Architect, surveyor and /or builder?

MoneyJuggler

We are looking at possibly buying a house that is part grade 2 listed, and part the way through some building work, and would appreciate any advice!

Basically the couple who owned the house applied for planning permission which was granted to do some work inside the grade 2 listed part -as far as I know, a couple of partition walls to put some new stairs in and divide one room into two.

Unfortunately the wife died,and the husband wants to downsize, but made a start on the renovations so that the planning permission didn't expire.

We would probably need to (sympathetically) extend the non-listed part and make good the work that has already been started.

I have no idea how much this would cost, and if any extensions would be non starters due to part of the building being listed.

The cost of this will affect how much we can afford to offer , so pre offer I was thinking of trying to get an idea on costs, but have no experience -who would be best for that, an architect, builder or surveyor, or do we need all three?

Any help appreciated.

dopester

If I were thinking of making significant works and changes to a non-listed house (when I finally own a home) I'd probably get/pay for professional advice from more than just the builder, unless I got significant assurances in a contract from builder.

Telegraph
20 Jan 2010

Q I contracted a roofer to re-slate my roof. At my request, his workmen fitted insulation on top of the inner ceiling. They then felted, battened and re-slated the roof. I then found out that this does not meet building regulations, due to lack of airflow above the insulation, and lack of high and low level ventilation in the loft space. Do I have any case against the roofer to rectify the breach of building regulations? Should his workmen not have stated that following the owner’s request would breach the regulations? A M, by email


A Unless you had a contract that stated the roofing contractor was engaged to advise you on building control issues, then it is unlikely that you would have a claim against him. Clients often expect builders to advise them if their instructions will not meet regulations, but there is no implied term in contract that the builder must do so. That is why it is always best to get an independent architect, engineer or building surveyor to specify building works and administer a contract with the builder.

If it's got listed status, or bolted on to a listed building, with the legal consequences than can be made against an owner if getting it wrong... I would defiantly do my best to ensure everything complied - beyond relying on just advice of builders.

HRR-MPP

Hi there MoneyJuggler

Are you sure it's 'part' listed? A listed house includes anything that is attached to it (or within it's curtilage) i.e. if you extend a listed house, the extension automatically becomes listed too. I hope that makes sense?

The planning permission that has already been granted is attached to the house, so you would be able to continue with the renovations as inteded by the vendor (or you could apply to amend their plans to suit yourselves). Planning permissions only last 3 years from the date of approval, so given that the vendor has started you would be able to apply for an extension if need be. I hope this answers you r question re "need[ing] to (sympathetically) extend the non-listed part and make good the work that has already been started."

As for the cost of this, i would definitely get a builder (3 would be even better) to quote you on how much this will cost to complete the works as permitted. An architect would not be needed in this instance as the design has already been done, however a builder or surveyor would be a good option.

I hope that some of this helps. I would be glad to help you more (i am a town planner)

Best of luck. Harriet

Emmzi

oh, ok. you're just posting to promote your business. Spam reported then. *sigh*.

teneighty

Before you all jump up and down with indignation that a new member made the mistake of posting their website address it might be worth remembering that a Town Planner might actually be a very useful addition to the body of knowledge here.

90% of what the regular armchair experts write is complete rubbish.

It is quite a good website by the way.

G_M

We welcome expert input.

There are solicitors, estate agents, council tax officers, etc etc who contribute regularly and usefully.

But the input of anyone who is obviously marketing their services immediately becomes suspect. Are they posting that info because it is good advice or because they hope to get a commission?

Information that is posted without any associated marketing is easier to accept. It still may be wrong (yes, we all make mistakes) but it is likely to be inadvertantly wrong rather than deliberately so.

Plus if marketing were to be allowed we'd soon be swamped by it, and then it really would be hard to weed out the gems from duds.

ps -

90% of what the regular armchair experts write is complete rubbish.

as a 'RAE', do I take it that 90% of what I write is complete rubbish in your opinion, or do you mean 90% of the 'experts' write complete rubbish (leaving it open to possibility that I am one of the 10%)? :T

MoneyJuggler

dopester wrote: »

If I were thinking of making significant works and changes to a non-listed house (when I finally own a home) I'd probably get/pay for professional advice from more than just the builder, unless I got significant assurances in a contract from builder.

Telegraph
20 Jan 2010


If it's got listed status, or bolted on to a listed building, with the legal consequences than can be made against an owner if getting it wrong... I would defiantly do my best to ensure everything complied - beyond relying on just advice of builders.

Thank you , that is a really useful point, very helpful.

MoneyJuggler

HRR-MPP wrote: »

Hi there MoneyJuggler

Are you sure it's 'part' listed? A listed house includes anything that is attached to it (or within it's curtilage) i.e. if you extend a listed house, the extension automatically becomes listed too. I hope that makes sense?

The planning permission that has already been granted is attached to the house, so you would be able to continue with the renovations as inteded by the vendor (or you could apply to amend their plans to suit yourselves). Planning permissions only last 3 years from the date of approval, so given that the vendor has started you would be able to apply for an extension if need be. I hope this answers you r question re "need[ing] to (sympathetically) extend the non-listed part and make good the work that has already been started."

As for the cost of this, i would definitely get a builder (3 would be even better) to quote you on how much this will cost to complete the works as permitted. An architect would not be needed in this instance as the design has already been done, however a builder or surveyor would be a good option.

I hope that some of this helps. I would be glad to help you more (i am a town planner) either on here or on my website www. myplanspermitted .co.uk

Best of luck. Harriet

Thank you, that is all very useful -do you know if policy on Grade 2 listed buildings is imposed nationally, or locally, in other words could I use an architect who I know from outside the area who is qualified to work on listed buildings, or would someone local be better?

Thank you for your help.

Emmzi

teneighty wrote: »

Before you all jump up and down with indignation that a new member made the mistake of posting their website address it might be worth remembering that a Town Planner might actually be a very useful addition to the body of knowledge here.

90% of what the regular armchair experts write is complete rubbish.

It is quite a good website by the way.

May well be so, yes they would be a useful addition, but all 3 posts have been thinly veiled promotion for their web site. Which is not a philanthropic planning site but an architectural and planning service.

I feel drawing the forum rules to their attention is merited.

DVardysShadow

teneighty wrote: »

[STRIKE]Before you all jump up and down with indignation that a new member made the mistake of posting their website address it might be worth remembering that a Town Planner might actually be a very useful addition to the body of knowledge here.[/STRIKE]

90% of what the regular armchair experts write is [STRIKE]complete rubbish.[/STRIKE]

[STRIKE]It is[/STRIKE] quite [STRIKE]a[/STRIKE] good [STRIKE]website[/STRIKE] by the way.

That is your useful 10% extracted.

HRR-MPP

Sorry everyone - i'm new to this and i've removed the offending site address
Just trying to help - there was more info on my site that was all. Rules now read and noted.