Listed property - past corner-cutting

[Kearn]

I've just been around the house and had another look - the horizontal beam appears to be the width of the wall and is tied to the ceiling beams of the room inside i.e. it's not brick, It appears at some point it's degraded and they've used cement to fill it out in line with the wall. I couldn't see any evidence or movement or damp from the inside (then again I'm not an expert) - but the structural surveyor was comfortable there's nothing of concern structurally with the house (apart from some chimneys requiring reporting) - just that patching up hadn't been done with the correct materials

I wouldn’t trust your structural surveyor. It’s visible from here that there are structural issues with that timber frame.
I would bet my granny’s pension that he is not one of the very few historic specialist surveyors who understand timber frames.

Take a conservation structural framer round on a visit if you are still keen to proceed. They are best places to guide in the extend of work, time, cost and distribution.

 

[Kearn]

Hi - this is the worst part of it

View attachment 15735

That black line in photo 44 isn’t timber. It’s not even a ‘rotten end of frame’. There may be some dust behind somewhere, but that’s painted cement masquerading as frame.

 

[Kearn]

Regarding Choice 1, that's a fair point. To clarify my previous advice to discuss plans for the property with the CO prior to purchase, the 'wrath of the owner' wasn't really an issue as the poor condition of the house was due entirely to simple neglect rather than any potentially illegal and/or inappropriate repairs or alterations. Thus, there was no question of anyone incurring liability, but I accept that might not always be the case, making the whole process somewhat 'delicate'.

As for Choice 2, my understanding is that a buyer cannot be held criminally liable for anything done by a previous owner, though they can certainly be liable for the costs of reversing things, should any enforcement action be taken. I've heard that indemnity insurance is a possibility in such circumstances, though I've no idea of the details or how it would work in practice. I'd expect the conveyancing solicitor to be able to advise.

Correct on the second, criminal responsibility doesn’t carry over, but responsibility to ‘undo’ certainly does.

Indemnity is a worthless thing. If the issues are known, then it’s automatically null and void. I don’t understand why some solicitors still suggest it as it isn’t appropriate.