I‘m a first-time buyer and have fallen in love with a three-bedroom cottage dating back to the eighteenth century.
It beats the grisly flats I’ve been looking at in more expensive areas hands down, but is in less commutable spot than I’d hoped.
The cottage is Grade II-listed, which does concern me a little, particularly as I’m not a property guru.
What sort of things would I need to be aware of before buying a property like this? How restricted would I be if I wanted to, for instance, change the windows or extend the property?
Ambition: A This is Money reader is contemplating buying a Grade II-listed cottage (stock image)
Jane Denton, of This is Money, replies: I commend your boldness. If you became the owner of a listed building, you become the custodian of a unique and beautiful property. However, this comes with responsibilities and costs.
Before making any offer, arm yourself with knowledge about what you are likely to be able or unable to change at the property, particularly if you have new windows and an extension in mind.
Take a look at Historic England’s website to see if you can find out more about the cottage and when and why it’s been listed. The website contains a national register of listed properties.
As with any property, you’d need to get a survey completed on the cottage before buying. A surveyor specialising in listed properties would be your best best. Be aware that problems like damp can be more common and costlier to sort out in older properties.
If you buy the cottage, you’d need to get planning permission from your local council before starting any renovation or extension work. It’d be a good idea to get advice from a heritage expert before making any plans. Again, this would be an additional cost.
You’d also need to check that there’s been no previous unauthorised works carried out at the property.
Insurance is another factor to consider. Listed building insurance can be more expensive than standard home insurance.
Looking ahead, in general, older listed properties can be more expensive to maintain and repair once you’ve moved in.
Nigel Bishop, founder of buying agency Recoco Property Search
Nigel Bishop, founder of buying agency Recoco Property Search, says: Congratulations on finding a property that you can really see yourself living in.
Grade II-listed buildings come with a number of restrictions for the potential owner and you are taking the right approach by first gathering all facts so that you can make an informed decision.
If you are planning to carry out any work that changes the external or internal structure or design of the property, you are required to first obtain consent from the local authority.
Making modifications without such permit is a criminal offence and can not only result in penalties but imprisonment. In addition, you would be required to undo the work that has already been carried out and pay for it to reinstate the property’s original condition.
I understand you are particularly interested in changing the windows and extending the property. If you have received permission and paid the listed building consent fee, you can initiate the desired work but it’s imperative for the changes to comply with conservation guidelines.
For windows, it will generally be easier to get permission to repair rather than replace.
If you still wish to install new windows, authorities favour like-for-like, which means the replacements should be identical to the originals in terms of materials, appearance, and the way that they open.
The good news is that it is possible to install double-glazed windows. I recommend consulting a heritage building surveyor first.
Extensions are also possible. Again, you must first seek permission from the local authority including listed building consent, planning permission and building regulations approval.
As the design, structure and layout all need to complement the existing building, I’d recommend engaging the services of experienced contractors and architects who are familiar with Grade II-listed buildings and ensure you comply with regulations.
There are some works that you simply cannot carry out, such as the removal of existing architectural elements including walls and chimneys.
Before you decide to put in an offer for the property, reach out to the local authority to discuss the property and your proposed changes as they will be in a position to provide more tailored feedback for this specific property.
Last but not least, consider and research the financial elements of buying and upkeeping a listed building.
You may find that for the purchase of Grade-listed properties, some lenders only offer mortgage products that are subject to specific terms and conditions and that running costs such as home insurance, maintenance and repairs tend to be higher.
Duncan Mason is the owner of DM Building & Restoration Limited
Duncan Mason, owner of DM Building & Restoration Limited, says: Remove your rose-tinted spectacles and face the fact that if the cottage you are looking at is Grade II-listed, your quest for details has only just begun.
If it’s Grade II-listed, there will be further internal restrictions on what can be touched or improved.
Every local authority has a conservation officer or similarly titled responsible surveyor who deals with listed buildings in the area. These are a luxury cost to the council and normally they are very busy.
It is their job to follow up on all aspects of listed building works applications or complaints where no consultation has taken place.
Go online and make contact with the conservation officer with any plans or essential repairs the property in question that may have to have completed.
The most common request we receive is to replace windows and have double-glazing units fitted.
Do not direct a double-glazing company to fit UvPc windows. The windows need to be on a like-for-like design and often without double glazed units. Your conservation officer will guide on the rules here.
Make sure you also get a roof and loft inspection. A full survey will pay dividends here if woodworm, dry or wet rot are present, and help identify other gremlins lurking.
Even the most seemingly inconsequential works could provoke an action from the conservation officer. Even changing the front door to a different style or colour can be problematic in some cases.
There are many joys to owning a listed property, more so if one abides by the rules.
Andrew Boast is the chief executive of SAM Conveyancing
Andrew Boast, chief executive of SAM Conveyancing, says: Grade II-listed properties like the one you are considering will require special permissions for alterations and maintenance, which are often more expensive because features generally must be replaced like for like, which means forking out for historically sensitive materials and craftsmanship.
It is crucial to confirm that any works done by the previous owner were done with the necessary listed buildings consent, or you could become liable to remedy it as the new owner.
This could mean not only that you’ll have to finance knocking down that posh new extension and restoring the property to its previous condition, but you’ll have lost the value of the additional room which was probably included in your purchase price.
Restrictions vary on each property but can include changes to the building’s exterior, such as windows, doors, chimneys, roofing, render or pointing, and external decorations. These changes often require approval.
I recommend getting a level three home survey from a RICS surveyor who is familiar with listed buildings.
These surveys are tailored to the property and will flag any visible defects or cause for concern.
Older properties are at greater risk of material decay, as well as having been constructed before modern building safety controls were introduced.
Renovations or upgrades carried out on the property between around 1930 and 1990 may even contain asbestos. A comprehensive survey will help protect you against expensive surprises after purchase.
Roughly 92 per cent of listed buildings are Grade II-listed. They are rich in character and charm, hold their value if well maintained and connect you to local culture and history.
Plus, you can can often find great deals on properties where the seller is unable to keep up with the demands of the property and needs to hand the responsibility on to a new custodian.
However, they are labours of love. Alterations are restricted, maintenance and renovation are expensive, as is home insurance, and they are expensive to run.
Conservation restrictions often prevent energy efficient changes, including installing central heating, insulation, or double or triple glazing.
