Expert Witness Valuation
An independent expert witness property valuation for litigation, tribunals, arbitration and dispute resolution — provided by an RICS Registered Valuer whose overriding duty is to the court or tribunal, not to the instructing party.
Whether you are pursuing or defending a professional negligence claim against a surveyor, involved in a landlord-tenant dilapidations dispute, contesting a boundary issue, or require an independent valuation for any other form of property litigation — our expert witness reports are prepared in strict compliance with CPR Part 35 (or the equivalent rules of the relevant tribunal). We act as Single Joint Experts, party-appointed experts, or as an expert adviser at the pre-action stage. If the matter proceeds to trial, we are available to attend court, be cross-examined and give oral evidence.
Expert Witness Report
Our Home Surveyor & Property Valuer Accreditation & Professional Membership
Our Expert Witness Valuations are carried out by qualified surveyors who belong to the professional bodies that set UK property standards. Every report is prepared to recognised guidance and is completely independent, so you can rely on the findings when you buy, sell or value a home.
What Is an Expert Witness Valuation?
An expert witness valuation is a formal, RICS Red Book valuation report prepared by a chartered surveyor who is acting in the capacity of an expert witness in legal proceedings. The expert's role is fundamentally different from that of a party-appointed valuer: the expert witness owes their overriding duty to the court or tribunal, not to the party who instructs or pays them. The report is prepared in compliance with Part 35 of the Civil Procedure Rules (or the equivalent procedural rules of the relevant tribunal) and the associated Practice Direction 35. It must include a declaration confirming the expert's understanding of their duty to the court, a statement of truth, and full disclosure of the facts, instructions, assumptions, methodology and literature upon which the opinion is based. The expert must be prepared to attend trial, be cross-examined on their report, and give oral evidence. Expert evidence is permitted only where it is reasonably required to resolve the proceedings — the court controls expert evidence and may direct that a Single Joint Expert be instructed rather than each party instructing their own.
What It Covers
- A CPR Part 35 compliant expert report on market value of residential property
- Assessment of diminution in value where property has been affected by damage, defect or dispute
- Single Joint Expert (SJE) reports where the court directs joint instruction
- Party-appointed expert reports for use in civil litigation
- Expert advice at the pre-action stage — before proceedings are issued
- Written responses to Part 35 questions from the opposing party
- Attendance at experts' meetings and preparation of joint statements
- Attendance at trial to give oral evidence and be cross-examined
What It Does Not Cover
- Legal advice on the merits of the case — the expert's role is to provide opinion evidence, not to advise on legal strategy
- Advocacy — we give evidence, we do not argue the case
- Determination of legal liability — that is a matter for the court after hearing all the evidence
- Investigation beyond the scope of our instructions — we answer the questions the court or the parties have asked, within our expertise
- Structural engineering or specialist building pathology — though we may comment on the impact of visible defects on market value
When Is an Expert Witness Valuation Required?
An expert witness valuation is required whenever property value is in dispute in legal proceedings and the court requires independent expert evidence to determine the issue.
Suitable For
- Professional negligence claims against surveyors, valuers or estate agents — where the allegation is that the defendant's valuation was negligent and caused loss
- Landlord and tenant dilapidations disputes — where the cost of remedying breaches of repairing covenants is disputed and an assessment of diminution in value is required
- Boundary disputes — where the value of disputed land or the impact of an encroachment on the retained land's value is at issue
- Party wall disputes — where compensation is payable under the Party Wall etc. Act 1996
- Compulsory purchase order (CPO) compensation claims
- Property-related fraud, misrepresentation and breach of contract claims
- Rent review and lease renewal disputes under the Landlord and Tenant Act 1954
- Matrimonial finance cases where the value of property is disputed and expert evidence is required
Not Suitable For
- A case where the parties simply disagree about value but no proceedings have been issued — a standard RICS Red Book valuation may be more appropriate at the pre-action stage
- A party seeking a 'hired gun' who will argue for the highest or lowest possible figure — an expert witness's duty is to the court and the opinion must be independent and objective
Not sure whether you need an expert witness or a standard valuation? Speak to a surveyor for a confidential discussion — we can advise on the most appropriate approach.
What Is Included in an Expert Witness Report?
Our expert witness reports are prepared to the standard required for use in civil proceedings, designed to withstand scrutiny under cross-examination.
CPR Part 35 Compliance
The report is prepared in strict compliance with Part 35 of the Civil Procedure Rules and Practice Direction 35, including the expert's declaration, statement of truth, and express acknowledgment of the overriding duty to the court.
RICS Registered Valuer
Your expert report is prepared and signed by an RICS Registered Valuer — a chartered surveyor with the qualifications, expertise and professional indemnity insurance required to give expert evidence in civil proceedings.
Independence and Impartiality
The expert's opinion is independent and impartial — we do not act as an advocate for any party. Our conclusions are based on evidence and professional judgment, regardless of which party they favour. This is a core requirement of CPR Part 35.
Full Disclosure
The report discloses the substance of all instructions received, the facts and assumptions on which the opinion is based, the methodology used, and all literature and data relied upon. Nothing is withheld — this enables the other side and the court to test the opinion fully.
Oral Evidence and Cross-Examination
If the matter proceeds to trial, the expert is available to attend court, be cross-examined and give oral evidence. We are experienced in giving evidence under cross-examination and familiar with court procedure.
Single Joint Expert Capability
We are experienced in acting as Single Joint Experts (SJEs) — jointly instructed by both parties where the court directs or the parties agree. An SJE report carries significant weight and eliminates the cost (and potential conflict) of two competing expert reports.
Pre-Action Advisory Work
We can provide expert advice at the pre-action stage — before proceedings are issued — to help assess the strength of a valuation claim, inform settlement negotiations, or assist in complying with pre-action protocols.
Fixed and Transparent Pricing
We provide a fixed-price quote for the report within 24 hours of receiving your solicitor's letter of instruction. Court attendance (if required) is quoted separately as a day rate, provided at the outset so you can budget. No hidden extras, no VAT added to our fees.
How the Expert Witness Process Works
From initial instruction to trial — a rigorous, court-compliant process.
Receive Instructions
Your solicitor sends us a formal letter of instruction setting out the issues in dispute, the questions for the expert, the relevant valuation date, and any CPR directions or court orders.
Inspect and Research
The RICS Registered Valuer inspects the property and undertakes thorough research — comparable sales, market conditions, Land Registry data, planning records and any other relevant evidence.
Prepare Report
We prepare a detailed, reasoned, CPR-compliant expert report — setting out our qualifications, the facts and assumptions relied upon, the methodology applied, and our independent conclusions.
Attend Trial If Required
If the matter proceeds to trial, the valuer attends court, is cross-examined on the report and gives oral evidence. We are also available for experts' meetings and to respond to Part 35 questions in writing.
Our Valuation Methodology
Every expert witness valuation we produce follows a rigorous, RICS-compliant, court-tested methodology.
Comparable Market Evidence
We undertake thorough comparable sales analysis using Land Registry sold price data, HMLR Price Paid Data, auction results and our own market intelligence. Each comparable is verified, analysed and adjusted for differences in size, condition, location and specification. The analysis is fully documented — the other side's expert (and the court) can see exactly which comparables we relied on and how we adjusted them.
Diminution in Value Methodology
Where the claim concerns diminution in value (e.g. a surveyor's negligence resulted in a property being purchased for more than it was worth, or a neighbour's actions reduced the value of the claimant's property), we apply established RICS methodology. The diminution is the difference between the property's actual value and the value it would have had but for the defendant's breach. We reference relevant case law on the measure of damages in property cases, including the decision in Watts v Morrow [1991] and subsequent authorities.
Market Conditions and Valuation Date
The valuation date is critical in litigation — a property valued as at 2019 may have a materially different value from the same property valued as at 2025. We research and apply the market conditions prevailing at the relevant valuation date, not at the date of our report. This includes analysis of mortgage availability, transaction volumes, price indices and local market dynamics at the valuation date.
CPR Part 35 and the RICS Practice Statement
Our reports comply with both CPR Part 35 and the RICS Practice Statement for Surveyors Acting as Expert Witnesses. This means the report includes: the expert's qualifications and experience; the issues the expert has been asked to address; the facts, assumptions and methodology relied upon; a statement of where the expert's opinion falls within the range of professional opinion (if applicable); and a summary of the expert's conclusions. All of this is set out clearly so the court can follow the expert's reasoning from evidence to conclusion.
Expert Witness Valuation Questions
What is the difference between an expert witness and a standard valuer?
A standard valuer provides a professional opinion of market value for a client — for example, for a mortgage application or a probate valuation. An expert witness valuer does the same, but within the context of litigation, and subject to additional duties and obligations. The key differences are: (a) the expert witness's overriding duty is to the court, not the client; (b) the report must comply with CPR Part 35, including an expert's declaration and statement of truth; (c) the expert must be prepared to be cross-examined on their report at trial; (d) the instructions, facts and assumptions must be fully disclosed — nothing can be withheld; and (e) the expert must not act as an advocate for either party. An expert who is seen to be partisan or who fails to comply with CPR Part 35 risks their evidence being excluded by the court.
Can you act as a Single Joint Expert (SJE)?
Yes — we are frequently instructed as Single Joint Experts where the court directs, or the parties agree, that a single independent expert should be appointed. An SJE's report addresses the issues that both parties (or the court) have identified; it is disclosed to both sides simultaneously; and it carries significant weight with the court. The SJE saves both parties the cost of instructing separate experts and eliminates the 'battle of the experts' where two reports reach different conclusions. The parties (or their solicitors) send us a joint letter of instruction, and our report is addressed to the court. Either party can put written questions to the SJE under CPR Part 35.6.
What happens if the other side's expert disagrees with our report?
This is common in litigation. The court will typically direct the experts to meet (on a 'without prejudice' basis) to discuss the issues, identify areas of agreement and disagreement, and prepare a joint statement. The joint statement sets out what is agreed, what is disputed, and (briefly) the reasons for the disagreement. This process narrows the issues and helps the court understand the real areas of dispute. If the matter proceeds to trial, each expert gives evidence and is cross-examined, and the judge decides which expert's evidence to prefer on each issue. The quality, transparency and impartiality of our report are designed to withstand that process.
Will you be cross-examined at trial?
Yes — if the matter proceeds to trial and the court permits oral expert evidence, the valuer will attend court and be cross-examined by the opposing party's barrister. Cross-examination is the process by which the other side tests the expert's evidence — their qualifications, their methodology, the assumptions they made and the conclusions they reached. Our valuers are experienced in giving evidence under cross-examination and understand that the expert's role is to assist the court by answering questions honestly, fairly and within their expertise — even if the answers are unfavourable to the party who instructed them.
How much does an expert witness valuation cost?
The cost depends on the complexity of the issues, the property type and location, and whether the instruction is as a Single Joint Expert or party-appointed expert. We provide a fixed-price quote for the report within 24 hours of receiving your solicitor's letter of instruction. Court attendance (if required) is quoted separately as a day rate — we provide this at the outset so you can budget. No hidden extras and no VAT added to our fees. We cover Bedfordshire, Buckinghamshire, Cambridgeshire, Hertfordshire, Northamptonshire, Greater London and Oxfordshire.
Can you provide expert advice before proceedings are issued?
Yes — we can act as an expert adviser at the pre-action stage. At this stage, the formal CPR Part 35 requirements for an expert report do not yet apply (proceedings have not been issued), but the same principles of independence and impartiality govern our work. We can provide a preliminary opinion on market value or diminution in value to help you assess the strength of your claim, comply with pre-action protocols, or inform settlement negotiations. If proceedings are subsequently issued and a formal CPR Part 35 report is required, we can produce one — though the court may take into account the fact that we were involved at the pre-action stage when considering whether to grant permission for us to act as the trial expert.
Do I need my solicitor to instruct you, or can I instruct you directly?
We can accept instructions from a litigant in person (someone representing themselves), but we strongly recommend that you instruct us through your solicitor. Your solicitor will prepare the letter of instruction identifying the issues, the valuation date and the specific questions for the expert. They will also ensure the report is filed and served in accordance with court directions and will manage the ongoing litigation. If you are a litigant in person, we are happy to assist — but we would encourage you to seek at least some legal advice on the CPR requirements for expert evidence.
What types of cases do you provide expert witness evidence for?
We provide expert witness evidence in a wide range of civil proceedings involving residential property, including: professional negligence claims against surveyors, valuers and estate agents; landlord and tenant dilapidations disputes; boundary disputes; party wall compensation claims; compulsory purchase and compensation claims; fraud and misrepresentation cases; contractual disputes about property value; rent review and lease renewal disputes under the Landlord and Tenant Act 1954; and matrimonial finance cases (acting under Part 25 of the Family Procedure Rules rather than CPR Part 35). If your case does not fit neatly into these categories, please contact us to discuss whether we can assist.
Instruct an Expert Witness for Your Case
Free, no-obligation quote within 24 hours. CPR Part 35 compliant report prepared by an RICS Registered Valuer — available to attend court.