Surveys for Home Buyers

Investing in property? Invest in our survey team for complete peace of mind.

RICS Homebuyer reports, Building Surveys and RICS Condition Reports

Purchasing a home is the largest single investment most people will make and the best way to make an informed decision as to the true value of the property investment is to commission your own Homebuyers Report, RICS Condition Report or Building Survey. It is a simple, economical way to avoid unpleasant and perhaps costly surprises after moving in.

Which survey do you need when buying a new home?

An independent survey will help you to make a reasoned and informed judgment on whether or not to proceed with the purchase of your new home and establish if there are any drawbacks not already known about and if so what needs to be done about them.

For properties of conventional type and construction that appear to be in good condition, we would recommend either the RICS Condition Report or a RICS Homebuyers Report. A Building Survey is recommended for more unusual or older properties as it is more detailed and tailored specifically to look for structural issues and problems.

Sometimes issues raised in a survey will enable you to renegotiate the purchase price making the report very cost effective as you have clear evidence as to potential pitfalls.

Our reports are clear and straight forward and we welcome discussion both before and after the survey so that all issues are fully understood.

We would be delighted to advise you on the best type of survey for your property, please contact us on 01423 534 189.

Below are the three main types of surveys available when buying a new home:

A Homebuyers Report aims to help you to decide whether or not to proceed with the purchase of the property. It also includes a valuation and so ensures that you are paying what is considered to be a reasonable price in the market. The report is in a format designed by the RICS and will outline any urgent or significant defects to your potential new home and whether or not they will have an effect on the value. It provides clear information on actions that need to be taken before contracts are exchanged.

Costs start at £385.00 +VAT (£462.00 inc. VAT) and rise according to the value of the property 

A Building Survey is the most detailed pre-purchase survey. It is recommended for less standard properties that are perhaps older or listed, built using non-traditional methods or extensively altered or extended, and in particular for buildings which are known to have structural problems. This type of report includes photographs, a detailed analysis of the building and any structural considerations with advice on future maintenance and repairs. A market valuation and insurance valuation can be provided at extra cost.

Costs start at £555.00 + VAT (£666.00 inc. VAT) and rise according to the value of the property

The RICS Condition Report is designed to complement the mortgage valuation, which is a brief report commissioned by the mortgage lender. It is very cost effective and offers a concise overview of the condition of a property including a brief description of its construction and condition, highlighting any major risks and legal issues. However it does not include a market valuation or advice on any repairs or maintenance required to the property.

Costs start from £260.00 + VAT (£312.00 inc. VAT)

THE BEST TIME TO GET YOUR SURVEY?

BOOK A SURVEY

For the attention of the Directors and Staff , FSS. Dear All,  I would like to say a warm heartfelt thanks for your time, understanding and your quick execution of any queries that i had...

Dear Michael, I would like to take this opportunity to say thank you to FSS for making my time at Queens Rd an enjoyable and stress free accommodation experience. Kind regards

Hi Kyah, Great news and many thanks for your patience. Wish yourselves all the best!  Kind regards 

Me and my partner are handing in our notice.   We are going to live in Australia. We both are super excited but sad at the time because...

Thank you Margaret for the statements.  Great customer service! Totally efficient

I have contacted numerous agents across the Leeds and Harrogate area to view a good number of commercial properties. FSS were by far the quickest and easiest to contact and get booked in with...

Dear Maisy  The FSS team is always the best example of top-quality service.  Kids at schools should have lessons about business, using the FSS example. 

Sincerest thanks to you and your fabulous team.

Very happy with the efficient, friendly, responsive and professional service throughout. Special mention to Jane, Kyah and Kerry in the sales team and Simon, our...

Dear Michael, I just wanted to take this opportunity to say thank you to you and the team for managing the property over the past 6 years, it has been very much appreciated

Dear Michael,  Thanks for your email. I am excited about all the renovation and would like to thank Georgia for all her work.

Dear Cathy, We would like to take this opportunity to say thanky ou to yourselves and the landlord for a lovely experience with our first property together

Hi Erica and Debbie   Thank you both so much for your quick responses to all the questions I asked.   Paul is here now with me in Colorado and we will discuss this today now that he's...

Hi Kyah, We got there in the end - and thanks for your prompt and professional service throughout.  Season's Greetings to you and all at FSS.  Please be kind enough to pass on my...

Simon Croft kept me informed and explained events very clearly and concisely. Front of house staff are always extremely helpful, polite and well informed.

We would like to take this opportunity to thank you for your kindness and integrity during the process for which we are extremely grateful.  We would have no hesitation in recommending you...

Dear Margaret, Thank you very much for your very prompt return. FSS never fails to impress me.  Very best wishes,

Just to say thanks for the sterling work carried out by you (Kerry), Jane, Kyah and everyone else involved in securing another buyer for me. I am very grateful.

Hi Richard, I also should have mentioned that the gentleman conducting the viewings was such a nice guy. Really cheerful and knew about the property. You have a really nice team.

Dear Karen,   Many thanks for this final statement.  We would like to convey our thanks and appreciation to the entire team for your efficiency in handling what could have been a...

Dear Erica, Thanks so much for your help it's been amazing so far. Much more helpful than other agents I've used!

Thank you Cathy -  we really appreciate everything FSS has done for us. You and the FSS team have been excellent.  Wishing you all the best,

They have been so helpful with everything that they have dealt with for me. All the staff are great. (Landlord) 

Hi Simon, We are very pleased that the sale went through. Kyah was instrumental in pushing it over the finish line!

Dear Richard, Just to thank you and your team for the successful and problem free purchase of ?????.  I really appreciate the support and encouragement that you particularly gave me. ...

Dear Tracy, Just wanted to thank you for the quick response last week to our sewage problem and also say what a great job Mark did. He arrived in literally minutes after my “cry for...

Jonathan, Thank you for your assistance regarding our stay at Park Side.  Your staff were at all times very helpful.  We enjoyed our time there whilst we found, bought and rebuilt...

Good morning Tracey,  We just want to thank you very much for the help and support related to recent issues. Special thanks to gas and heating, and doors and locks contractors, both of...

Dear Michael, Thank you and thanks to all the contractors and Lorna for their fantastic work.  Yes, we are happy to go ahead at the rent you suggest. 

Hi Dan, just a quick note to say thanks for your time today. Really good to meet you, we appreciate you coming to see us at short notice.

The house looks very neat and clean, thank you for looking after it so well for the past 2 years. It is much appreciated

Hi Erica, Thanks for the letter.  More than happy to progress on the basis of the content of the letter in terms of offering a renewal of the tenancy for 12 months at the current...

Thanks so much Michael. I really appreciate it. As discussed we have properties in Leeds but Harrogate is a completely new market for us so I appreciate all the advice you have given.  Just...

Hi Cathy, Thank you so much for having dealt with this letting so efficiently.

Hi Richard, After having completed the sale of my property  I would like to thank you and the team at FSS for the service provided. I would like to call out how friendly and helpful all of...

Dear Erica, That's excellent news! I do feel we've done well getting it sorted so quickly, and also a day or two earlier. I look forward for the final confirmation and in the meantime, well done...

All my experiences with the residential letting department team have been positive

Hello Dan, You very kindly gave your time to us last year and unfortunately we were blindsided by unrealistic promises. We realise now you were the only honest agent and if you are willing we...

I found renting a property with Erica at FSS a very easy and professional process, thank you!

Hi Richard,  Just a quick note to say thanks to you and your team re our sale. Communication throughout the process was excellent.

Just a little thank you to you all and especially Kyah, could not have done it without you.

Many thanks Simon/ Eugene,  We are very impressed by the smooth handover.  I have passed on your details to my friends who are debating selling/ renting houses.

We had a survey by Daniel one of your surveyors. I am simply emailing you to say he has been so fantastic  and helpful.  We have had to call him on numerous occasions and he has...

Thank you once again for our meeting today and for being so understanding, it really was against our wishes to have to vacate the premises but unfortunate deterioration in my health and...

Dear Erica, By far, FSS has been the easiest and professional agency I have ever used, so thank you for making our time in Harrogate easy and enjoyable.  Also, please thank the landlord...

Hi Erica, I hope all is well.  I thought I would take the time to write to you, just to say thanks for all of your help during our search for a property. I spoke to near enough every...

Morning Siobhan, I’d just like to say that I / we really are most grateful for your help, assistance and ever present efficiency over the past few weeks. Best regards 

Dear Simon, I would like to thank each and everyone at FSS for all their help over our time at Cornwall House, especially Jonathan for his help during our final few weeks. His help and advice...

To Jane and Kerry, we just wanted to say a big thank you for everything you did during the epic journey - all seven months of it.  What a rollercoaster!!  We got there in the end - so...

Hi Jonathan,   Thank you very much for being understanding and sympathetic to my situation. You made the checkout as easy as possible and I was really touched that you asked me...

Dear Erica and Jonathan, I just wanted to thank you for your great assistance and help in the relet of our property.  You were so efficient and professional about all aspects of this...

Dear Simon,  Many thanks for the final statement.  We would like to thank you and all those at FSS who have assisted us so well in the management of Dragon Ave over the years. Please...

Hi Dan,  We’ve got the survey report now - thanks for this, very comprehensive.    Dear Victoria,   I'm delighted you liked the report. We aim to please. ...

Thank you Cathy!  The deposit was received into our account.  We appreciate how wonderful FSS was to work with and our landlords.

Dear Simon, We are exceedingly relieved that the sale has finally gone through and a fair price obtained.  May I take this opportunity to thank you and all your team for your and their...

Dear Richard,  Just a short note to say thank you for your support for this years Brain Game. You did a  really magnificent job. The total raised is now approaching...

Very happy with your treatment of the shower refurbishment of my property and everything else in both my HG properties.  Please keep up the good work!

Hello Kyah,  Thanks again to you, Kerry and Jane for all your valuable work, nerves and input. I very much appreciate all you have done.

Richard, Jane and the FSS Team, Thank you so much for all your help.  Both Mum and I are very grateful for all your hardwork.  We would have no hesitation in recommending FSS to anyone...

Hi Kate, Thank you for sight of the marketing brochure.  The house presents really well, testament to the hard work of Lorna and the trades involved.

Hi Erica, We just had an electrical inspection at the house and the two young men who carried out the work were absolutely delightful.  They were polite and efficient. Please pass on our...

I would like to thank the brilliant viewer that you have to show your rentals.  He is ALWAYS on time and so helpful and friendly.

Hi Kyah First of all and please don’t take this the wrong way but let me congratulate you on your outstanding telephone manner and your client attention which tbh is a breath of...

Dear Michael,  I would like to thank yourself and all the staff I have had contact with at FSS (Eugene and Erica) for your professionalism and friendly manner at all times.  It seems...

To Richard, Kyah and Team, Thank you all so much for all your help and assistance.  It's been a panic from the very start, we eventually got there which is a credit to you and your...

I have loved my time in this property and would like  thank you for your support and professionalism i have received during my 3 year tenancy.

Dear Tracey,  Thank you for your call yesterday, it has really been a pleasure dealing with you.   Kind regards and thank you again for your efficiency in getting all the work...

Good Morning Gaynor, Thank you so much for your excellent service. I will be sure to highly recommend you.

Many thanks for your email regarding the renewal of my tenancy - my son and I have settled in well and love the house very much. We are very happy here. So - yes please we would definitely like...

Simon, I just wanted to go on record to thank you and all your colleagues at FSS for such great service over the past couple of years.  Everyone there has been so helpful and responsive,...

Lorna has been a terrific asset in sorting a recent heating system installation into my flat managed by FSS. When initial quotes seemed unrealistic she has been quick to look for alternatives...

Thank you so much Tracey. You guys are doing an amazing job. After twelve years of renting, I've never had property management quite like this!

Dear Kyah, I just wanted to say how impressed my brothers and I have been by the way you handled the sale.  I am sure your energy and enthusiasm has all been an important part of getting...

Dear Richard, I just wanted to say a huge thank you for agreeing to be our auctioneer at last week’s Yorkshire Brain Game and for helping make the event such a success. I do hope you and...

Thank you Georgia,  you are really efficient.  I hope you have a lovely Christmas and New Year.  I am hoping to come to Harrogate sometime in January so maybe I'll meet you...

Simon, The family have various properties in Leeds and the letting agents, including xxxxxxx xxxxxxxx, are absolutely useless. When are you going to open an office in North Leeds?  With...

Dear Kyah, Yes, that is indeed great news.  Your help and assistance has been superb. I will certainly recommend FSS to others who are buying or selling.

Dear Cathy,  Thank you for your e mail and documents attached.  I would like to give my deeply gratitude to your teammates, Eugene, Erica and your kind assistance as always. ...

All the team members provided me assurance and are very helpful and professional. Excellent Customer service.

Dear Eugene, Thanks for such a comprehensive email. This absolutely confirms why I choose FSS again and again

Hi Simon,  I would just like to say thank you.  I have been a tenant with various agents since I moved to Harrogate 15 years ago but can honestly say FSS was the best I have dealt...

Dear Kyah, Thank you very much to you, Jane and Kerry for all your work on the sale side. Really pleased how quick the sale went through after the tenants vacated.

Thanks Jonathan, I wish I was still dealing with FSS. My new agency isn’t quite so professional.  Good luck to the FSS team. Maybe one day I will be back 

I have the excitement of Christmas in my lovely new home, thanks in no small measure to the hard work of your colleagues.  My best wishes to you all for 2019

Dear Tracey, Thanks for all your help with running the project. It’s been a pleasure working with you!  

High praise for Michelle Rycroft and her attention to ongoing maintenance works.

Hello Cathy, Could I please ask you to let Simon know that Lorna has been fantastic in getting the flat on West End Ave ready for the tenant.  She has kept me fully informed and...

Kyah, Many thanks to you and the team for all your help in the sale

Dear Erica,  Thank you so much for all your help. You’ve been an absolute pleasure to deal with, and have been so helpful and friendly, so on a  personal note I’d like...

Thank you Cathy!  We're getting settled in and are very happy about the property and grateful for everyone who helped us to get here.  It's been an easy process and we'd gladly use FSS...

Hi Erica, Thanks again for the contact over the last few years. You've been so easy to sort things out with.

Everyone in team is professional, polite and efficient. I never have to chase and I can trust that the management of the leases/ renewals/ inspections/ legalities are in hand.

Dear Kyah, Many thanks for being such a helpful, friendly and professional intermediary in our house purchase.  All our best wishes and thanks.

I just love it here in my new property, it’s perfect.  Eugene has been great sorting set up of the contracts.  I have been with FSS since March 2002 and wouldn’t change it...

We wanted to thank you and our amazing land lady for everything, we have been so happy and love this house, we will be sad to say goodbye. 

Dear Cathy, Thanks for your letter confirming new tenants at our flat much appreciated.  Your colleagues, Erica and Eugene, should be congratulated for a good job done in these difficult...

Hi Cathy  Well done! You deserve full credit for sticking with it and not giving up! I admire your determination to resolve this issue and we are very grateful to you for your time and...

Dear Cathy, I would like to thank you all at FSS for the past 16 years,you have always handled queries quickly and efficiently,thank you again

Hi Gaynor,  Thank you ever so much for sending over as promised, a hard copy would be great if that’s ok.  My sincere thanks again for all your help over the last few weeks, you...

Dear Kyah,   That is great news, thank you!  Many thanks for your work on this, we are very happy and have been impressed with both the rental management and sales service!

Thank you very much, Simon. I am very happy, as always, with your service.

Dear Thomas, Thank you so much for the opportunity to view the property, I really want to give a good feedback to Howard who showed me around and made me feel welcome. The property is a...

Thanks Erica, That is great, please thank the landlord we are very pleased with the arrangement, the house and the service fss provides 

Dear Charlie,  Thank you for all you have done re. the sale of xxxxxxxxx and my move into xxxxxxxxxx. It has been so reassuring to know that you , Jane, Kerry and Kyah  have always...

Hi Debbie,  T hank you for that good news. And thanks to all the team for your professionalism, much appreciated.

Hello Cathy, I write to acknowledge receipt of my security deposit into my bank account.  I also want to take this opportunity to thank all at FSS with whom I have dealt over the past nine...

Hi Adam,  Just wanted to say "Many Thanks" for your involvement today and for making the whole process a lot easier than it might have otherwise been.  Your participation from the...

Good afternoon Richard.  Wow simply wow, I visited your auction today with interest in the Wedderburn Rd, property.   The experience is immense, at one point stood with hand over...

I absolutely cannot fault the service received from start to finish. FSS is a really professional yet friendly set-up, and I am happy to shout their good name...

Simon, Thanks to you and the team for a swift turnaround on letting this one. Shows what can be done when everyone is pulling together for the same aim. Viewings ongoing while...

Dear Simon, Thanks for getting back to me.  Thanks also for taking care of these final few maintenance items.  We are really please with everything that FSS has done and of course...

Dear Kyah,  Thank you for this note and recent telephone call.  Many thanks for all your, and the team’s help in marketing and selling mum’s house.

Dear Cathy, Thank you for your e mail.  I really appreciate everything you have all done for me over the years and the professional way you all behave at FSS.

Hi Lorna, We just had a visit from Maisy...she was very efficient and professional.. lovely girl. Thank you

Eugene was amazing all the way through from the first email right through to the calls we had.Eugene went over and above to make sure that our letting went as smooth as possible and as fast as...

Dear Adam, I am currently away but shall be returning to London in the middle of next week.  I shall then arrange payment of your invoice for your work.  Thank you for all your help in...

Hi Kyah,  Many thanks for your good news email!  I’m pleased my little property has a nice new owner.  Huge thanks to you, Jane, Simon and Kerry for all your help with the...

Excellent service from start to finish. The communication and willingness to help whatever the requirement ensured we got into our new house as quickly as possible.  Kyah Dent...

Dear Jonathan, I have been super impressed by your personal responses and actions and truly appreciate your care.

It has been a pleasure working with you over the past three years and I would highly recommend FSS and Greenbank House to any of my US colleagues here in the UK.

To the FSS Team, Thank you very much for the opportunity of work experience.  I have enjoyed it and I now have a better understanding about how property works.  Hope to see you in the...

Hi Adam, Thank you for the photos, they are really good, thank Erica they are very professional, we received your mail today, we will call into your office on Friday with them, Kind Regards

Hi Kyah Thank you very much indeed for all your help throughout the sale of my property, very gratefully received. I was travelling yesterday so unable to respond but I can confirm...

Dear Julie, Just a quick note to thank you sincerely for your kindness.  It’s so unusual in this day and age when persons, like your kind self, take a moment to assist others ...

Dear Erica,   Thank you for being so efficient in all of this. Such a quick turnaround, you & Howard have been great.

Dear Charles, Firstly I want to thank you for the prompt sale of my flat. From start to finish the service and support FSS provided was excellent. In particular I want to express my gratitude to...

Thank you all for the "Yorkshire" white rose plant and the new home card. In the end everything seemed to go quite well and we must thank you all for your efforts in helping to sell xxxxxxx

Hi Kyah, I can’t thank you enough for all your help and support and advocacy during the sale of my house, my nightmares can be laid to rest.  Your professionalism and hard work has...

Hi Jonathan,  I must say, I’m very impressed. they’ve really looked after the property and the standard of the clean is very good also.  I’m going to call in soon to...

Dear Jane,  We very much appreciate all the efforts on our behalf by everyone at FSS... will you please pass on our thanks to them all. 

Efficient service from FSS as always’ - I wouldn’t want to be with anyone else and won’t be leaving you!  ‘Bradleys were great as usual, please pass on my...

The gentleman who showed us round was really lovely and answered all questions we had amazingly!

Hello Kyah,   Yes, I'm very relieved to be at the end of a very long tunnel, always made lighter by you all at FSS,  I had lots of 'panic' times, as you know and you all were so...

You typically only have to engage a professional to do something that you can't (or maybe don't want to) do yourself. So it's helpful when the professional takes time to explain what...

To Simon, Richard and Team, thank you for your recent support with the Wetherby RUFC Festival!  From all Under 11 Coaches, Players and Parents

Lydia,  Just so you know, I am considering not continuing my tenancy when it ends in August. I am currently looking at a few other places, and might decide to move.  Please be aware,...

Hello Jane, Can we thank who ever it was who took the photos, they look amazing much better than the professional ones, they obviously are a secret budding photographer with huge untapped...

Thank you Jonathan & may we add that FSS  & all the people who we have had dealings with have been a pleasure to do business with.

Hi Kerry, Just wanted to drop you a note to say thank you for all your help and for the lovely plant and card!   It was a pleasure to deal with you and Jane and I am very much looking...

Hi Michael, Thanks for your efforts throughout this incident.  We wanted to simply thank you, your team and our landlord for the quick turnaround on the clean up, getting a temporary safety...

 Thank you for the help your team have provided, especially Lorna

Hi Kyah, We are indeed in and busy shifting boxes and furniture around the place.  Thank you very much for all of your help throughout this process, it is very much appreciated and...

Absolute star Kate - thank you so much. This could be the smoothest move known to man with you lot! 

Hello Kate and Erica, thank you for your time and the time of your colleagues, it is quite appreciated.  This is the very first time we had a professionalism "experience"   with a...

Dear Kyah, I would like to thank you, and your colleagues for all your work and help during the sale of my mother’s house. I had every confidence in your experience and expertise to...

Dear Kate,  What a great job. Really impressed and looks great. Thank you for the speed which you have dealt with the matter. Please do go ahead with marketing.

Hi Erica, I would like to thank you and all the team for looking after us so well whilst we were the tenants at South Drive.   You are all extremely professional and it was a pleasure...

Dear Adam, Many thanks for a job well done!  Looking forward to dealing with you in the near future.

Hello Cathy, Yes please, that's great, thank you very much for that.  We've got a very nice experience with the  FSS Agency - Team, we always appreciate it.  I...

Many thanks for the efficient manner in which you have once again handled the lease renewal.

Dear Michelle, Many thanks for that.  If I don't see or communicate before I hope you all have a lovely Christmas and many thanks for your efficient and professional help with the...

Michael, Thank you for the property brochure, such an improvement. Well done to your team but a special shout out to Tracey Lee, her approach has been excellent especially with us being distant...

Dear Richard,  Thank you for doing a wonderful job as auctioneer at the recent Yorkshire Brain Game and for helping to make the event such a success.  We were thrilled that the live...

Many thanks for your kindness, efficiency and pleasantness and for being so obliging with our many visits to the flat.  Please enjoy these biscuits with your coffee/cuppa.

Hi Simon, Hope you are well. Just wanted to drop you a note to commend your Residential Mangement team for the way they managed the property that we recently vacated at Russell Street. Their...

Hi Erica, Thanks for your incredibly speedy action over the renewal - you've earned your salary this month! We look forward to receiving the paperwork and will return it post haste. Thanks...

We would like to take this opportunity to thank all the staff at FSS for their continued support throughout our tenancy, the customer service has been outstanding.  Likewise, please pass on...

Dear Thomas    My beautiful wife and children have followed me around the world throughout my career and we’ve had multiple moves from Australia to Ohio to Washington...

Hello Michael,  Now that our tenants have moved in, we just want to express our gratitude to you and your team for the excellent service that you’ve provided.  It was our first...

Hi Adam, Thank you for your email, we will authorise our solicitor to pay FSS on completion.  We would like to  say a big thank you to all at FSS involved in helping to sell the...

Hi Jane, Yes we’re of course delighted. Thanks for you kind email. No we’re not buying another property at the moment, though we could not be more pleased with how FSS have dealt...

Hi Kyah,  I would like to just say thank you to you and everyone for all your work and speed at getting the property sold. 

Dear Kerry, Thank you very much for the update.... wow that was quick!!!  I can’t believe it has finally happened... Well done to all the team at FSS!

Dear Cathy, Just a thank you to you and the team at FSS.  I'm hoping if I can get a project sorted with the flat in the next year that I might be back as a client in the future as its been...

Hi Erica, Perfect, thank you so much for all your help throughout this entire process, you and FSS staff have made me feel so comfortable and at ease rather than stressed like house hunting...

Hi Jonathan,  I am writing this message to say thank you for your friendly, accommodating and professional attitude as a state agent. You came today to my flat on your own initiative,...

Dear Res Lets, Just wanted to say thank you for the prompt response (as usual) to my call about the back door lock. Daz arrived within a couple of hours and fixed it - also checked the front...

To all the hard working team at FSS - Many, many thanks for all your committed hard work and support in selling xxxx  Yipee!  Finally dream home in Cumbria by the sea on Friday this...

Dear Michael,  I would like to thank you for looking after me and the property. You have been so helpful with advice over the years and I really have appreciated it. I wish you all...

Thanks Tracy,  We are totally impressed with the customer service you provide and delighted that the electrician came out so quickly. 

Thank you so much April - again, we cannot thank you enough for the time and effort you have put in to help us with our home. We truly appreciate it and want to commend you and FSS on the...

Dear Charlie,  I'm writing to thank you all for the very efficient way you handled the selling of our flat at Bower Street, Harrogate, and I am grateful for all your help and advice. ...

Cheers Debbie, Just for comparison but you were the most helpful I have spoken to so far, asking questions and trying to understand our needs.