help to Buy, you will need a current market valuation to redeem the equity loan.

• RICS Red Book compliant
• Addressed to Homes England
• Valid for 3 months
• Independent surveyor requirement

Some valuation points in Morecambe are very local. The area's geology includes superficial deposits of till (boulder clay) over Sherwood Sandstone and Mercia Mudstone, and that clay-rich ground can create shrink-swell risk. In practical terms, foundations may react to changes in soil moisture. We bear that in mind during the inspection, particularly where properties in areas with notable clay deposits show signs of movement after prolonged dry or wet periods.

Flood risk is another factor we consider carefully in Morecambe. As a coastal town, some parts are exposed to coastal flooding from storm surges and high tides, especially near the Promenade and in low-lying areas. Surface water flooding can affect other locations across the town as well. Lenders may look differently at homes in higher-risk flood zones, which can influence valuation, so we check the relevant flood risk data and record any concerns in the report.

Morecambe's housing stock is mixed, both in age and in construction. Along the seafront, many homes date from the Victorian and Edwardian eras and are built in traditional brick with solid walls. Those buildings often have real character, but they can also bring damp, timber defects and roof issues, all of which we note where present. Newer schemes such as Elmside in Westgate and The Heyshams in Heysham usually involve cavity wall construction, so the points we assess there are different.

There are several conservation areas in Morecambe, among them the Promenade, Poulton-le-Sands and Bare, and these contain clusters of listed buildings. The Promenade conservation area includes well-known Victorian and Edwardian landmarks such as the Midland Hotel and the Winter Gardens. Where a property sits in a conservation area, or is itself listed, we take that into account because it can affect value.

Close to the coast, Morecambe properties can show defects that are very specific to the location. Salt-laden air may speed up corrosion in metal fixtures and fittings, damage rendering and gradually wear down building materials. We know what to look for and how those issues can feed into market value. On Marine Road, for example, we have seen salt spray cause marked deterioration to external timber windows and door frames.

Older homes in Morecambe, particularly those built before 1919 and especially around the Promenade conservation area, can suffer from rising damp, penetrating damp and timber defects including rot or woodworm. Many Victorian and Edwardian properties have plenty of character, but they also need steady maintenance to stay in good order. During the inspection, we use moisture meters to check for damp and assess timber elements throughout the property.

The local geology can also matter. Morecambe's boulder clay deposits can, on occasion, contribute to subsidence or heave, particularly after prolonged dry or wet spells. It is not a widespread problem, but we still check for cracking or other signs of movement that could point to foundation issues. Properties in Westgate, and in areas with more recent clay deposits, may be more vulnerable, and our valuers reflect that when assessing the property.

Eden Project North is expected to bring major investment into Morecambe, and that could influence local property values over the coming years. It is a positive sign for the area, but it also makes a precise current valuation important if you are planning to sell or remortgage a Help to Buy property. Our surveyors follow these local market changes closely and factor them into the valuations we produce.