Grad II listed period cottage- please advise/suggest.

[Eilis]

Dear All

Please can I have some advice /suggestion when considering buying a Grade II period cottage.

It has lots of wonderful features and I would not be planning on moving walls etc. It will need new bathroom at some point and has the old toilet high level Victorian toilet system which is fab! No garden and no parking.



I had a look at the house on the Historic England’s Natural Heritage. Sadly, it may as well be in French. Can anyone enlighten me and if there is cause for concern or any further questions I should be asking please advise.

This building is listed under the Planning (Listed Buildings and Conservation Areas) Act 1990 as amended for its special architectural or historic interest.

2. Apparently early-mid C18. Modernised. 2 storeys, rendered on projecting plinth. Platband. Brick modillion cornice. Tiled roof, ½ hipped to left, chimneys screened. Two 2-light leaded casements and two 3-light later casements on 1st floor, 5 late glazed sashes on ground floor. Plain wide rectangular through-passage entrance left of centre, party walls timber-framed, entrances in passage (probably indicates an older house plan).

Rear wall random rubble with flint (?) and with brick lacing courses (mid C19?). Is this going to be an issue?

Do I need a timber and damp survey?
Lots of ceiling beams, anything I need to be looking out for or asking the vendors?
Slightly nervous about window security as there are not lock and key but it is in a nice village.

I look forward to your responses.

 

[MikeG]

Nothing there I'd worry about.

Which isn't to say the house won't have issues, just that the general description of the house doesn't cause any worry to me. As for surveys, I suggest that you have 2: the very cheapest and most basic one that your lender will accept, and a fuller one by someone with knowledge of older buildings. The latter for your own purposes.

If you want a breakdown of the terms in the Listing, then you'll have to wait until I have a little more spare time!!

 

[Abi Cott]

An insurance company may require the windows have some form of key lock. Mine does. I've added temporary locks to the windows that actually open and will be upgrading to something more in keeping as the windows are renovated.

 

[Flyfisher]

An insurance company may require the windows have some form of key lock. Mine does.

Mine (NFU) doesn't - and that was after they carried out an independent safety/security survey.

 

[MikeG]

Window locks are a Building Regulations issue. There should be no window locks on designated escape windows.

This, frankly, is a trivial side-issue when weighing up the pros and cons of buying an old building.

 

[MatthewC]

Hi Eilis

Are you able to make up your own mind about the general condition of this house? Is it damp and is the plaster falling off? Can you see the sky through the upstairs ceilings? Is it thoroughly neglected and precisely how has it been "modernised". Importantly, how deep is your pocket and what are your own skills like? That's a lot of questions but most of us have been there and done that (and some have done it more than once, but not me) and so can offer advice on specifics.

The main issues I would want to be clear about are any dampness and whether it has been modernised with cement/gypsum. The dampness can be treated (and you don't need a survey) but if you have the cement issue then there might be problems. I did a blog about my house renovation (http://houseintheenchantedforest.blogspot.com/). My house was very damp and I could see the sky through the ceiling and the roof, but otherwise it was in an acceptable but old condition with very little cement, no gas, rotten electrics, plaster falling from walls and ceilings, no useable toilet or bathroom, neglected sashes and a falling down extension. I learned a lot about old houses along the way - but that's part of the fun!

Whereabouts are you in the country? Could you please amend your profile to show the general area?

Oh - and we like photos...

Matthew

 

[Abi Cott]

An insurance company may require the windows have some form of key lock. Mine does.

Mine (NFU) doesn't - and that was after they carried out an independent safety/security survey.

NFU wouldn't touch my postcode. Some insurers are funny about BD. Then there are the local mines and the flooding at the bottom of the hill easily 300m down from me at a VERY steep gradient. I checked my insurance options before purchase and I've got a very reasonable rate but my choices were a little limited. A few sash window locks in antique brass is a small price given my insurance is only £430 per year. I would recommend at least an investigatory call about insurance is worth it for peace of mind.

 

[Abi Cott]

Window locks are a Building Regulations issue. There should be no window locks on designated escape windows.

This, frankly, is a trivial side-issue when weighing up the pros and cons of buying an old building.

If you buy an old building you expect a few issues. Most of which you can save up for.

Bit of structural work needed? No probs if I can leave it until next year. New bathroom ditto.

But the immediate costs like decent surveys and insurance add significantly to the affordability if your on a tight budget. I was on a very tight budget.

Decent surveys by a company experienced in older buildings are worth paying for. Free surveys aren't worth crap and might cost you a mortgage offer (got the tshirt). Structural and Damp/Timber both worth having. Make a point of being there when the surveyor is on site. You learn tons.

Research the what Grade II means until your eyes bleed. It will make your life easier later. In my local area an application takes 12 weeks. Every time. New bathroom in its current location -fine. New hole through the wall for plumbing- problem. Extractor fan? Ooh maybe not.

If you're going to buy a listed building do it with your eyes open.