Buying a derelict property blog

hillwalker2004

Over the last couple of years I've noticed two derelict properties whilst out running in the countryside and it always surprised me that they have been left like this for so long.

Both properties are rural although in an affluent commuter zone and have clearly been derelict for a while.

Anyway for the first time yesterday me and my partner decided to take a look at them in more detail to see what we could find. The first looks like it was built in the 20's and in fact are two adjoining cottages both of which are derelict. The roof is open to the elements in several places and all entrances boarded up. The small frontages have been fenced off and topped with barbed wire although it has been peeled back in one place. It is still possible to see the outline of the original garden although very overgrown. The building seems structurally sound although some trees which must have been saplings when last occupied are now fully grown and only about 1-2 metres from the property. To the rear there is a sizeable garden and someone has clearly forced access into the building at some point as the boarding and brickwork has been broken through. Our guess is that they have not been occupied for 15 years but possibly the fencing to the front might be more recent which suggests some sort of basic maintenance.

The second property is very isolated and has clearly not been occupied for a long long time. The main building is plastered on the outside but in locations this has fallen off to expose the brick work underneath. The condition of the brick work is questionable but not appalling. This building has all windows bricked off with breeze blocks. As before the roof has come away in several places. The cottage we are guessing were probably built sometime around 1900-1915 but just a guess. There are several other outbuildings, one of which is a brick barn which looks in good condition from the front but from the back has completely fallen away! There is also another building, possibly a toilet but isnt much more than rubble. The place looks like is hasnt been occupied for 20-25 years at least and I have no idea why. Overall the place is in pretty poor condition.

well as you can probably tell we have fallen for both buildings and want to know as much about them as possible with a view to purchasing one of them if the opportunity arises. If you are still reading this then 'so what' I hear you ask? Well there seems to be very little advice on how to go about finding who the owner is etc. I intend to update this thread regularly to share how we fare but also to get any tips from people who have already been through this!

Next post will be how we fare with the Land Registry to see whether the owner is registered with them although we are not expected much!

slopemaster

There is also the issue of planning permission - not automatic just because there was 'once' a structure - I think once the roof has gone it is no longer classed as a building.
(It is a myth that as long as the hearth remains you can rebuild)

gettingbetter

hi

if there is a farm or someone living nearby
it might be worth having a word with them
if they have been in the area a long time they
will probably know the history of the buildings
or the local retired postman

kas xx

barnaby-bear

hillwalker2004 wrote: »

well as you can probably tell we have fallen for both buildings and want to know as much about them as possible with a view to purchasing one of them if the opportunity arises. If you are still reading this then 'so what' I hear you ask? Well there seems to be very little advice on how to go about finding who the owner is etc. I intend to update this thread regularly to share how we fare but also to get any tips from people who have already been through this!

Next post will be how we fare with the Land Registry to see whether the owner is registered with them although we are not expected much!

How deep are your pockets..... basically few people can get a mortgage on such properties (it's not exactly easy for a mortgage co. to get their money back on a repo-d shack/ruin). You'll need money to buy it and renovate it and borrowing that would be very difficult, you might get lent it's value now without planning permission. Often PP is granted for a new farmhouse on land if the old one is in disrepair on the condition not a new property but a replacement.

Services electricity/water/sewage/gas (haha!) may not be in place or proper access - on private land you may have to pay to connect i.e. pay for mains electricity or water to be connected.

Why abandonned - was it because the location / site was unfeasible to connect to services?

barnaby-bear

hillwalker2004 wrote: »

Over the last couple of years I've noticed two derelict properties whilst out running in the countryside and it always surprised me that they have been left like this for so long.

Both properties are rural although in an affluent commuter zone and have clearly been derelict for a while.

Anyway for the first time yesterday me and my partner decided to take a look at them in more detail to see what we could find. The first looks like it was built in the 20's and in fact are two adjoining cottages both of which are derelict. The roof is open to the elements in several places and all entrances boarded up. The small frontages have been fenced off and topped with barbed wire although it has been peeled back in one place. It is still possible to see the outline of the original garden although very overgrown. The building seems structurally sound although some trees which must have been saplings when last occupied are now fully grown and only about 1-2 metres from the property. To the rear there is a sizeable garden and someone has clearly forced access into the building at some point as the boarding and brickwork has been broken through. Our guess is that they have not been occupied for 15 years but possibly the fencing to the front might be more recent which suggests some sort of basic maintenance.

The second property is very isolated and has clearly not been occupied for a long long time. The main building is plastered on the outside but in locations this has fallen off to expose the brick work underneath. The condition of the brick work is questionable but not appalling. This building has all windows bricked off with breeze blocks. As before the roof has come away in several places. The cottage we are guessing were probably built sometime around 1900-1915 but just a guess. There are several other outbuildings, one of which is a brick barn which looks in good condition from the front but from the back has completely fallen away! There is also another building, possibly a toilet but isnt much more than rubble. The place looks like is hasnt been occupied for 20-25 years at least and I have no idea why. Overall the place is in pretty poor condition.

well as you can probably tell we have fallen for both buildings and want to know as much about them as possible with a view to purchasing one of them if the opportunity arises. If you are still reading this then 'so what' I hear you ask? Well there seems to be very little advice on how to go about finding who the owner is etc. I intend to update this thread regularly to share how we fare but also to get any tips from people who have already been through this!

Next post will be how we fare with the Land Registry to see whether the owner is registered with them although we are not expected much!

Sometimes dereliction is deliberate - if it becomes dangerous/unsalvagable the owner can get PP to build something more profitable.... so it might not be abandonned

mlz1413

You can search land and buildings on Land Registry, it costs £4 to get the title register or the title plan, but I have just tried to look up a ruin I know of and it doesn't show on the aerial photo or map of the area!

But knowing who owns the land that the building is sited on will be a the best first step. Try asking local farmer, shop or pub if any have lived in the area a while.

Many of these old houses fell to ruin when running water and electric became the 'norm' these houses are remote and no one wanted to pay to get the services when the houses were falling apart already.

Are either of these houses on old bridleways or footpaths? The local council have rights of way officers it might be worth asking them who owns the land. Anything to do with the old railways try network rail.

ALIBOBSY

The local council may be a first stop as some councils have empty property officers.
You may be able to search for planing appllications for the property. A lovely house near us stands boarded up and getting overgrown as so many of us have objected to the planning applications. Latest was just turned down hurrah!
Perhaps now the owner will get the message and put it up for sale and cut his losses.

Its been 4 years since anyone lived there, but it looks like longer from the outside of the house.

ali x

mlz1413

ALIBOBSY wrote: »

Perhaps now the owner will get the message and put it up for sale and cut his losses.


My old neighbours had complained against planning applications for a piece of waste land next to them, with good reason as one set of plans wanted to go 3 storeys high and the other wanted to stay to exsiting line of 2 storeys but go further back so over looking their small garden.

The council accepted the objections refused both sets of plans for the residental flats and then allowed a health & fitness centre to be built. :eek: Even though this was heavily objected to by all the neighbours due to traffic, length of opening hours and 7 days a week useage.

Had the neighbourhood known the final outcome we would rather have had the imposing 3 storey building!

Obviously I don't know your situation, but if your neighbourhood knows the owner maybe a direct conversion saying your concerns with his plans would be worth trying?

ALIBOBSY

Sadly mlz he has been spoken to by many local residents and indeed the local councillor. The councillor summed up by saying the "gentleman" says outright he is not interested in the impact on locals its "not his problem". He is only interested in making money.
The fact that we are in a semi rural area, the house is opposite a school, we are in a part of the country where property is not in huge demand and certainly the 8, yes 8 properties (some 3 stories) he wants to shoehorn in on the site will not sell seems neither here nor their to him.

The school have put a formal objection in due to the effect on child safety, the lollipop lady currently operates the crossing where he intends to stick an access road its crazy.

A simular property around the corner on a bigger peice of land was given planning permission, but the access road was just the driveway,not opposite a school and only 5 properties were buildt. Only one sold in 3 years.

Shows the type of person he is as the lady who he bought it from says he spun her a tale of looking for a forever type home, and wanting to grow his own (her late hubby had a greenhouse and poly tunnel).

This is a small area where everyone knows each other, there are plenty of first time buyer houses and this development is just not needed or wanted. But the biggest issue is school and child safety.

ali x

btw the refusl reasons are numerous, but included the sheer mass of buildings effecting the street scene and the neighbours, loss of the trees at the back of the site, and road safety issues

hillwalker2004

Thanks for the replies! To answer a few of them...

slopemaster wrote: »

There is also the issue of planning permission - not automatic just because there was 'once' a structure - I think once the roof has gone it is no longer classed as a building.
(It is a myth that as long as the hearth remains you can rebuild)

I know of the issue about planning permission but not one specifically regarding the roof. The roof is still technically in place and hasnt collapsed but just some holes where the tiles should be. Buying a property would only ever be conditional that planning permission is granted. I cant see any reason why it wouldnt in this case as long as it was done tastefully and in keeping with the surrounding area. That said I'm some way off from that as I need to identify who/if anyone owns the land first!

gettingbetter wrote: »

hi

if there is a farm or someone living nearby
it might be worth having a word with them
if they have been in the area a long time they
will probably know the history of the buildings
or the local retired postman

kas xx

Thanks and its something we were considering if we draw a blank at the land registry. Looking at the aerial shots of the second property it seems likely that the surrounding field used to be part of the property and is now part of the surrounding farm which is still being farmed. I'm guessing that they either a) Just own the part of the land that is being farmed (but if they do they should know who it was bought off) b) Own the land and the property or c) dont own either by are farming it via adverse possession or d) I'm wrong and that part of the land wasnt never part of the original cottage!

As for the first property I have no idea, but confess its a bit bizarre how both cottages have been abandoned.

barnaby-bear wrote: »

How deep are your pockets..... basically few people can get a mortgage on such properties (it's not exactly easy for a mortgage co. to get their money back on a repo-d shack/ruin). You'll need money to buy it and renovate it and borrowing that would be very difficult, you might get lent it's value now without planning permission. Often PP is granted for a new farmhouse on land if the old one is in disrepair on the condition not a new property but a replacement.

Services electricity/water/sewage/gas (haha!) may not be in place or proper access - on private land you may have to pay to connect i.e. pay for mains electricity or water to be connected.

Why abandonned - was it because the location / site was unfeasible to connect to services?

Not massively deep tbh. I know it will virtually be impossible to get a mortgage on such properties. I would be tempted to buy the land for cash and hold onto it if need be for a few yrs but accept that there is a risk in doing that. Or possibly buy it with pp and sell on.

Services wise is something I would need to confirm. The second property I have no idea what if any services exist. The first property definately had a phone line at one point so would assume electric is available and water - as its very close to inhabitated properties. At the moment though the priority is to find the owner as without this info its going to be impossible to buy anyway!

barnaby-bear wrote: »

Sometimes dereliction is deliberate - if it becomes dangerous/unsalvagable the owner can get PP to build something more profitable.... so it might not be abandonned

I have already checked previous pp and comes up with nothing. What you have said could be a possibility but the fact that both places have been abandoned for so long makes it unlikely.

My other half who has a farming background thinks what is likely is that the previous farm (certainly in the cas of the second property) probably died and had no descendants or was possibly made bankrupt.

mlz1413 wrote: »

You can search land and buildings on Land Registry, it costs £4 to get the title register or the title plan, but I have just tried to look up a ruin I know of and it doesn't show on the aerial photo or map of the area!

But knowing who owns the land that the building is sited on will be a the best first step. Try asking local farmer, shop or pub if any have lived in the area a while.

Many of these old houses fell to ruin when running water and electric became the 'norm' these houses are remote and no one wanted to pay to get the services when the houses were falling apart already.

Are either of these houses on old bridleways or footpaths? The local council have rights of way officers it might be worth asking them who owns the land. Anything to do with the old railways try network rail.

Yeah we have sent off the LR stuff this afternoon so will be interesting to see what we get. I'm expecting a blank to be drawn but at least its a start! More on that tomorrow lol!

Sorry for the long post phew!

Fire_Fox

Your first issue is going to be road access, as if you can't get to the properties you won't get planinng permission. Services such as electricity and water are less of an issue as they can be installed ... for a price (high). As soon as the places get planning permission they will become MUCH more valuable and you may be priced out of the market.