If you live in a listed building......

[Goldmandra]

....what difference does it make to what you can and can't do to your home?

You need permission for most things, unless you are doing like for like. How this works in real life depends a bit on your conservation officer. Ours is fab, realistic and happy to deal with lots via email - so for example we've emailed to discuss adding lights, removing mantelpieces, boiler replacement. She has been happy to confirm that none of those things required listed building consent. Where we have needed it it's been quick and the applications are free. We've done them ourselves.

Changes that "materially affect the character of the building" will require listed building consent, as well as potentially planning permission.

Failing to obtain listed building consent for works that would have required it is a criminal offence, and could result in imprisonment.

Getting the conservation office at the planning department on side is a must!

It can be a bit of a lottery depending on your conservation officer. Some are pragmatic, others are definitely not. What they say goes. If you are thinking of buying a listed property and there are things that you would like to do to it then definitely sound out the conservation officer before you buy. You will at least get a feel for their approach, if not a definite yes/no.

That's really helpful advice from all of you. Thank you

We've discounted some listed properties immediately but may revisit those options now and see how the land lies in terms of the local conservation officer.