Anyone bought a grade 2 listed house?

[Pegs11]

I’m currently looking to move house, I’ve seen a lovely cottage, but it’s a grade 2 listed building. I know that there can be complications and potential pitfalls with this type of home, and that I will have to do some fairly extensive research, make sure that the work done (extension and other updates) by the current owners has been authorised, etc. I just wondered, specifically, how much time/cost this can add to the buying process, doing the various due diligence, finding a specialist surveyor etc. The property is being sold with no chain which usually speeds things up, but if that’s gonna to be negated by the amount of bureaucracy involved in buying it, then it’s not such a gift horse!

We've done it twice.

Go to a reputable firm of surveyors, ask for a listed buildings specialist. Anything else (listed buildings consent etc) will be dealt with by the conveyancing solicitors.

The only pain we've found is having to get LBC for some work, with the extra cost of drawings, which would have been permitted development on a non-listed house.

Upside both times has been interesting and beautiful houses. Would do it again tomorrow.

This IS an area for experience but you will have to check thoroughly to see if the whole house is grade 2 or some int/ext features only - scales the problems. Costs are, I have been told about 1.5 times normal (old methods/materials but delays are much longer - planners dont seem to be aware of time unless you get a lucky human one with a modicum of intellect and empathy!
Nice to be in that position though - is it that lovely ?

Find a good conveyancer who has listed buildings experience. Ours found lots of things that had been done without consent that weren’t picked up by our vendors solicitor when they purchased. The vendor then has to get indemnity for it.

It’s currently about 3 times the price for a lot of stuff as you will need to use wood for windows etc which has a huge price tag.

You’ll need to get your heritage team onside invite them round and discuss your plans with them. Show you are wanting to work with them and not against them and as long as your plans aren’t outrageous they are usually very reasonable.

Listed buildings are beautiful and I love being able to restore ours but if I’d have known how much everything was going to cost then I wouldn’t have bought. And, that’s with us doing lots of stuff ourselves (no kids so free time). If we had to wait for trades we’d still be waiting.

Our grade ii listed home has had various work done over the decades, some of which clearly hasn't had planning. We took out indemnity insurance in case of issues, but the council doesn't come looking for problems in my experience. Only if you were to flag up issues with them or apply to charge things which didn't originally have planning. We changed some ugly 80s double glazed windows for slimline dB glazed wooden windows which are more in keeping, but I didn't apply for planning as they originally didn't have it, and you'd be opening a can of worms! Some of the window openings aren't original and were probably added in 70s-80s . There's a shower room and utility room that never received planning. Never been an issue. If queried by council you have to explain it was done years ago. If we came to sell one day I would definitely avoid selling to someone who seemed stuck on the idea of getting paperwork for all changes and would be worried about this type of person questioning the council about the house before completion. I would be looking for a more relaxed buyer that loves the house.

I think if it concerns you that much, it's not the type of house for you. I agree with @Multicoloursequins that as a buyer you would worry me. Yes,, have a thorough survey and do the usual checks that are done, but be aware some listed houses have quirks. I have sold a listed house and one potential buyer could not get her head round the fact that the 3 feet thick walls had no damp course and that the slates on the floor were laid on earth - she expected it to be like a 21st century house I think, but just with the chocolate box appeal of something built in 1750.
I also have to say, having been through quite a few houses in my lifetime, I now like something all (or completely) modern, with good insulation, no damp, and plaster that won't fall off the wall when you try and hang a picture. That's probably just me though.

Buying it shouldn't be any longer/more complicated than any other purchase. Getting any work done once you're in can be a bit of a PITA.

I didnt know mine was listed when I bought it (scottish grade C). We are pragmatic about it and apply for permission for big things but not absolutely everything (have swapped out old double glazing for new at the back of the house for example).
We have much more expensive home insurance as rebuild costs for old stone buildings are stupendous, so that's an ongoing expense.

Ask the seller to pay for an indemnity policy. This will indemnify you against any future prosecution. Councils will only prosecute if they can prove who did the work though.

Insurance will cost more. You won’t be able to change anything without listed building consent, which is a PITA. I’d never buy a listed building again but if you’re ok with the layout as it is now that may not be an issue.

You need specialist insurance for Listed Buildings - can be done through Listed Property Owners Club or Farmers Union (there may be others)

Also a full survey by a surveyor with experience of Listed Buildings.

After that, as long as it is Grade 2, and not Grade 2*, you will probably be OK.

A lot of work can be done without permission, as general maintenance. You just need to be certain you are using correct materials - this may mean you need specialist builders or it may not. For my property I only really need them for lime plastering. Most councils do not hunt you down for previous incorrect work, they do not have the time or the money.

You do need to get your head round that your building is built differently - mine has no foundations but apparently that is OK and given it has been here since the Middle Ages it must be alright.

I did approximately zero research in buying mine, it's turned out OK.

Some odd answers here. Op to answer your question buying a listed building doesn’t take longer than buying any other building.

You don’t state in yout op you wish to replace original features like windows or extend etc. so I shan’t answer that question as others are.

Unless it is a non standard building material like wattle and daub it shouldn't be a problem in the buying stage so long as your surveyor and solicitor are used to listed buildings. The real costs come when you want to do anything - our local council have outsourced the conservation team and the company they have outsourced to charge £900 to pick up a file - how they think anyone will consult them is anyone's guess.....

Most of the previous posters are correct in saying that the council are unlikely to come and inspect it or anything like that unless you do something major. However indemnity insurance is a waste of time. The owner of the property is legally responsible for any breaches of the listing which have occurred and can be prosecuted and made to put them right. This includes anything done by previous owners. Not very likely to happen but worth being aware of. Also, the listed building people at the council do occasionally spot thing when properties are listed for sale and start enforcement then. I suspect they are all too busy at the mo!

I would avoid one of there has been work done which would be expensive to put right if it got found out. Like for like replacements are ok but anything else should have had permission.

Hi, thanks to everyone for taking the time to reply. This is all really helpful info. I think on balance, I’m not the sort of person to be taking on a grade 2 listed home. I wouldn’t need any additional building doing as it’s already been extended… but think I would be too full of anxiety about something going wrong, and how much time, effort and money it could potentially take to fix it.

(As an aside, I have just discovered that it’s built on a flood plain, in an area that is projected to be underwater in 20-30 years… that’s the final nail in the coffin for me!)

Just make sure you have a good survey done so you know what you're likely to have to spend in the near future. We have a G2 listed farmhouse (been in it for 20 years) and 10 years ago we needed new windows and a new roof. We had to get planning permission and there were lots of restrictions, eg double glazing not permitted and we had to have them handmade. Also we were told to use sheep's wool insulation, which was quite expensive. Plus we had to put in a couple of other planning applications at several hundred each for a shed, then a summerhouse. Just need to be aware that renovations/alterations can be pricier than non LBs.