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!

The raised bed thing is very unusual. Honestly you can’t change the fabric of the building, Ie knock things down, extend, rip out original features, but you can paint wallpaper etc and change your kitchen bathroom and all that stuff,

So basically if you think about it logically. You're preserving it for historical interest. Temporary changes like kitchens or bathrooms or wall colour, or even normally raised veg beds no one gives a shit about. But you need to keep the fabric the same, and you need to make the outside look the same so yes thay does include painting your front door in a range of permitted colours.

If you’re not looking to change the fabric, then you will habe no issue. Don’t worry,

@KimDeals

Just bought I’d update you all - thanks for all the pointers so far!

I viewed the house today and it’s so charming, really really charming.

I now have a bit of thinking to do, I may be back with more questions
Thank you all for the great advice so far!

Good luck if you decide to go for it! I saw that house come up in my search recently but sadly a little out of our budget. It's really lovely.

@Fairylightsongs I think the issue with listed buildings is that no two are the same. Therefore there are no definitive rules as to what specifically needs Consent. Something done at one property may require it, whilst not at another property. I can see circumstances where something like raised beds may need Consent eg if they were using a boundary wall or an outbuilding as part of the structure, or if they were seen to be affecting the setting of the Listed Building (also protected).

Someone mentioned using secondary glazing instead of replacement windows - I have dealt with a case where that required Consent and was refused. It wasn't allowed when taken to appeal either.

With such large fines possible if the regulations are broken, I would always advise asking the Council if they require an application before doing anything.

Something else that just came back to me...apart from raised beds...our local listed building authority (National Parks) required payment for making a request to do any work, then...they started charging us to even ask a question as to whether permission was required!!
It was a total racket. Worth checking.
I guess every place will be slightly different.
Regarding the listing, we were always told that we could only replace like with like and everything was listed. The garden and all its contents fell within the 'curtilage'.

@Janedownourlane

Something else that just came back to me...apart from raised beds...our local listed building authority (National Parks) required payment for making a request to do any work, then...they started charging us to even ask a question as to whether permission was required!! It was a total racket. Worth checking. I guess every place will be slightly different. Regarding the listing, we were always told that we could only replace like with like and everything was listed. The garden and all its contents fell within the 'curtilage'.

Your situation seems very unique. Can you maybe say where you lived? Our experience is the exact opposite.

I would say that @Fairylightsongs your experience is probably the more unusual. I haven't come across such a relaxed approach as you describe and I've had experience with many local authorities.

It’s genuinely really not, planning officers creeping round your garden secretly taking pictures, charged to ask advice, not allowed raised beds. All very odd and certainly not the norm.

I am still contemplating this one. Bids will start next week. The house layout is perfect for us and it already has a space I can use as an office. So there is no issue with wanting to make changes… it already works.

But brass tactics - I worry the garden is too small! Kids are 6 & 8, mad for their trampoline, kicking a ball about…

All the grade II stuff is funnily enough not off putting at all - I love the house.

More thinking to be done!

@Remytherat ah! I’m pretty sure this house will sell outside of my budget. Really tough right now round here isn’t it.

@Fairylightsongs

It’s genuinely really not, planning officers creeping round your garden secretly taking pictures, charged to ask advice, not allowed raised beds. All very odd and certainly not the norm.

I has this @Fairylightsongs when my neighbours complained about my decking. Came home to find a planning officer at the end of the gated garden taking photographs! Absolutely extraordinary behaviour. They're a law unto themselves.

But that’s different of course if someone complains then they will come and check it. They do that for unlisted buildings too.

Never had a problem with grade 2 listed house. We even got planning to extend. You just need to be willing to deal with planning sensibly and get a good architect who knows how to deal with listed buildings.

@Fairylightsongs most, if not all Councils charge for advice these days. As u have explained above, I can absolutely see when something like raised beds may require LBC - each listed building is unique and different factors will come into play in the determination of whether an application will be required. I admit that Council officials creeping around taking photos is less common, but Planning Officers do have that right if there is an alleged breach. I have been in planning for over 30 years, both working as a local authority planner and in private practice. All of this does sound familiar.

@WowIlikereallyhateyou

Never had a problem with grade 2 listed house. We even got planning to extend. You just need to be willing to deal with planning sensibly and get a good architect who knows how to deal with listed buildings.

This is my experience too.

@Fairylightsongs

But that’s different of course if someone complains then they will come and check it. They do that for unlisted buildings too.

It was an unlisted building. But they had absolutely no right to trespass onto my private property.

@harriethoyle actually a planning officer has the right, without warrant, to enter land at a reasonable hour to see if there has been a breach of planning control if there are reasonable grounds.

I think some confusion as this is about listed buildings. Not unlisted. You aren’t charged for informal advice and consent is free for listed. And planning officers can enter the grounds if they have reasonable belief Ie a complaint for both.

No confusion at all @Fairylightsongs. My point is that I have had very negative experiences with planning officers on an unlisted house - so I can absolutely believe the story of a PP that planning officers were creeping around taking photos having had exactly the same experience. Unlike you, who persists in dismissing that experience.

Worth being aware that as soon as you are the owner of a listed property, you can be prosecuted for any previous works which have been done to the house without permission and made to put them right. The new kitchen and bathroom could possibly be included in these.

@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).

The internal walls are likely to be solid but you can buy plug in WiFi boosters fairly cheaply (under £50 each) to get signal covering the whole house.

"Your" house is in the 'lustworthy homes for sale' section of The Times today.....

@Geneticsbunny

Worth being aware that as soon as you are the owner of a listed property, you can be prosecuted for any previous works which have been done to the house without permission and made to put them right. The new kitchen and bathroom could possibly be included in these.

Oh my, so much scare mongering on this thread, it’s very odd.

The kitchen and bathroom would only be included if it was in the original listing, the op can easily Google it and see what is included, most it’s simply the house. No one gives a shit about a 1980s magnet kitchen or bathroom, or preserving it for future generations 😃

These homes are made to be lived in, if it was so hard no one would buy them and they’d go to ruin and the government doesn’t have the money to maintain,

Yes you can’t rip out original features or extend, etc without permission, and sure, if someone complains as you’ve done work unauthorised planners can have a look without permission. But it’s not the norm you can’t live in it normally and are greeted by planning advisors stealthily roaming your garden dressed like spies 😂

It's not scaremongering! Everything @Geneticsbunny said us correct. No-one should think about buying a Listed Building without being aware of the facts. I don't know what experience you've had Fairylights, but I would suggest it's been fairly limited or you've been very lucky.

@cherrywhite

"Your" house is in the 'lustworthy homes for sale' section of The Times today.....

Ahh! Don’t think it’s be “my” house for any period of time unfortunately! I’d say there will be a stampede!

Never say never - we're all rooting for you!!