Grade II Listed - tell me everything I need to know

[KimDeals]

I am frantically trying to buy a family home. Nigh on impossible, just got outbid again on Monday on a fingers-crossed ‘I think this is the one’ house. And immediately after a charming house appeared online and softened the blow… somehow I failed to notice it is a Grade II listed building. (No beams, no thatch, but lovely gentle what I would call “the pastors house” kind of building!)

I have no leanings either way on this fact but I must be practical. I am viewing it Friday. I will do a full survey IF I even get to that point (sick of jumping the gun now) … but ahead of all of that, can you please educate me on what I should look out for immediately, what I should ask? Any pointers really appreciated!

Many thanks!

Be aware that you may not be able to do lots of alterations - if the house isn't as you'd like it think very carefully about it.

IF you need to apply for Listed Building Consent, applications can take a long time.

Listed Buildings have much more limited permitted development rights so planning permission is needed for most things.

They can be very expensive to maintain as all materials need to be in keeping with the age of the house etc

Important that you understand the whole building, inside and out, including the garden and any structures there, are listed, so you need to be happy with the layout as it is as they are unlikely to let you go knocking walls down or adding extensions. Be prepared for the purchase to take a long time if any previous alterations don’t have listed building consent. Expect repairs to cost more and take longer, as you have to seek additional permissions and use traditional materials. Look for previous works which might need rectifying - old buildings need to ‘breathe’ so plastic paints, cement pointing or render, gypsum plastering and concrete floors can all cause damp problems. This need to be resolved by replacing with traditional materials, NOT damp proof courses. Check out the Listed Building Owners Club and SPAB for more advice. But if you are excited at becoming the custodian of a little piece of history and you live the house, go for it!

I did find the appplying for changes a bit hassle but it here was no issue getting permission but I was keen to keep it as it should be.
Materials weren’t any more expensive.
House insurance was more expensive though and fewer providers.

It wouldn’t put me off a house

I did knock a wall down and put a massive extension on. It was all passed by the listed building officer

You should also take a look at the Historic England listing for the property and check out your local council portal to view applications for any previous work on the house. In fact, worth looking at Listed Building Consents for other properties in the area too, to get an idea of how your local Conservation Officers view applications (if they are likely to approve things or not, and what compromises might need to be made).

be aware that alerations, such as insulation, double glazing, heat pump etc take historic building consent.

It varies massively from area to area, you're best of speaking to your local conservation officer to understand what impact it will make (and being mindful that if they leave it changes)

They can be very expensive to maintain as all materials need to be in keeping with the age of the house etc

Especially the windows. Check how frequently the windows will need serious maintenance and / careful refurbishment.

Ok thank you all so much. I have found the house on Historic England, It says:

Small house c.1840. Red brick with hipped slate roof and end stacks. Symmetrical, two storey facade. Three first floor sixteen-paned hung sash windows in segmental gauged brick arches. Two similar ground floor windows. Five-panelled door with reeded wooden architrave and flat canopy.

Thr estate agent told me the previous owner, who was only there six years, changed the heating, did the bathrooms and the kitchen.

I’m ok with the structure and not looking at it thinking “if I can put an extension on there…” or anything purely as it’s already top end of my budget.
I am already scared thinking of my furniture - lots of IKEA stuff for two dc that I religiously have fixed to walls for safety. Is drilling into walls allowed??

Just looking on the Historic England map, it does look like lots of the modest (but mad expensive) homes in this village are listed, so I’m hoping that means people tho can advice on tradespeople to do work as and when…

But honestly I’m not getting excited… the last house was listed at 495 and I bowed out of a bidding war at 527 when it jumped to 535.

Tiling /changing floors, are they also likely to need permission??

@umbel

Important that you understand the whole building, inside and out, including the garden and any structures there, are listed, so you need to be happy with the layout as it is as they are unlikely to let you go knocking walls down or adding extensions. Be prepared for the purchase to take a long time if any previous alterations don’t have listed building consent. Expect repairs to cost more and take longer, as you have to seek additional permissions and use traditional materials. Look for previous works which might need rectifying - old buildings need to ‘breathe’ so plastic paints, cement pointing or render, gypsum plastering and concrete floors can all cause damp problems. This need to be resolved by replacing with traditional materials, NOT damp proof courses. Check out the Listed Building Owners Club and SPAB for more advice. But if you are excited at becoming the custodian of a little piece of history and you live the house, go for it!

Brilliant thanks - if I get anywhere after Friday I’ll look into this in more detail - thank you

I read in an article that things like a satellite dish can need permission, is this the case?? And I will be working from home so I would need a strong internet connection (that’s one of the first things I’ll check for, that internal walls are not blockers).

Yes - satellite dish would definitely need permission. Is the property in a Conservation Area too? There are additional restrictions there.

@KimDeals sounds lovely. Where about are you searching? It is crazy!

Can you post a link so we can all drool over the house too?

Also, check things like insurance costs, likely to be a lot higher (as the cost to rebuild on which they base the price will be higher) also a lot of the very competitive insurers won't quote

[quote areyouhavingagiraffe]@KimDeals sounds lovely. Where about are you searching? It is crazy![/quote]
East Cambridge … it’s hell!!

@bilbodog

Can you post a link so we can all drool over the house too?

Sure!

Half terrified someone will spot it and go oooh I’ll bid on it too

But have resigned myself to asking the universe… send me my home (NOW preferably )

www.rightmove.co.uk/properties/119074709

Lord knows what it will actually go for. The guide price and asking price seems to bear no relation to the sale price anymore!

@Seeline

Yes - satellite dish would definitely need permission. Is the property in a Conservation Area too? There are additional restrictions there.

Feeling a bit thick now - I have no idea about conservation area - how would I find that out? I suppose I can ask on Friday! I have no idea about these things. Thank you!

@Defiantly41

Also, check things like insurance costs, likely to be a lot higher (as the cost to rebuild on which they base the price will be higher) also a lot of the very competitive insurers won't quote

Jeepers. Ok, good to know to factor that in too!

@KimDeals

I read in an article that things like a satellite dish can need permission, is this the case?? And I will be working from home so I would need a strong internet connection (that’s one of the first things I’ll check for, that internal walls are not blockers).

That’s another good thing to look for when you visit - if neighbours have them you are far less likely to get refused (it may even already have one).

Go via a broker for your insurance. We were with NFU who were the only "mainstream" insurers who did listed buildings that I could find but after a year a farming friend recommended their broker who got us a much more competitive price.

Also that house is GORGEOUS!

That's such a pretty house 😍. Best of luck with it!

I came on to say 'don't do it' based on a friend's experience...nothing horrific but everything was three times the work, expense and time frame they'd anticipated.

But...it's a lovely house and location by the looks of it, and doesn't seem to need much doing to it.

The one thing that jumped out at me was no downstairs cloakroom and whether it would be possible to add one at some point?