Choosing a survey level
The Home Report includes a valuation section and your lender has booked a separate valuation. Why is the Home Report figure not automatically the lender's figure?
The Home Report figure is not automatically the lender's figure because your lender has booked a separate valuation. The Home Report includes a valuation section, and that section belongs to the Home Report. A Home Report is the Scottish product a purchaser is pointed to. It is not an English Level 2 you instruct yourself, and its figure is not, by itself, the valuation your lender has chosen to obtain. The two valuations stay separate jobs.
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?
The single survey and the valuation section travel together in the Home Report so a purchaser can see them. Your lender may still instruct its own valuation and may not adopt the figure in the pack. Booking that separate valuation is already a sign the lender is not simply taking the Home Report number. Nothing in the pack converts one figure into the other. No lifespan of a Home Report is stated here, because none should be invented.
Ask the lender whether it will use the Home Report valuation section or rely on the valuation it has booked, and ask the solicitor to keep those answers apart from the single survey. Do not assume the figure in the pack is the figure the lender will use. The survey material has not become the lender's valuation by being bound in the same report.
What should you ask your surveyor?
- Has the lender booked a valuation separate from the Home Report figure?
- Are you keeping the Home Report valuation section apart from the lender's figure?
- Have you avoided treating the Home Report as an English Level 2?
What are the typical next steps?
- Do not treat the Home Report figure as the lender's figure.
- Ask the lender which valuation it will actually use.
- Keep the single survey separate from the valuation argument.
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 two figures match, has the lender adopted the Home Report?
A match is not an adoption. The lender has booked its own valuation, and that booking is the lender's job. The Home Report figure is not automatically the lender's figure even when the numbers happen to agree. Agreement of numbers is not an instruction.
Can you instruct the Home Report again as your own Level 2?
No. A Home Report is the Scottish product a purchaser is pointed to. It is not an English Level 2 you instruct yourself. The valuation section is already in that pack. You do not recommission it as a fresh English survey.