What criteria should you consider when choosing a RICS surveyor for a probate valuation?

The most important criteria are the surveyor’s suitability for the property and estate, independence, valuation methodology, report quality and ability to produce evidence that can withstand scrutiny. A good choice is not based solely on the lowest quotation; the surveyor should be able to demonstrate how the valuation will be researched, inspected, documented and presented for probate purposes.

Consider the following points before instructing a surveyor:

• Relevant property type experience: Check that the surveyor regularly values properties similar to the estate asset. A standard house, listed building, block of flats, mixed-use property, landholding or home requiring substantial work may each present different valuation issues. Experience with unusual layouts, development potential, leasehold restrictions or structural defects can be particularly relevant.
• Independence: The surveyor should have no financial or personal interest in the property, the estate or any proposed transaction. Ask whether they have previously acted for an executor, beneficiary, purchaser or other party connected with the property, and whether any such relationship could affect their objectivity.
• Understanding of the valuation date: Probate work depends on the correct date of valuation, which may not be the date of inspection or the date the report is written. Confirm that the surveyor will assess the market conditions and property circumstances applicable to the required date, rather than simply describing the property’s current value.
• Inspection arrangements: Establish what the inspection will cover and whether access is required to every relevant part of the property. Ask how the surveyor will deal with areas that cannot be inspected, occupied properties, unsafe conditions, overgrown grounds or missing information. Limitations should be recorded clearly so that the estate understands their effect on the opinion of value.
• Quality of market evidence: The report should be supported by relevant comparable transactions and a reasoned explanation of the adjustments made for differences in size, condition, location, tenure, accommodation and features. Asking prices alone are not the same as completed sales, so ask how the evidence will be selected and assessed.
• Assessment of condition and defects: Clarify whether the instruction includes consideration of visible disrepair, alterations, extensions, contamination risks, subsidence indicators or other factors that could affect value. A valuation is not automatically a full building survey, so any separate investigation needed should be identified before the instruction is agreed.
• Planning and legal limitations: Where relevant, the surveyor should consider matters such as planning consent, restrictive covenants, rights of way, lease length, service charges, occupancy and development restrictions. The surveyor may rely on information supplied by the executor or legal adviser, so it should be clear which matters have been verified and which are assumptions.
• Report format and intended use: Ask to see an example of the proposed structure, with confidential details removed. It should identify the property, ownership or tenure information supplied, valuation date, inspection date, assumptions, limitations, market evidence and final opinion. Confirm that the report is addressed to the appropriate estate representatives and is suitable for its intended probate use.
• Ability to explain and defend the conclusion: The surveyor should be able to explain the reasoning in plain language and answer reasonable questions about the evidence. This matters if the valuation is later queried by an executor, beneficiary, solicitor or tax authority. Ask what process applies if clarification or a review is requested after the report is issued.
• Professional records and retention: Find out how inspection notes, photographs, comparable evidence and supporting documents will be recorded and retained. A well-organised evidence trail helps the personal representatives understand how the figure was reached and locate the relevant material if the estate is reviewed later.
• Complaints and dispute procedures: Before instructing the surveyor, check how complaints are handled and whether there is a formal escalation route. The written terms should also identify the parties to the instruction, the scope of liability and any restrictions on reliance by other people.

When comparing surveyors, give each one the same basic information about the property and estate so that their proposals can be assessed on a like-for-like basis. Compare the proposed inspection, assumptions, evidence, report contents and timescale, not just the headline fee. Keep a record of the information provided to the chosen surveyor, including title details, tenancy information, plans, planning documents and known defects, because incomplete instructions can lead to qualifications or assumptions in the final report.

For complex estates, it may also be sensible to ask the surveyor which matters should be referred to the executor’s solicitor, accountant or tax adviser. The surveyor’s role is to provide an independent opinion of property value; legal ownership, tax treatment and the administration of the estate may require separate professional advice. Selecting someone whose role, evidence and reporting limits are clear will make the valuation easier to assess and use during estate administration.