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Buying a listed building

Tuesday, January 26, 2010

Catherine Deshayes

Buying a listed property may be top of many people's wishlists, but rushing into the purchase could be a big mistake - research is crucial before committing to buying a listed building, legal experts have said...

Property buyers interested in purchasing listed buildings have been advised by solicitors to research their options before making a commitment.

In Britain, there are three types of listed buildings - Grade I, Grade II* and Grade II. More than nine in ten listed properties in the country fall into the third category. These properties carry certain restrictions on works that can be carried out - the higher the grade, the more stringent the restrictions. The listed status is in place to protect buildings of historical interest and importance.

Sussex solicitors Adams & Remers said that listed properties can prove very costly if you don't do your homework before moving in.

"If you find out that the property you wish to buy is listed," says Suzanne Bowman, solicitor at Adams & Remers, "it is essential to carry out a number of checks before you complete."

Firstly, you will need to find out when the building was listed and confirm that any alternations undertaken since then have listed building consent. These alterations, ranging from major extensions to new outbuildings, will usually show up in your solicitor's local searches or a full survey report.

"It is amazing," says Suzanne Bowman, "how many listed building owners have a cavalier attitude to listed building consent. 

"They don't seem to think it's important despite the fact that, under the Planning (Listed Building and Conservation Areas) Act 1990, they could face fines or even imprisonment if the local authority finds out they have carried out building work without permission."

If you discover alterations without consent in the property you wish to buy, ideally the seller should be asked to put it right at their cost. 

If they will not or there is not time, the next step is to ask your surveyor to value the cost of either gaining retrospective consent or, if that isn't likely, altering the property back to its original state. 

This estimated cost could then be held back from the price you are paying for the property until the work has been done.

"Local authorities have the power to ask for alterations to be put right in listed building regardless of time-lapse and who actually made the alteration and fines can be levied for non-compliance," says Suzanne Bowman. "So, if you want to avoid a huge bill, and potentially a criminal record, always make thorough checks before you move in."

Listed Property Show

The Listed Property Show will be held from the 20^th to 21^st February 2010 at Olympia, London. Run by the Listed Property Owners Club, more than 150 companies will be exhibiting at the show, displaying every possible product and service needed for the maintenance, restoration and refurbishment of listed property. Specialist architects, surveyors and designers, window and door manufacturers, lime and lime product manufacturers, experienced "caring" builders and fire protection and specialist insurers will be there.

You will be able to discuss any legal or planning problem, get clear VAT and grant aid advice and discuss the problems of unauthorised work and insurance matters. There will also be a series of lectures by conservation architects, insurers, VAT advisers, and experts on lime and damp problems. If you fancy a more hands-on experience, there will be practical demonstrations and displays of lime plastering, leadwork and thatching.

It is free of charge to visit the show, simply come along and register on the day or e-mail: events@lpoc.co.uk for more information. You can also check out the website http://www.listedpropertyshow.co.uk/

Search properties for sale across the UK at http://www.themovechannel.co.uk/property/england/

Picture by spiralz

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