Grade II Listed House
Discussion
Assuming we get an offer on our own home, we will be seriously house hunting soon. One of the houses we have short-listed is grade II listed. We haven't viewed it yet.
Now, whenever I mention we might look at a listed house to one of the many armchair experts I associate with, much sucking of teeth and shaking of heads ensues. They proceed to tell me it will be financially ruinous, put me in the deepest of depressions and make me quake with rage every time the words "English" and "Heritage" are spoken within earshot.
I looked up the house's entry on the Heritage List, which didn't offer much info other than providing a brief description of some of the interesting period features. Are these the things that are protected, and likely to cause hassle should they need work? Or is it more wide ranging than that?
The house is at the very top of our budget, and I wouldn't have a bottomless pit of disposable income for maintenance, especially for the first 12-24 months.
In short, are the nay sayers right? I would love to hear advice from anyone who has bought, lives in or works on grade II listed houses.
Now, whenever I mention we might look at a listed house to one of the many armchair experts I associate with, much sucking of teeth and shaking of heads ensues. They proceed to tell me it will be financially ruinous, put me in the deepest of depressions and make me quake with rage every time the words "English" and "Heritage" are spoken within earshot.
I looked up the house's entry on the Heritage List, which didn't offer much info other than providing a brief description of some of the interesting period features. Are these the things that are protected, and likely to cause hassle should they need work? Or is it more wide ranging than that?
The house is at the very top of our budget, and I wouldn't have a bottomless pit of disposable income for maintenance, especially for the first 12-24 months.
In short, are the nay sayers right? I would love to hear advice from anyone who has bought, lives in or works on grade II listed houses.
I live in a Grade II listed house, doesnt cause many problems and there are upsides too.
If you do decide to change things, building work is VAT free as long as you get the correct go ahead.
The listing will mean that any changes will need to be authorised by Heritage, but dont be too afraid!
If you do decide to change things, building work is VAT free as long as you get the correct go ahead.
The listing will mean that any changes will need to be authorised by Heritage, but dont be too afraid!
OscarIndia said:
I live in a Grade II listed house, doesnt cause many problems and there are upsides too.
If you do decide to change things, building work is VAT free as long as you get the correct go ahead.
The listing will mean that any changes will need to be authorised by Heritage, but dont be too afraid!
That looks like a lovely house BTW. The garage is especially appealing to the PHer in me!If you do decide to change things, building work is VAT free as long as you get the correct go ahead.
The listing will mean that any changes will need to be authorised by Heritage, but dont be too afraid!
We wouldn't be looking to do any major work to the house. It has already been modernised and looks to be well maintained. The only thing we might look to change would be the style of the staircase, which is newish anyway.
What worries me more is things like interior decorating, fixtures and fittings, bathroom suite etc. Does everyhting need permission or are some things allowed to be changed?
I think the VAT-free thing for listed homes goes away in October this year. http://www.countrylife.co.uk/property/article/5297...
Suggest you go and take a read of the forum at http://periodproperty.co.uk/forum/viewforum.php?f=...
While it may only be certain features that are mentioned in the listing, I'm pretty sure that the requirement for Listed Building Consent applies to any work - see http://www.english-heritage.org.uk/your-property/p... for a brief outline.
As such a lot depends on what you might want to change, and also your willingness to invest time in building a constructive relationship with the local Conservation Officer, whose consent you will have to get for almost everything you want to change.
Suggest you go and take a read of the forum at http://periodproperty.co.uk/forum/viewforum.php?f=...
While it may only be certain features that are mentioned in the listing, I'm pretty sure that the requirement for Listed Building Consent applies to any work - see http://www.english-heritage.org.uk/your-property/p... for a brief outline.
As such a lot depends on what you might want to change, and also your willingness to invest time in building a constructive relationship with the local Conservation Officer, whose consent you will have to get for almost everything you want to change.
Edited by tokyo_mb on Wednesday 5th September 19:29
We're in a G2 cottage. We managed to add a whole new kitchen extension onto ours. As long as you stick to the regs and do major work in sympathy etc it's really not that hard, certainly nothing to worry about. Only nastiness was the council's heritage kid who was literally about 18 and who made us do a couple of silly and frankly totally unnecessary things. He was telling us we couldn't possibly do double-glazed windows, while standing right next to one that had been done by a previous owner, we had to laugh, he completely failed to notice it. Result being we get condensation on the extension windows, plus we had to stuff about four tons of insulation into the attic above to make up for the overall u value that we'd lost through not having double glazing etc etc. All a bit mad really. The council conservation folk often tell you to do stuff that's directly at variance to what the council building regs folk want, and they both know it too, but as long as you stay calm it all works out in the end.
They don't have the manpower. Even if they did, how comprehensive a check do you think they could manage.
We asked all sorts of questions about the recently pointed walls and the roof, but tbh I have no idea if the satellite dish is approved. And my nearest neighbour has an alarm that doesn't have listed consent, so if he dobs me in....
We asked all sorts of questions about the recently pointed walls and the roof, but tbh I have no idea if the satellite dish is approved. And my nearest neighbour has an alarm that doesn't have listed consent, so if he dobs me in....
They won't find out right up to the point when you try to sell it. Potential vendors check paperwork held at the council for work done and find discrepancies. Once they have bought the house said discrepancies become their problem so they will check. We did.
VAT exemption on "improvement " issues ends in Oct so nothing doing there.
VAT exemption on "improvement " issues ends in Oct so nothing doing there.
clarkmagpie said:
Quite interested in this topic.
We are also contemplating a G2 listed house.
Again, top of budget but requires a lot of modernising.
Full rewire, bathroom, kitchen, cellars, attic.
Daunting but also quite an exciting project should we proceed.
If it needs a lot of work then it could be a long slow process. It rather depends what needs doing and what sort of materials and/or skills are required. We are also contemplating a G2 listed house.
Again, top of budget but requires a lot of modernising.
Full rewire, bathroom, kitchen, cellars, attic.
Daunting but also quite an exciting project should we proceed.
The end results can be just great though and you never know what you might find underneath. Next door neighbour found a massive (12'x6')inglenook hidden behind a couple fo layers ofplaterboard and a small 70s electric fire. Oh and about 8 tons of rubble!
we have a G2 house, doesn't really stop you doing too much day to day, windows etc have to be certain specs but it's not too bad as long as your not looking to change the floor plate or external look.
interior wise unless it's listed in the listing your free to do as you like...
you also might find some other bits in the listing, sheds, garden walls, trees etc
We can't put up a sky dish
interior wise unless it's listed in the listing your free to do as you like...
you also might find some other bits in the listing, sheds, garden walls, trees etc
We can't put up a sky dish
Edited by z4chris99 on Wednesday 5th September 22:47
As Said up there, with the interior, unless it is specifically listed you are free to do as you like with regard to decoration/fixings. For instance we have a modern Kitchen.
Having said that, our bannisters are listed, not sure why, but they are!
We have a Freesat Dish on the roof, but we have valleys in the roof, so it can be hidden, they are concerend about the exterior look, so as long as the building is kept standard to view it is normally alright.
We changed the interior walls as the house only had one bathroom! also took out two other walls to make a bigger kitchen, again neither was a problem and no alterations were made by Heritage/planners when we submitted them.
If in doubt ring the planners/Heritage and ask, they are actually quite helpful and appreciate being asked first rather than having to reign you in!
Having said that, our bannisters are listed, not sure why, but they are!
We have a Freesat Dish on the roof, but we have valleys in the roof, so it can be hidden, they are concerend about the exterior look, so as long as the building is kept standard to view it is normally alright.
We changed the interior walls as the house only had one bathroom! also took out two other walls to make a bigger kitchen, again neither was a problem and no alterations were made by Heritage/planners when we submitted them.
If in doubt ring the planners/Heritage and ask, they are actually quite helpful and appreciate being asked first rather than having to reign you in!
z4chris99 said:
we have a G2 house, doesn't really stop you doing too much day to day, windows etc have to be certain specs but it's not too bad as long as your not looking to change the floor plate or external look.
interior wise unless it's listed in the listing your free to do as you like...
you also might find some other bits in the listing, sheds, garden walls, trees etc
We can't put up a sky dish
Looks like you've got a bit of subsidence there interior wise unless it's listed in the listing your free to do as you like...
you also might find some other bits in the listing, sheds, garden walls, trees etc
We can't put up a sky dish
Edited by z4chris99 on Wednesday 5th September 22:47
Steve Evil said:
Looks like you've got a bit of subsidence there
its pretty bizarre as its built on a hill the drive curves up the back side so on the other side it is 3 floors and this side is 2. Means you have a few lawns on the other side which have a severe slope, pretty hairy mowing them. I would only buy a Listed Building if I had a genuine interest in the history of either the property or the style.
Although features are mentioned in listing details the listing applies to the whole property including curtalidge. Conservation officers range from great to stonewalled. Remember although you've bought the freehold and paid a premium for it being of historic interest you have significantly less rights to do works than a regular homeowner.
It is going to be more expensive than a regular home but then again if you've bought the house because of my initial point then that's not really an issue.
Although features are mentioned in listing details the listing applies to the whole property including curtalidge. Conservation officers range from great to stonewalled. Remember although you've bought the freehold and paid a premium for it being of historic interest you have significantly less rights to do works than a regular homeowner.
It is going to be more expensive than a regular home but then again if you've bought the house because of my initial point then that's not really an issue.
DKL said:
They won't find out right up to the point when you try to sell it. Potential vendors check paperwork held at the council for work done and find discrepancies. Once they have bought the house said discrepancies become their problem so they will check. We did.
VAT exemption on "improvement " issues ends in Oct so nothing doing there.
Even then the listings people are unlikely to find out, although it might put buyers off.VAT exemption on "improvement " issues ends in Oct so nothing doing there.
We have friends who bought a house with French doors where there shouldn't be who took the view that they'd take the chance and enjoy the house in the meantime. Ironically they're not allowed to change the ugly 70s stairs as that's how it was when it was listed...
blueST said:
Blackpuddin said:
Bill said:
The question you have to ask is how will they find out? Unless your neighbour(s) cause problems.
Exactly this, in our case. This meant planning permission and building regs as well as conservation. Although we have not seen the conservation officer since before work started (3.5 years ago and still ongoing) the building inspectors desk is next to the conservation officers, so he is being kept informed!
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