If I remember rightly, there were a couple of Surveyors on here? I'm looking for a bit of advice if possible from them or anyone else who may know.
We've seen a house we really like and is within our price range, but it's Grade 2 listed. As far as I understand it, it's only an issue if you want to make major changes, which we wouldn't, and if it's not been kept well, which it seems to have been. I'd make sure I got a good survey, but is there anything else I should do/be looking for, and are there any other issues I'd need to keep in mind?
Have taken a look online, and all it really advises is you need to get permission for changes etc - so far, so obvious.
Oh, and I was also wondering if anyone knows if there's any way to find out the changes the owner has made and whether they had permission etc? Woulda Surveyor check this with the inspectors/officers etc?
Thanks for any help!
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I've put in applications for half a dozen or so listed buildings and as long as you work with the Local Authority planning department (and don't have any objections from your neighbours) it's pretty straight forward.
There are also some very good builders who specialise is working on listed buildings and their knowledge of the supply chain of materials is invaluable.
If you want stone cladding or a satellite dish then don't buy it!
Cheers for the advice from everyone - want to avoid a money pit, but then think this place does look like everything that needs doing has been done.
A very good surveyor might be the answer!
Be very wary of any smell of damp at all.
The features are fantastic but come at a cost. Outr cottage was timber framed and was full of beams, dung walls and had a 9 foot Inglenook. If anything needs to be replaced or changed it can be expensive, but was generally worthwhile.
We had a garden room built and it wasn't a problem. We employed a good local architect who knew the planners well. We had a site meeting with the council prior to submitting plans. That meant it went through without issues
We have moved to a 10 year old house and by comparison have had more problems than ever we had with the cottage.
Do your research and see if there is a local historical society. They will know the house and tell you a lot about it.
If you go on to the local council's website, on the planning section, put in the address and it will tell you of all the planning applications for the house and you can also check on the other houses nearby.
EH will help if you have a Grade 2* listing, but they are really quite rare outside London - particularly housing.
Seeing as over a third of a million houses are Grade 2 listed in England, I wouldn't let it bother you too much!
I'm actually more worried about the changes they have made (completely new pipe work, double glazed windows etc) and whether they had permission than I am about the condition as I think the former is more likely to be an issue than the latter - it seems to be very well taken care of house. But obviously want to check the latter too, so want to make sure that I know as much as possible on what I want the surveyor and solicitors to check.
I would do your research mate - even very minor works to listed buildings can need consent and it can be a right stress. And doing works to listed buildings without getting consent is technically a criminal offence (unlike doing something without planning permission) with more severe potential penalties so worth being cautious. It really depends how much of the original building features etc are left.
Wouldn't rule it out because of it but just needs a bit of an additional research.
provided a letter saying there wasn't a case to answer.....ironically I'm about to sell mine.
Sadly the survey basically came back saying don't buy it! Shame but a least we found out.
A good idea is to speak to the 'conservation officer', they tend to be bit formal, but I find if you go in they are less formal, and as long as you are not going to rush things will give you decent advice, and support. As one of the posters mentioned take some photographs, before any work is carried out.
I worked on several magazines to do with listed buildings, one being 'Period Living and Traditional Homes', albeit a few years ago, what most owners had difficulty with was the 'dithering' by the conservation officer, who wanted to drag things on, and come to a considered decision, all very well, but you just want to get on with it.
I am currently doing up a 1920s house, hardly in the same league as a listed building and have gone to the council and gone through the files, before I bought the house.
They officer did not like it, but as the prospective buyer, you are within your rights to enquire. As I do not have a salvage yard around here, getting period features can be a difficulty, ( they all seem to be in darkest Kent and Surrey) But I did find somewhere in Brockley: 'Aladin's Cave', which I do remember from my day's at Goldsmiths decades ago.
Hopefully, people get a sense of achievement, when taking on a house, but sometimes you do need deep pocket's?
The key to a smooth ownership of a listed building is to understand your building and a good relationship with the Conservation Officer. Remember that the whole of the curtilage of the building is subject to Listed Consent. You can even apply the wrong type of paint and cause major issues (This is very common).
I had Grade 2* listed buildings in Kent for 25 years and as long as you know the rules and talk to the right people then no real problems - and you also have the joy of living with history every single day.
One other thing is that you should be prepared for your buildings and contents insurance to be much more expensive due to the higher rebuild cost associated with a Grade 2 listed property. A lot of insurers won't even quote, so those that will charge for it.
My advice would be don't let any of the scare stories put you off. There's a way round most things and it's listed for a reason, so enjoy owning a bit of history.