New Purchase

[Scubtstu]

We are thinking of purchasing a Grade 2 building that needs to be totally renovated and have heard some dreadfull stories regarding continual ongoing problems and that costs tend to spiral out of control. We have looked on the internet but seem to go round in circles regarding information about the property itself and do's & do'nts. Can anyone give some advice please

 

[Gareth Hughes]

We are thinking of purchasing a Grade 2 building that needs to be totally renovated and have heard some dreadfull stories regarding continual ongoing problems and that costs tend to spiral out of control. We have looked on the internet but seem to go round in circles regarding information about the property itself and do's & do'nts. Can anyone give some advice please

OK, first things first...

can we have a bit more information about the building (type, age, general condition as far as you can tell), then some information about what, in an ideal world, you'd like to do with it (it's easier that way than asking "what can I do with my listed building?" because technically the answer is "anything" though some things may be more of an uphill struggle than others)

failing that, this isn't a bad start:

http://www.spab.org.uk/html/publications/look-before-you-leap/

 

[Scubtstu]

The property is a single story thatched building, the estate agents have told us that although most of the roof timber is ok it needs a new ridge beam and would then need to be re-thatched. The present owner removed the Victorian windows for safe keeping so hopefully they are not to bad. The property has an extension to the rear which would require demolishing & rebuilding but i don't think the extension is listed. Internally the listed part of the structure is split into 3 rooms with the existing extension off. There is currently no vehicular access the only way in would be to make an entrance through the front wall, this wall does not seem to be that old but may be subject to listed status.
We have been unable to find out any more information yet and have a viewing on saturday so any info would be greatley appreciated.
We would like to make it a 3 bedroom dwelling with 2 reception rooms a kitchen, bathroom and posibly an en-suite it currently has 3 rooms plus the extension.

 

[Nemesis]

Hmmm... the owner removed the windows - without consent presumably? What on earth is in their place?

And the extension is listed if it's attached...

The wall may be too...

I think maybe you need to have a very rapid discussion with the Conservation Officer to see what might or might not be allowed. The CO may not of course be willing to discuss, but removing internal partitions and dividing up space may not be allowed.

 

[NT]

I get the feeling this might prove useful
http://wiki.diyfaq.org.uk/index.php?title=Listed_Building_Basics

I get the feeling youre being optimistic about what you can do.


NT

 

[Lime]

I get the feeling youre being optimistic about what you can do.


NT

I chuckled when I read that. :lol:

We would like to make it a 3 bedroom dwelling with 2 reception rooms a kitchen, bathroom and posibly an en-suite it currently has 3 rooms plus the extension.

Generally speaking listing is placed upon a building in an attempt to keep it as it was when listed.
It sounds to me that you want to change it out of all recognition.

 

[Nemesis]

Really listing is put in place to make any changes considered ones. It's not meant to prevent all change.

However, what consent will be given for will vary from building to building, and in general terms I agree it sounds a great deal more alteration than would be desirable.

 

[biffvernon]

the estate agents have told us that ... it needs a new ridge beam and would then need to be re-thatched.

Some thatched buildings don't have a beam at the ridge. Get a second opinion from someone who is not just an estate agent. And know the price of 're-thatched'.

 

[CHRIS]

Make sure that the expert estate agent with his kipper tie, convertible Mini and his vast knowledge of Listed buildings does not advertise it as 4 beds and 1 reception room because you will have to shell out on a new HIP (not a plastic one my Nan had either).

 

[NT]

To take much notice of what the est agent says needs doing would not be wise imho. Think of them as salesman.


NT

 

[charlie-ia]

our estate agent advised us to knock it down and build a proper house

 

[Penners]

Make sure that the expert estate agent with his kipper tie, convertible Mini and his vast knowledge of Listed buildings does not advertise it as 4 beds and 1 reception room because you will have to shell out on a new HIP.

HIPS are paid for by the vendor, not the purchaser. They're not applicable on any properties until the 1st August, and then only to 4+ bedroom houses that are put on the market after that date.

I do agree, however, that you need to get an expert view on the building - not just the estate agent's description. If you have to re-thatch, you'll be shelling out a lot of money.

And just to emphasise again what has already been said - if a property is listed, the whole property is affected by the listing - not just bits of it. So you would need Listed Building Consent for any changes you wanted to make, other than like-for-like repairs, throughout the whole house.

 

[Penners]

our estate agent advised us to knock it down and build a proper house

We had similar advice from the estate agent who sold us our first period property.

I spent the next four years thinking how right he had been! :wink:

 

[Nemesis]

We rescued ours from what was to be a demolition order... which would have been a very real shame!

 

[Penners]

Our first one had what was called a "closing order" on it. That meant it couldn't be demolished (listed) but you weren't allowed to live in it (unless you were a rat or a spider).

Does such an order exist nowadays?

 

[Nemesis]

Oooh - dunno - presumably declared unfit for human habitation?

 

[Penners]

Yes - I just wondered whether local authorities still have this instrument at their disposal. I haven't heard the term "closing order" used for many years.

 

[Nemesis]

Well, if you live in a Pathfinder area...

 

[Penners]

Ah, but a closing order (as I understood it) meant that the property could not be demolished.

But neither could it be inhabited until it was brought up to a habitable condition.

 

[Nemesis]

That's cos yours was listed presumably.

I suspect that there is still legislation and local authorities have powers. Certainly it's not always easy to bring an abandoned building back into use.