Is it madness not to get a survey on a listed property

[Spoookyseason]

Buying a flat above a shop in a listed building. Had survey for mortgage and they were happy to lend on property. I dont think a level 2 survey will tell us anything exept the obvious and level 3 seems to be for big refurbished projects.

There are a lot of obvious issues, the windows are absolutely knackered for example and the roof had a slipped slate, but it was refurbished around 2014. It's leasehold so building work I think would be responsibility of the leaseholder and I know the fees have fluctuated in the past for repair work.

Tbh I don't think anything is going put me off this flat, and there is practically no property suitable in the area to rent or buy in budget anyway. I can't think its worth paying someone nearly a grand to look round 3 rooms, but am I being completely ridiculous?

Is this your first buy? Its really hard but you need to be ruled by head/£££ rather than heart.

As others have said - if its leasehold in particular make sure that you know who pays for what repairs/replacements and if leaseholder decides but you pay then how is this arranged.

Assuming its Grade II listed any work on a 15th century building will be more expensive than the equivalent work on a bogstandard 20th century equivalent. Specialist surveyors can advise on this and likely need to do eg replacements of like for liek windows, lime plastering etc and if that is reflected in the price. If the incremental costs are affordable and you love it then fine but be very clear about what you are taking on.

If all is well and you plan to be there for a couple of years or so before moving on to somewhere larger then it will be equally attractive to the next buyer. One of my siblings has a 15th century cottage and gets total strangers asking if its for sale any time soon - its a real chocolate box job. However what they don't see is the amount of renovation done and the amount it would have cost if he didn't happen to be in the business.

What is wrong with the windows? Will they need scaffolding set up to repair/replace them? Is the upstairs rendered or brickwork? Or is it timber frame? Who owns the loft and is it insulated and vented? How old is the roof or when was it last replaced? Any chimneys? How old are the electrics and are they adequate? Is there a fire escape? Is there fire protection/proofing in case there is a fire downstairs? What times is the shop open? What times are their and the close shops delivery trucks arriving? Are any of the shops takeaways? How’s the EPC because that’s generally a consideration.
I’d have many reservations about buying this place. If it was refurbished 10 years ago, why are the windows knackered?

• *It's full leasehold and I'm hoping the info from the solicitor will give me more clarity about who is responsible for what. Using the example of my windows, would It be my responsibility to pay or the freeholder, and would the other leaseholders be expected to contribute?

I am absolutely aware it's a minefield but unfortunately it comes with buying this sort of property. Trying to research the details it seems that legislation is currently going through that will hopefully increase leaseholders rights.

Thank you thats a comprehensive list! Honestly, the answers to a lot of these questions should put me off! The fire separation stuff is a good shout to check out. Interestingly it has a massive loft that I only found out about in an Internet search of previous listing's where it is described as boarded and insulated. It's not mentioned in the current details and the estate agent that showed me round just said she didn't think there was access when I asked where the loft hatch went. The window is a beautiful tiny wooden casement and essentially 50/50 rot on the outside and paint on the inside 😂