Choosing a survey level
A Scottish lender still wants its own valuation instruction. Why does the valuation inside the Home Report not automatically become that lender's valuation?
Because the lender has asked for its own valuation instruction, and the valuation inside the Home Report does not automatically become that instruction. The figure and the comments in the pack were prepared for the Home Report. A Scottish lender can still want a valuation on its own terms, for its own security. This page does not invent those terms. A valuation is also not a substitute for reading the condition comments in the Single Survey. The lender's job, if they still want it, is a separate job.
Last reviewed 24 October 2026. Written for buyers in England and Wales unless this answer says otherwise. No named surveyor has signed this page. It is general guidance, not a report on your house, and not legal advice.
What is the fuller explanation?
Buyers hear that the Home Report already contains a valuation and assume every lender must reuse it. Some may be content with it. The question you have is a lender that is not. Their instruction is what makes a valuation theirs: their panel, their questions, their decision. The Home Report valuation does not transfer by being in the same folder as the house details. Money is their business. The Single Survey remains the condition document you were pointed to, not their valuation report.
Ask the broker which valuation the lender is actually instructing, and do not tell your solicitor the Home Report figure has been adopted until the lender says so. Keep reading the Single Survey for condition. Do not invent a rule about when a lender must accept the pack. If they want their own valuation, cooperate with that instruction. It still will not turn the Home Report into an English Level 2, and it has not happened automatically.
What should you ask your surveyor?
- Has the lender asked for its own valuation, separate from the Home Report?
- Are you treating the pack valuation as not yet the lender's valuation?
- Which condition comments sit in the Single Survey rather than in that figure?
What are the typical next steps?
- Do not assume the Home Report valuation is the lender's valuation.
- Ask the broker what the lender is still instructing.
- Keep reading the Single Survey for condition.
Costs vary with the building and with who you instruct. Where this page does not cite a published figure, ask the surveyor, a relevant specialist, or your solicitor for a written quote. Do not treat a forum average as the price.
Also asked about this
If the numbers match, has the lender adopted the Home Report?
Not by matching. Two figures can coincide without the lender having accepted the pack as its instruction. Adoption is their decision. Until they say so, their valuation instruction is still their own. Matching numbers are not the lender saying they have adopted the pack.
Does the lender's valuation replace the need to read the Single Survey?
No. A valuation is for the lender's security. The Single Survey is the condition report in the Home Report. One does not retire the other, and neither has automatically become the lender's valuation just by existing. Condition in the Single Survey still needs reading on its own.