Grade Ii listed house?

[woodenlegsandknockers]

Would you buy? I don't know much about these types of property but seem one I really like.... looking for advice please. Thanks

Anyone ?

grade II listed normally means you can't change anything about the outside, which is normally OK.

grade 1 listed means you can't change the inside either.

But there can be specific conditions on each house, so you'd want to check carefully, especially if you want an extension or any changes.

AVOID imo - we sold an absolutely gorgeous grade II dating from the 1400s but with inevitable extensions over the years; we wanted to do something hugely sympathetic and in keeping with the original and were turned down

We are in the process of buying a Grade II listed house. I don't think it's a major problem but you do have to be aware of the implications and have a realistic contingency fund for repairs and any works you want to undertake in the future.

For example, the house we are buying doesn't have a garage. If we want to erect a garage, we have to apply for planning which we think we would get as there are previous old footings of a building in the garden. But we would have to build it in stone and slate which is pretty costly and has to be factored into our decision. If we wanted to replace the windows we couldn't have them done in UPVC but would need them replaced in hardwood and they would have to look like the originals.

Doesn't sound like a lot but the costs could add up 😶

Grade II also requires permission for certain internal changes, it's a common misconception that you don't need permission for internal work. If you want to knock down a wall to alter the existing layout, or move or change a fireplace, you'll need listed building consent. However, if you just want to renew a kitchen or bathroom or repaint, that doesn't require permission. I live in a Grade II listed property and I love it; it's stunningly beautiful and in a great location. The application process for permissions can vary from council to council, some conservation officers are more strict than others. Ours seems very fair, but so far we haven't needed or wanted to make any big changes.

I think the main thing to be aware of is that work on a listed building is often more expensive because it tends to require specialist treatment from skilled and knowledgeable trades people. Don't let anyone fob you off with cement pointing or plastic based paints, and for God's sake if it has a cellar don't get any "damp specialists" in who want to tank it (it just forces the water into the walls and floor causing huge issues further down the line). You might need to learn more than you ever wanted to about breathable lime plasters, paints and pointing, as the wrong products can cause damage to the fabric of the building. If the house still has original (or very old) single glazed sash windows don't assume you can swap them out for UPVC double glazing. Our house has almost all its original windows in situ and they're beautiful and add to the character so much, but we do get a lot of condensation on cold days despite airing the house well!

I don't say any of this to put you off, but just so you go in with your eyes wide open. I adore this house and the listing means many of the beautiful features were retained and protected. Good luck whatever you decide!

We have one, it’s only really an issue if you want/need to do major works to the house (exterior) general improvements are fine. Older houses on the whole are harder work in upkeep though and often more expensive to heat. I’ve enjoyed living in ours, it is a beautiful house but I might not go quite so old again next time.

We have one and love it. Would buy again, it does take longer to get work done when you need listed buildings consent - like for like its normally just an extra month but any changes even to put it back to original carefully can drag on for 8 months or so. So I would only recommend buying it if you love it as it is and don't have plans to change it. Things like changing an modern old bathroom to a new one is fine, same with kitchens if you are putting things in same place. Most internal things if you aren't altering the character like taking beams away do get approved and if you want to take character away its the wrong house for you.

Our house has been extended but I would not buy grade II if you may want to extend / make substantial alterations as a much higher risk they will say no. Outside generally has to stay as it is. We haven't found costs higher but it does need specialists and there can be delays on these though there are delays in non-specialists as well atm. They are often in conservation areas as well and we need permission for things like cutting a tree back, again takes a month and they prefer a specialist company, its just planning things a bit before you need them. It takes a bit more time as well with the forms and researching rules and specialists.

I used to have one and lived in a county with the highest number in the UK. You need listed building consent to do anything like change a knackered window even if youre putting back an identical window this in our county was free. You can paint/tile etc the inside what you want and with what you want, "plastic paint' is fine, but you cant just knock down walls this requires planning permission which you do pay for. We replaced hideous external 70's windows with windows matching our neighbours/village again this required planning permission even though you are improving the appearance of the house. Our houses were roofed in a particular very expensive slate but you can get imitations and houses were allowed to be roofed on these as long as you applied for planning permission. Technically we weren't allowed to paint our front door (even though my neighbours had) planning permission applied for by the previous owners had been declined or our shed but the council do rely on your neighbours grassing you up and our council were realists and often approved permission applied in retrospect my neighbour painted her shed and they agreed in retopsepct. `There are lots of surveyors who offer help with planning and we found keen to tell you that ery time you want to replace a tap you will need planning and that they would do this do this for and charge accordingly but when I actually spoke to the council I was told this was rubbish. Speak/email you local council and ask them what required planning permission/listed building consent and what doesn't. You may require an elevation drawing of your house if you do want to apply for planning and unless youre in the field will have to pay someone to do it.

Thank you so much everyone for taking the time to write such detailed replies. I'm going have a good read through now.

Bear in mind that the rules apply to the WHOLE property and its curtilage, not just the words used to describe the property in the listing itself. If it's something you need permission for, you'll need it for your Georgian main house (for eg) AND the extension someone added in the 70s, AND the garage. It's a workable system but can be interpreted very subjectively by different conservation officers!

Being listed doesn’t mean you can’t change stuff, just that you have to ask permission to do anything that changes the character of the property. In our case we were allowed to build a large kitchen extension and although there are extra steps to jump through we more or less got what we wanted. If there is anything specific that would be a deal breaker for you it is worth contacting the conservation officer and asking if it is likely that you would get permission before making an offer. There are usually guides on the council website that give a general idea of things they look favourably on and things that definitely won’t be allowed. You can look up the entry for any listed building here historicengland.org.uk/

We have one and no regrets. I love the feeling of history, and that I’m just a custodian passing through. The only downside for us is that if we want to do anything to the outside - eg chop down trees, build a greenhouse - we have to get planning permission and it takes a little longer than regular planning permission (but that might just be our council).

We havea grade ll listed, no problems at all doing things inside. Wehad no problems getting planning for an extension either. However, grade l listing is an entirely different matter.

i wouldn’t have bought my grade 2 listed cottage if i wanted to change things. i love it the way it is. in fact the whole valley loves this cottage. In fact there’s only the windows and french doors that are protected. i wouldn’t want to knock down walls or do anything as it would lose its charm and oodles of character.

i would say don’t buy if you’re in doubt about how much you love it. i think i bought with my heart not my head, but i have a very practical hands on partner which helps. But i have to say, i lived in a new build before and it was a flimsy house. my old cottage is way more solid.

If it needs work it's an extra layer of red tape to get through, and some things you can't change at all depending on your listed building officer (some are stricter than others). I owned a terraced house that was only 'locally listed' and I still had to go through hoops when I wanted to replace a leaky dormer window with an exact copy.
Still, I'd buy if I loved it and didn't want to make any major changes.