The short answer: The surveyor assesses physical condition within the agreed inspection scope. The conveyancer handles the legal work for your purchase. You normally need both kinds of advice: a sound-looking building can have legal complications, and complete paperwork does not guarantee sound condition.
What the home surveyor is there to do
A Level 2 or Level 3 survey considers the visible and accessible condition of the property within its agreed scope. The report explains relevant defects, limitations and recommended next steps. Level 3 provides greater depth where the building’s condition or complexity warrants it.
The report may also flag matters for your legal adviser, such as asking for documents connected with an alteration. That referral does not mean the surveyor has checked the legal title or certified the approval history.
What your conveyancer handles
Your conveyancer deals with the legal work covered by their instruction, including relevant title enquiries, searches, contract documentation and the exchange and completion process. Ask them to explain the scope of their work and anything requiring a separate instruction.
They do not normally inspect the roof, diagnose damp or assess a crack by visiting the building. Legal search results and a seller’s replies should be considered alongside the survey, not used as a physical inspection substitute.
How the two roles connect: three examples
| Issue | Condition question | Question for the conveyancer |
|---|---|---|
| An extension | Are there visible defects at the addition or its junctions? | What relevant approvals and documents are available? |
| A replacement roof | What is its visible condition and what needs attention? | Is there a relevant guarantee and can the buyer benefit from it? |
| A flat with shared areas | What is visible and what could not be accessed? | Who is responsible for repairs and what management information is available? |
Do not assume one professional has answered the other’s question
A certificate does not establish that an element is free from current defects. Equally, an apparently satisfactory visual inspection does not prove that every permission or right is in order. The two advisers are working with different evidence.
If a report says “your legal adviser should confirm”, send that point to the conveyancer and ask for an answer before deciding it is resolved. If a legal response raises a condition concern, return that information to the surveyor.
Use a short action list after the survey
- Separate physical repairs, legal enquiries and specialist investigations.
- Send the relevant report sections to your conveyancer rather than only mentioning that the survey is complete.
- Ask the surveyor to explain significant technical findings you do not understand.
- Record who is dealing with each unanswered question and what evidence is expected.
- Tell your conveyancer about important unresolved matters before agreeing to exchange.
Where other specialists fit
Some questions need another professional, such as an electrician, drainage specialist or structural engineer. A recommendation for further investigation is not an instruction to guess the answer or accept an informal assurance. Ask what the investigation must establish and who should carry it out. Your conveyancer should advise on the legal timetable; your surveyor can explain the relevant technical concern.
Frequently asked questions
Does my solicitor arrange my house survey?
They may recommend a practice, but the buyer normally appoints the surveyor. Confirm your own instruction, survey level and terms directly.
Will the surveyor check planning permission?
A survey may identify alterations and recommend legal enquiries. Your conveyancer should advise on the relevant records, permissions and any documentary gaps.
Do searches make a home survey unnecessary?
No. Searches and legal enquiries do not provide the same information as an inspection of the building’s physical condition.
Which survey is right for the property?
Compare our Level 2 Home Survey and Level 3 Building Survey. Share the address, age, construction, alterations and your concerns before choosing. A more expensive level is not automatically the right answer for every home.
Related homebuyer guides
Sources and scope
Guidance checked against the primary sources below on 17 October 2026. This article concerns residential purchases in England and Wales. It is general information, not a property inspection, specialist test or advice on your individual legal position.