Property and construction
This section of the site gives you details of our property and construction lending criteria:
The following are regarded as traditional construction and normal lending terms apply:
- Cavity outer walls of brick/reconstituted stone/block (including rendered walls) with inner walls of brick or block.
- Timber framed property with outer walls of brick/reconstituted stone/block (including rendered walls), built 1970 or after.
- Solid stone (eg limestone, granite).
- Cob - or any regional variant (for example cobb, clom and Wychert).
- Tile (concrete)
- Thatch (reed or straw)
- Felt, asphalt
- Copper, lead
Non Traditional Construction
Many properties have been built using a variety of other construction methods. Lending terms vary depending on construction types and if a repair scheme, where appropriate, has been used. Where a property is of non traditional construction please contact your usual Service Centre with the following detals for further advice:
- The name of the type of construction
- Year built (if known)
- Flat/terrace/semi or detached
- Details of any repair scheme if appropriate and if the scheme applies to the whole block (e.g. the whole terrace/both semi's)
The exact construction name is important as lending terms may differ between different types and year built. For example, our lending terms differ between Gregory, Gregory Drury System 3 and Gregory Housing. All three have different lending terms and it is important to ensure you give us the full and accurate name to avoid us giving inappropriate advice.
We will lend on a security with an Airspace Lease providing it meets the minimum requirements documented in the UK Finance Lenders' Handbook or where the panels are owned by the vendor. Other arrangements are not acceptable.
The word duplex can be used to denote several property types and the circumstances for each one are shown below:
It can refer to a specific structure type e.g. Duplex Foamed Slag.
Where there are two leasehold properties each covering two storeys in a block of four storeys. These types of property are maisonettes. However, in some developments they are referred to as duplex houses/maisonettes.
These buildings can also be known in their locality by the name of "Over and Under" properties. They were built up to four or five storeys high in steep hillside terrace form, on a similar arrangement to maisonettes, with each property having ground level access. Some involved back to back arrangements. Construction is normally of stone and quality of construction varies from poor to very good.
Essentially these properties are flying freeholds, and normally would not form an acceptable security for the Society. However, the Society will accept these Duplex properties provided the following procedures are strictly adhered to:
- Prior to valuation, the conveyancer must confirm the property is in an area covered by the West Yorkshire Act 1980.
The valuer has strict criteria to judge the acceptability of Duplex properties
Properties with Japanese Knotweed growing within the vicinity are considered with caution and subject to the following terms:
- If present within 7 metres of the property boundary, the applicant will be required to obtain a specialist report in respect of eradicating the plant, including an insurance backed 5 year warranty against re-appearance of the plant, and if necessary, repairs to the property and services will be required for the valuer to make a full assessment of the property's suitability.
- If more than 7 metres from the property boundary, written confirmation is required from the applicant confirming that they are aware of the presence of this invasive plant and the adverse affects it could have on the property should it spread closer. It is recommended the applicant seeks their own independent professional advice regarding the risk this plant might impose.
Lending for flats
Blocks of flats up to five storeys high
All flats in blocks and Scottish tenements not exceeding five storeys* in height, will be acceptable at the discretion of the valuer, subject to the guidelines and restrictions on non-traditional construction that they have been given.
The valuer will be instructed in the usual way and will report on whether the flat satisfies our requirements in terms of construction, marketability and any other associated matters.
Flats in blocks over 4 storeys high should have a lift, this also applies when the subject flat is located on the lower floors.
*Five storeys means a ground floor with four floors above, ignoring any basement.
Flats overs five storeys
Except for Greater London we won’t accept former local authority flats in blocks of more than five storeys. This also applies to maisonettes and Scottish tenements in blocks of more than five storeys that were, or still are, in local authority ownership.
In Greater London flats over five storeys will be considered under Lending for Flats criteria, and at the discretion of the valuer.
Check our definition of Greater London
Flats in the same block as commercial premises
In addition to the usual construction and marketability criteria, the acceptability of a flat in the same block as commercial properties will depend on:
- Nearby commercial activities. If any commercial activities in the block are likely to cause a nuisance by virtue of noise, smell or unsocial hours, we may not be prepared to lend on the flat.
- Access. Some flats over commercial premises have unsatisfactory access which may involve passing through the business area, through yards containing commercial refuse, or using poorly maintained external stairs. If any of these factors apply we may not be prepared to lend.
We recommend you contact us with as much information as possible at enquiry stage to allow us to contact a valuer for advice before issuing formal valuation instructions.
The valuer must consider the majority of the flats in the block to be suitable securities for us to lend.
Coach house flats
Coach house flats are acceptable subject to a satisfactory valuation. A coach house flat is a freehold flat which is the only flat in the block and is built above garages and/or an access way.
Freehold flats and maisonettes in England, Wales and Northern Ireland
In general we will not accept freehold flats or maisonettes. Where each flat in a block has its own separate freehold title, these are unacceptable securities for us.
However, for most cases initially described as a 'freehold flat' there is usually no lease on the flat to be occupied and the occupier of the flat will be the freeholder of the whole block.
- Providing there are no more than four flats in total and the remaining flats are all subject to long leases, the flat without the lease is a suitable freehold security.
- If there are five or more flats in the building, the application must be treated as a commercial proposition.
- If the remaining flats are let on shorthold tenancies, the application must be regarded as a commercial proposition.
Definition of Greater London
Greater London includes the City of London under the Corporation of London and the following Boroughs:
Barking & Dagenham, Barnet, Bexley, Brent, Bromley, Camden, Croydon, Ealing, Enfield, Greenwich, Hackney, Hammersmith & Fulham, Haringey, Harrow, Havering, Hillingdon, Hounslow, Islington, Kensington & Chelsea, Kingston upon Thames, Lambeth, Lewisham, Merton, Newham, Redbridge, Richmond uponThames, Southwark, Sutton, Tower Hamlets, Waltham Forest, Wandsworth, Westminster
Any other Local Authority area is not in Greater London.
Part Commercial Properties
Some part commercial properties can be accepted on normal residential terms (subject to a satisfactory valuation):
Type of Property
- Bed & Breakfast (no more than 2 bedrooms allocated to paying guests)
- Live/Work Units
- One room used as an office/consulting room (with a second room used as a waiting room if necessary)
- Properties that have an annexe used for non-commercial purposes. (If the annexe was let on a short term assured or private residential tenancy basis (Scotland) or as a holiday let this would be acceptable)
Where the business income is required to support the mortgage this is acceptable subject to it satisfying our normal underwriting requirements.
We will not lend on residential terms where any part of a property has one or more of the following commercial uses:
Type of Property
- Caravan park
- Garage - petrol and/or car sales
- Holiday lets for > 18 weeks per year
- Industrial Unit/Workshop
- Office Unit (unless only one room used as an office/consulting room, see table above)
- Post Office
- Public House/Club
- Storage Yard
- Working Farm
For part commercial properties not covered here contact your New Business Service Centre to find out if the property is suitable for a residential valuation.
Properties with Large Acreage
We will give special consideration to large acreage/properties.
The property/land must be used entirely for the applicant's own residential purposes.
We will not lend if the property/land has more than 20 acres or if it's to be used for any business or commercial agricultural purposes.
We will lend on:
- Freehold - houses and bungalows
- Leasehold (including good leasehold title)
- Ownership (Scotland)
- Flying Freehold (subject to confirmation from the valuer that the property is suitable security)
Minimum Leasehold Terms
England and Wales
Flats and Houses - a minimum unexpired lease of 55 years is required at application with a minimum unexpired lease term of 30 years after mortgage term ends.
Where a new longer lease or lease extension is to be purchased the application will be processed using the details of the new/extended lease.
Flats and Houses - a minimum unexpired lease term of 50 years after mortgage term ends.
Flats - a minimum unexpired lease term of 50 years after mortgage term ends.
Houses - refer to your usual Service Centre.
The valuer must be satisfied that there is a market for any property taking the lease term into consideration. Therefore, even though an application may meet the guidelines above, the property may still be declined by the valuer.
For example, a mortgage application in England for a 20 year term with a 56 year unexpired lease is within policy, but the valuer may advise the property is not readily marketable and saleable and will not consider the property as suitable security.
- Please refer to our new build page for our new build property lease terms including minimum leasehold terms.
Second hand properties
- We expect lease terms to be reasonable and comparable to similar types of property in the immediate market place.
- Where the valuer believes marketability will be severely adversely affected by the lease terms (for example excessive ground rent or onerous review procedures), they may decline the property, or reflect any onerous lease terms in the valuation figure.
We’re legally obliged to assess the value of a property for mortgage purposes, which may not always involve a physical inspection of the property. We won’t release a copy of the valuation report unless circumstances justify us doing so.
Your clients are strongly advised to get their own report on the condition and value of the property, based on a fuller inspection, such as a Homebuyers Report or Full Building Survey.
Property decision at DIP
In some cases, we'll have enough information on the property at DIP to decide we wouldn't be prepared to lend, for example, if the property is in a known flood area. This will show on the DIP results screen.
- If your client decides to purchase a different property, you'll be able to amend the DIP.
- If you want to challenge the property decision, complete the DIP property decline form and provide evidence/a valid reason for your challenge to be considered.
Automated valuations (AVM)
Where the AVM values a property at the purchase price (or your client's estimated value) and it passes our criteria, we'll provide approval on your client's property and (subject to no further changes) no further valuation will be required.
Where the AVM provides a value lower than the purchase price (or your client's estimated value), we'll request a Mortgage Valuation Report, which'll involve a physical inspection on the property.
It's not possible to complete an AVM on properties in Scotland, Northern Ireland or for New Build properties.
AVMs will expire in line with the DIP, and a new valuation will need to be obtained.
Mortgage Valuation Report (MVR)
We won't charge for the MVR. The report will involve a physical inspection of the property for mortgage purposes only. It may not reveal serious defects and there may be important inaccuracies or omissions. It's not a Structural or Building Survey Report.
This report is only valid for 90 days, after which a new valuation will be required.
A Homebuyer Report provides more detailed information for applicants on the condition of the property, together with an opinion of its open market value. Major defects will be listed with recommendations which may involve seeking specialist services. The report won't list every minor defect and it isn't a structural or building survey.
A Homebuyer Report may be unsuitable for some older or large properties, but the valuer will inform the applicants if this is the case.
The valuer will obtain an authority to undertake the Homebuyer Report direct from the applicants and will forward the report direct to the applicants.
We don't need to see the Homebuyer Report as we'll obtain a separate Mortgage Valuation report usually from the same valuer.
Full Building Survey
Recommended when purchasing an older, altered or run-down property, or if major works are planned. This comprehensive report includes detailed information on:
- The fabric and condition of the property with a diagnosis of defects and repairs and maintenance advice
- Visible defects and potential problems caused by hidden defects
- Repair options including details on the risk of ignoring them.
If your client would like a Full Building Survey:
- Your client must call us on 0800 464 3028 to get the contact number of the firm who'll be carrying out the MVR. This must be carried out as soon as the case has been submitted, as your client will need to contact the firm before they carry out the MVR and arrange for them to do the Full Building Survey at the same time. If the firm isn’t contacted in time, your client may be quoted a higher fee than listed below.
- Your client will need to pay the Full Building Survey fee direct to the valuation firm.
- Alternatively, your client can approach a different company to get a Full Building Survey quote.
You're not required to enter any notes regarding the building survey on NFI Online. For full details of what is included in a Homebuyer Report and Full Building Survey, download a free guide from the Royal Institution of Chartered Surveyors.
|Property value||Homebuyer report fees (includes VAT)||Full building survey fees (includes VAT)|
|£0 - £50,000||
|£50,001 - £100,000||£440|
|£100,001 - £150,000||
|£150,001 - £200,000||£540|
|£200,001 - £250,000||
|£250,001 - £300,000||£640|
|£300,001 - £400,000||£375||£690|
|£400,001 - £500,000||£425||£740|
|£500,001 - £600,000||£450||£840|
|£600,001 - £700,000||£500||£940|
|£700,001 - £800,000||£550||£990|
|£800,001 - £900,000||£600||£1,090|
|£900,001 - £1,000,000||£650||£1,190|
|£1,000,001 - £1,500,000||£700||£1,390|
|£1,500,001 - £2,000,000||£800||£1,590|
|£2,000,001 - £2,500,000||£1,000||£1,000|
|£2,500,001 - £3,000,000||£1,250||£1,990|
|£3,000,001 - £3,500,000||£1,500||£2,390|
|£3,500,001 - £4,000,000||£1,700||£2,390|
|£4,000,001 - £4,500,000||£1,850||£1,850|
|£4,500,001 - £5,000,000||£2,000||£3,190|
|£5,000,001 - £6,000,000||£2,250||£3,990|
|£6,000,001 - £7,000,000||£2,750||£4,790|
|£7,000,001 - £8,000,000||£3,500||£5,990|
|£8,000,001 - £9,000,000||£4,500||£7,490|
|£9,000,001 - £10,000,000||£6,200||£9,490|
For Equity Share, Shared Ownership and Restricted Resale Price applications, the valuation fee will be based on the full open market value of the property.
New build valuations
Please visit our dedicated New build page for information.
Home Reports in Scotland - Single Surveys
From 1 December 2008, all vendors of a residential property in Scotland must provide potential purchasers with a copy of a Home Report Pack which will contain a Single Survey, Energy Report and a Property Questionnaire. A generic Mortgage Valuation report will also be included.
From 1 February 2010 the only transcriptions accepted are those arranged under the Scottish Home Report (single survey) process for purchase mortgages introduced in December 2008. Transcriptions aren't accepted for remortgage applications and those relating to new build properties.
For acceptance of these transcriptions the following points apply:
- The valuer providing the transcription must be the individual who prepared the original Home Report or inspected the new property.
- The firm employing the valuer must be on the Nationwide panel.
- The valuation figure cannot be older than 90 days from the date of inspection.
- Where the valuation figure is a result of a 'refresh' of the original Home Report, it must be based on an internal/external inspection that has taken place within the last 90 days.
The transcript will only contain the same information and valuation figure as the Single Survey. A valuer may however, at the request of the seller, update ("refresh") the report which could result in changes, including the valuation figure. To refresh a report the valuer must re-inspect the property.
Nationwide will instruct valuers to forward transcripts only if they have inspected (or re-inspected) the property within 3 months from receipt of our instructions.
- Where a Single Survey has been prepared by a panel valuer, request a transcription via NFI Online or MTE in the usual way.
- If the valuer isn't on our panel the transcript request will be rejected by Countrywide surveyors.
- If when the instruction is received, a transcript cannot be issued, the request will be rejected by Countrywide surveyors.
Where a transcription cannot be provided we'll let you know and we'll arrange a standard valuation.
New and newly converted properties that are to be occupied as residential units for the first time are exempt from the requirement to have a Home Report Pack and will not therefore require a Single Survey.
Scottish Valuation Instructions
|Home Report||Private/Self Instruction||Nationwide to Instruct|
|New Build Purchase||N/A||No||Yes (compulsory)|
|Nationwide must instruct the valuation in all new build cases even if there is a valuation available for a transcription.|
Non Open Market
Sale - Private/Family
Sale/Right to buy etc
|Nationwide must instruct the valuation in these cases even if there is a home report transcript or self instructed transcript available.|
|For all remortgages Nationwide must instruct the valuation. There are no circumstances where Nationwide will accept a home report transcript or self instructed valuation for remortgages.|
|2nd Hand Purchase - Open Market Sale||Yes||No||Yes (optional)|
Transcripts of home reports are acceptable for open market purchases providing the surveyor is on Nationwide's panel. If the surveyor who prepared the original home report is not on Nationwide's panel then Nationwide must instruct the valuation.
The original home report must have been carried out prior to the date of the mortgage application. It is acceptable, however, for any refresh which may be required to be dated after the mortgage application.
Transcripts are not acceptable where the transaction is not an open market purchase (e.g. private sale/family sale/right to buy) even if there is a home report in existence. Please see further home report notes above.
If you or your client wish to appeal the valuation figure, it’s important to contact us before submitting the appeal. We'll discuss the specific circumstances of the case and let you know the information we need to consider the appeal. This will include:
- Two (preferably three) suitable comparable sales - each must be comparable by type, size and location, and include information such as date of sale and selling agent details.
- Supporting commentary - clearly explaining why the valuation is considered incorrect.
- Any appeals received with missing information, or which don’t meet the necessary requirements are likely to be dismissed.
- Valuations can only be appealed within 7 working days of you or your client being made aware of the valuation outcome.
- We’ll respond to the appeal within 7 working days. The response will be the final outcome and the valuation can’t be appealed again.
Once you’ve contacted us, you can submit your appeal to firstname.lastname@example.org.
Switcher valuation appeals
If you or your client wish to appeal the property valuation figure returned by NFI Online as a part of a rate switch application, please complete the Rate Switch Valuation Appeal Form and email this to email@example.com
We will lend on properties in mainland England, Wales, Scotland and Northern Ireland.
Mortgage applications on Scottish Islands may only be considered for properties located on:
- The Orkneys
- The Shetlands
Individual consideration will be given to properties on the following Scottish Islands:
- North/South Uist
We will not lend on any Scottish Island not included in the above lists.
We will not lend on the following islands
- Isles of Scilly
- Channel Islands
- Eire (Southern Ireland)
- Isle of Man