Listed properties - Here are some considerations before you buy

I’m thinking of buying a Grade II listed property, but will I be able to do anything to it?

Living in a listed property may be a dream and in this area of Somerset, you certainly have a lot to choose from!  But owning a listed property also brings responsibilities, which put some people off the idea, so how do you know whether it is worth all the hassle?  Here are a few points to consider before you buy a piece of history.

Listed buildings make up some of the country’s oldest and arguably most beautiful housing stock accounting for approx. 3% in the UK.  Ranging from all manner of architectural, even some barns having listed status, meaning that buying a ‘run-down’ building with a view to renovating or repurposing may not be as straight forward as you might think.

There are certain restrictions on what you can and can’t do to listed buildings, in terms of both bringing them up to modern standards and putting your own stamp on them. Generally, though, owners of listed properties tend to regard themselves as custodians of a piece British history and are happy to accept the limitations.

The safest approach is to first work on the basis that no part of the building is exempt from the listing as the listing can also extend to outbuildings boundaries and some garden features.

Grade II listed status doesn’t mean you can’t touch anything at all - you are simply obliged to respect the character of the building. All properties need updating at some point and there are enough Grade II listed buildings that have been modernised to see that it’s perfectly possible to include every creature comfort, from luxury fitted kitchens to wet rooms.  Your local conservation officer is likely to favour changes which are like-for-like or sensitive replacements.  For example, adding contemporary new windows is not going to be granted consent, however, replacement sashes may be considered more favourably if the existing ones are in a poor state of repair and the replacement is due to safety or preservation.

And while alterations to an existing listed building may well mean using appropriate traditional materials and methods, it could be a requirement that modern materials are used on brand new extensions to identify the historic parts of the building and add to its evolving history.  It is therefore important to check with your local planning authority before undertaking any work as these two approaches will inevitably come with vastly different price tags.

If you do decide to buy a listed property, it’s important to use a solicitor who is familiar not only with the area but also with the sort of anomalies that may crop up during legal enquiries. For the same reasons, you should use a local surveyor with good experience of listed buildings, who fully understands the structure. Orchards Estates can put you in touch with both and have a list of contractors and workmen experienced in working on listed properties.

Finally, when it comes to making any alterations, it’s always best to involve the local listed buildings people from day one. They are generally extremely co-operative, appreciate that we live in the 21st Century regardless of the age of the building and in some cases may just be relieved that someone is prepared to take on a particular property.