Changing use from business to residential

davidmcn

Smudge's_Lot wrote: »

Regarding keeping it in a business class, that's not what we are after, as looking for planning permission to change it back to 100% residential, and no, I will not be doing any of the work to change it back as such, that would be for the new buyer to decide, ie up to them if they want the 100% residential or keep the business part, I am just getting the permission to change it!

Fair enough, but you may want to discuss with the agent how much they think that will improve the price, as it will restrict you to those prepared to do the work (and depending on the current layout/facilities, it might not qualify for a standard residential mortgage even with the correct planning use).

Smudge's_Lot

The EA have said that being fully residential would be an advantage, and surely if I only get planning permission, is it not up to the Buyer what they do surely?

ie, if permission is there to make it 100% residential, does the Buyer HAVE to go that route or (if they wanted to keep the tearoom s) can they keep it as is and disregard the planning permisiion?


The building in question would not need major work to make it a home.

Thanks again

davidmcn

Smudge's_Lot wrote: »

The EA have said that being fully residential would be an advantage, and surely if I only get planning permission, is it not up to the Buyer what they do surely?

ie, if permission is there to make it 100% residential, does the Buyer HAVE to go that route or (if they wanted to keep the tearoom s) can they keep it as is and disregard the planning permisiion?

No, they don't need to change the use, I just meant that you're not going to attract most residential buyers (which might have been what the EA was hoping for).

G_M

Either you apply for change of use and advertise/sell as residential.

Or you don't apply, and advertise/sell as it is now.

You can't change the use and then have the buyer "keep it as is and disregard the planning permission?"

You could leave it as it is and advertise "Potential to convert to 100% residential subject to the relevant planning consents" but many buyers would be put off by the uncertainty.

TBagpuss

You might want to get outline planning permission or at the very least to be able to shpw that you have made enquiries and have been advised that it would be likely to be granted, which would mna it could thne be marketed as having that potential. However, I would imagine that it would attract a fairly limited pool of buyers.

however, it could then be listed as having the potential to revert to residential use.

It would be worth speaking to a planning consulatant about costs and liklihood of getting permission.

Doing the wrok yourself might well significantly widen your pool of buyers but of course means more work and upfront cost for you.

Hoploz

I've actually just been down the route of communicating with my local council regarding pre-application advice. True, they did not speak to me on the day and they did make me pay £50 for a pre-app advice application. But this still means you aren't putting in full applications for things that are not going to be permitted. I was happy to pay the £50 for the info as my site has various complex issues to consider. I could have done without the time delay but it was still easier than putting in full plans.

Another option I have explored is a planning consultant. I got a leaflet from the council with a list of planning consultants on, or you can find them online, and I had one of them do some work for me to establish how best to work around permitted development vs. planning application routes. They are expert at interpreting the rules.

They can do as much or as little as you want them to. Simple advice by phone would probably cost very little and may answer your initial questions on the spot if you can't get any joy out if the council.

ON the other hand ..... I think someone willing to take on a property with mixed use is likely to already have a good idea whether it's possible to change use to residential. It's going to be a developer who buys it rather than a DIY-er. So is it really worth going to the bother if you're not going to do the conversion yourself? I can't see that the value would be changed all that much if it's only going to be someone who already knows the information who will buy it anyway.