Buying Grade 2 listed?? Questions!

moneysavermummy2014

Hi all,

We have been hunting for a while now for our dream home and have stumbled upon something we hadn't really planned on, but that fits the bill (well, about 95%!), but it's Grade 2 listed and I'm trying to understand what implications this may have. We have yet to make any offer so I'm trying to gauge as much info as I can before we take any further steps.

It's in a very good state of repair but is, as might be expected, single glazed, and has a small annexe attached which currently houses an elderly relative of the seller.

I have been trying to find planning consents via the council website on the works completed with the house (used to be a b&b so lots of internal changes/layout changes etc.) but have only found a few - nothing that would cover all the works although I'm not sure how recently these works have been completed. However, there are relatively recent applications available (approved) so I would guess a planning officer has visited the property and is aware of everything but I don't know.

Also, the only evidence I can find relating to the annexe usage has a holiday restriction applied (this PP is about 15 years old).

So, my questions would be, if anyone can help:
1) what specifically do I need to ask the vendor to ensure all the works have approval (as I understand we could be liable if we purchased and were later found to own a house with unapproved works?)
2) as it has been run as a hotel, I am presuming it needs to have a change of use application made to turn it back into a residential dwelling (don't believe this has been done. Kitchen is still commercial and it definitely 'feels' like a hotel? Our mortgage advisor is comfortable, but I am assuming we need to have this in place or at least in progress before completion?
3) The granny annexe - if it has a holiday restriction applied, I am assuming this is being lived in without permission (unless the restriction has since been lifted). Assuming the restriction should still apply, is there any hope of having this changed so it would be rented on an AST or house a dependent family member should we wish? Although there is an appeal to holiday rental, and we would like this as an option, we also have a disabled family member who may need to live with us in the future (Again, mortgage advisor is aware!) Is this a question a planning officer could advise me on prior to purchase?
4. Does the Grade 2 listing impact point 3?
5. Is Grade 2 listing just generally a pain? House is in a good state of repair having been a hotel/B&B but needs some work to make it a practical family home. Are we just walking into a money pit? It is single glazed and I assume this won't be something we can change, aside from secondary glazing perhaps, but other than that I don't think there are many 'issues' other than layout (e.g. opening up rooms that have been separated into 2 bedrooms etc and making them back into one big room again etc.) /practicality/decor.
6. Apologies the above is so waffly. Obviously, I'm not very familiar with all this stuff.

Finally, if you think buying a house in these Brexit times is just a stupid idea anyway, feel free to let me know! :rotfl:

Thanks in advance

MSM xx

BayTrees

We've just bought a grade 2 listed house so have also been on a sharp learning curve. Our vendor done some internal works that didn't have listed consent but was prepared to invite a conservation officer to inspect and report back to our solicitor. This was very helpful as it answered a number of questions and gave me the chance to ask about some work we are planning in the future.
The solicitor had suggested the vendor might take out an indemnity policy but she preferred to have the CO. We also had a specialist survey which identified issues we would never have thought about. Expensive but worthwhile.
I'm sure others will be able to advise on the change of use issues.

moneysavermummy2014

BayTrees wrote: »

We've just bought a grade 2 listed house so have also been on a sharp learning curve. Our vendor done some internal works that didn't have listed consent but was prepared to invite a conservation officer to inspect and report back to our solicitor. This was very helpful as it answered a number of questions and gave me the chance to ask about some work we are planning in the future.
The solicitor had suggested the vendor might take out an indemnity policy but she preferred to have the CO. We also had a specialist survey which identified issues we would never have thought about. Expensive but worthwhile.
I'm sure others will be able to advise on the change of use issues.

A fab and massively helpful reply! Thanks so much - how have you found everything so far? Can I ask how much the CO visit was as this sounds like a great idea, and, should we have an offer accepted, definitely will go for the max survey too.

Congrats on your new home!! I hope you are loving it?! xxx

Upsidedown_Bear

If you haven't seen these you might find them useful:
Buying a listed building
Historic England
Historic England 2
The listed property owners club

Thanetia

Google for "listed building consent" or similar for the local authority where the property is. Worth having a chat with them to see how they approach things and how informally helpful they are ..............

Fuzzyness

moneysavermummy2014 wrote: »

Hi all,


So, my questions would be, if anyone can help:
1) what specifically do I need to ask the vendor to ensure all the works have approval (as I understand we could be liable if we purchased and were later found to own a house with unapproved works?)

if the building is listed everything in it and within the curtilage is listed so any changes would need listed building consent. the council's planning register should have copies of any applications that were submitted as you appear to have found some. the question needs to be asked as to whether the current owner has done works to the building without seeking listed building consent first. if they have there is the possibility that enforcement action could be taken by the Council to rectify any changes although dont panic, this is probably unlikely unless someone informs them first. unfortunately there is no way of legitamising breaches of listed building control so if works were done the owner would need to seek listed building consent to rectify any changes - and subject to what has been done there is no guarantee you'd get it.

2) as it has been run as a hotel, I am presuming it needs to have a change of use application made to turn it back into a residential dwelling (don't believe this has been done. Kitchen is still commercial and it definitely 'feels' like a hotel? Our mortgage advisor is comfortable, but I am assuming we need to have this in place or at least in progress before completion?
3) The granny annexe - if it has a holiday restriction applied, I am assuming this is being lived in without permission (unless the restriction has since been lifted). Assuming the restriction should still apply, is there any hope of having this changed so it would be rented on an AST or house a dependent family member should we wish? Although there is an appeal to holiday rental, and we would like this as an option, we also have a disabled family member who may need to live with us in the future (Again, mortgage advisor is aware!) Is this a question a planning officer could advise me on prior to purchase?

yes you would need to seek a change of use from hotel to residential. in doing so, seek to ensure that the annexe has full planning permission for residential use and then you can use it either as ancillary accomodation for your relative or let it out for holiday use [/quote]

4. Does the Grade 2 listing impact point 3?

no - makes no odds really other than you are keeping a historic buidling in use which councils and conservation officers like.

5. Is Grade 2 listing just generally a pain? House is in a good state of repair having been a hotel/B&B but needs some work to make it a practical family home. Are we just walking into a money pit? It is single glazed and I assume this won't be something we can change, aside from secondary glazing perhaps, but other than that I don't think there are many 'issues' other than layout (e.g. opening up rooms that have been separated into 2 bedrooms etc and making them back into one big room again etc.) /practicality/decor.

subject to the listing, any change you make to the building will require listed building consent so the changes you mention will probably require prior approval before you can do them.

6. Apologies the above is so waffly. Obviously, I'm not very familiar with all this stuff.

Finally, if you think buying a house in these Brexit times is just a stupid idea anyway, feel free to let me know! :rotfl:

Thanks in advance

MSM xx[/QUOTE]