Needing Buying Advice Please

[Pixiedust1234]

I'm in the process of having to sell/buy and I'm downsizing so won't be needing a mortgage. This has brought up a couple of things and I would appreciate any advice.

Normally when you have a mortgage the bank sends their own surveyor to check whether it's worth it - who can/does this valuation if there isn't a mortgage?

During that process the banks surveyor will flag potential problems than might affect the mortgage, eg foam insulation sprayed in the attic space. I've read that your own surveyor might not pick this up as a problem but the bank will. So who would do it instead? And are there any other possible problems I should be aware of please.

And while I have your attention - is the House Buyers Survey worth it now? I don't want one that will tell me to get a plumber, or electrician, or roofer or damp specialist to check everything else. I want one, reasonably thorough, survey.

TIA!

A homebuyers survey will probably be enough - my experience is they are as thorough as a full structural (as the surveyor will still not pull up floorboards etc) and usually they equally qualified. However if it's old and detached you might want the full structural for your own peace of mind (and as support for any renegotiation).
There will no doubt be disclaimers about how if they miss something it's not their fault.
As for extra inspections, as stated the surveyor can't see the roof closely, can't see inside walls or under floorboards. They should be able to tell about the electrical bits (I mean so could I) and take damp readings.
As for value - how do you think a bank determines this? Just look at the market and sold prices for equivalent properties in the last few months.

Thank you for your reply!

As for value - how do you think a bank determines this? Just look at the market and sold prices for equivalent properties in the last few months.
No idea which is why I asked. If that is all they did why do they need to come out as well?

@Pixiedust1234 https://mysimplemortgage.co.uk/2021/11/09/what-is-a-desktop-valuation/
This may help explain it regarding how a bank decides what it’s worth.

You can hire your own surveyor to inspect your next purchase. There are lots of companies around, I would suggest that you use one local to the area in which you are purchasing. Simply for their local knowledge on property and what may affect it.
https://www.allcottassociates.co.uk/rics-surveys/

scroll down the above link for detail on level 2 and 3 surveys. We’ve always chosen a level 3 survey as it is a lot of money involved in buying a property, but level 2 is also a good choice in a decent newer build.

The bank's survey sometimes never even enters the property. They didn't for me.

Valuation: get a few estate agents in to value your house. Don't necessarily go with the most expensive. Check how they do commission

Survey: estate agents can recommend a surveyor or ask someone local who has moved. Surveyor will look round the property you have an accepted offer on for about 2 hours. Cost might be ballpark £500

Thanks all.

My buyer has just had his mortgage surveyor check our house. Took measurements, photos, checked loft, roof etc and took him 40 minutes to complete. Since this was for the banks information only it obviously shows I will be missing a huge bit of protection since I'm not getting a mortgage, and that is what's worrying me. Will be reading Alphabet's links carefully later on.