FTB & listed building

jamesrcmd

EssexHebridean said:

If you are proceeding with the purchase, then it's now time for your solicitor to lay out clearly precisely what documents are required from the sellers (via their solicitors) - this isn't really the sort of thing that the EA should be involved in as it's now legal questions rather than those about the the sale itself. 

They want more money and I'm not going to increase my offer due to the lack of listed building consent.
So it is unlikely I will proceed with the purchase, which is sad because the property was really nice.

jamesrcmd

youth_leader said:

Listed buildings don't need to have an EPC so you won't know how energy efficient the house is, at least the house has double glazing. 

This house DOES have an EPC, despite being a Grade II listed building.
Not sure how they got it, though.

Murphybear

FreeBear said:

RAS said: I'd expect you to have to retain or replace with equivalent, any windows and doors. You won't be allowed double glazing, but might get away with Kglass to the rear. Secondary glazing costs and takes up space.

It is possible to get Listed Building Consent for double glazed windows in some situations. You may need to match the style and material of the originals, so uPVC would be out of the question. You may also be restricted to slim (12mm) sealed units. Goes without saying that this all comes at an extra cost.

Like for like repairs do not (generally) need an LBC application. So if you have a chunk of plaster missing, just get on and repair (with a lime plaster). Rewiring and changes to the heating system shouldn't need LBC. New carpets or laminate fall outside the scope of a G2 listing as long as the original flooring is not damaged. If/when you come to paint, be careful about your choice of paints - Modern synthetic paints are not suitable for older properties.. And do check the listing just in case you have some William Morris wallpaper that has to be left untouched.

Listed building ownership comes with a great deal of responsibility and costs - On that last point, do make sure that you are adequately insured. Rebuild costs in the event of a total lost may not be excessive, but if it is only a partial loss, repairs could exceed your insured limit.

The government can give you a grant for carrying out essential work on a listed building.  Full details are on their website .gov

jolfc5

jamesrcmd said:

youth_leader said:

Listed buildings don't need to have an EPC so you won't know how energy efficient the house is, at least the house has double glazing. 

This house DOES have an EPC, despite being a Grade II listed building.
Not sure how they got it, though.

I live in a listed building, I have an EPC as do most of the other listed properties on the street.

youth_leader

I sold in 2020 @jolfc5 - has that come in recently? I was glad I didn't need one, we had single glazing and had stripped the floors, we hadn't realised how terribly cold it would be with a six foot cellar under the full length of the house.  We'd have been a G I'm sure! 

We also didn't have to pay VAT on building work then.  

jamesrcmd

The owner accepted someone else's offer back in April for over £200K but the house is now back on the market, again advertised by two different estate agents! Am I right in thinking this is a huge red flag? Do you think I dodged a bullet?

youth_leader

I do @jamesrcmd - I regret my 19 years in that house, I used nearly all of savings before selling at auction and I could really do with them now the cost of living has sky rocketed.  My husband and I both spent the modest inheritances we received from our parents on the house.

I did love the house, and deliberately drive past on the way to the nearest town and my listed 2 building looks derelict.  I sold at auction in lockdown in March 2020 - online only, I was never offered a discount for this.  The slate roof is now really showing signs of deterioration, we have had some really severe storms up here. Two of the sash windows are boarded up - assume the owner has sent them off as templates to make new ones.   The owner had put in very detailed planning permissions which were eventually permitted, then he put in a 'variation' which was opposed and then permitted.  He had asked a couple of trades I now to quote and refused them as 'too expensive'. 

user1977

The mortgage lender would have forced you to duck anyway....