Grade II listed house - anyone got one? Is it a pain?

[Mumsnut]

We are tempted by a Grade II listed cottage, but worried that it will be a money pit and (although the interior is pretty much as we want it,no walls to move or anything) that there would be a lot of regulations about decoration, etc, or types of bathroom fitting.

Anyone have any experience?

I have very very nearly bought 2 and pulled out both times because we were completely misinformed about various things by the agent or vendor. Either in terms of what changes we would be able to make or the current state of the house.

Decor and fittings inside aren't really an issue but extensions, structural changes and anything to do with the original feature (eg hiding beams) or fabric material (eg lime plaster) or external appearance (eg windows) has to have listed buildings consent and be done in a certain way.

The things that have got us previously were unauthorised work by previous owner- any future owners can be liable for putting things back as the listed buildings dept require. And the fact that we couldn't guarantee being able to secure a garden adequately as fences require consent. We got told point blank by vendor and agent we were wrong but council soon confirmed.

Download the info booklet from the listed building owners club, look at any info on the local council website and ring them with. They've been VERY helpful in our experience. And don't just accept what vendors or agent tell you.

Be aware also of possible mortgage/insurance issues.

I have had bad experiences, but there are no innate inevitable problems as long as you are prepared and do your research. I would still buy the right one.

Different councils have different rules, some are very inflexible depending on the surrounding area. Even if you are not listed but in a conservation area next to a listed building then you are also restricted by your plans.