Newbie with Grade II townhouse – worried about past alterations & LBC before exchange … help!

[jonathanH]

Hi all,
I’m brand-new to listed ownership, so apologies in advance for any naïve questions.

We’re about to exchange on an 1820s end-terrace, Grade II listed (listed 2000). Our full building‐condition survey has just landed, and it’s raised a handful of possible “uh-oh” items that may have slipped through without Listed Building Consent.

What the surveyor spotted

• Exterior
  
  • Modern uPVC conservatory, gutters & downpipes – clearly not like-for-like
  • Cement render & pointing on several elevations, plus concrete infill paths against walls
  • Re-slated roof using impermeable felt;
  • two non-conservation Velux roof-lights in a 1980 Extensions. (Thought this wouldn't be covered by listed building consent because after 1940)
• Windows & doors
  • Original box sashes, but several panes swapped for double-glazed units
• Interior / structure
  • Cellar tanked with concrete floor, modern render, and plasterboard ceilings
  • Large areas of lath-and-plaster replaced with gypsum board over the years

We’ve already emailed the vendor’s solicitor asking for any paperwork (LBC, planning, Building Control certificates, FENSA docs, etc.) covering:

• Any works they did (and anything they know of pre-2000 listing)
• Conservatory and window replacements
• Re-roofing / Velux additions
• Cellar alterations
• Rainwater goods changes

I’ve also sent an informal note to Denbighshire’s Conservation Officer outlining the same list and asking if there are live enforcement worries.

My newbie questions

1. How far back do Conservation Officers go? If cement pointing or roof felt pre-dates the 2000 listing, is it effectively immune?
2. What should be my next steps? I don't really know what to do.

Many thanks for your patience – looking forward to learning from the collective wisdom here!


Jonathan

 

[jamest]

Welcome (nearly) to the crazy world of listed building ownership and the daft rules you are supposed to adhere to.

You've come to the right place - there are lots of very knowledgeable listed buildings owners on this forum. As a listed building owner myself (though not necessarily a very knowledgeable one), here are some observations:

In answer to your question 1: COs go back to the listing date. Anything that existed when the building was listed is listed and that includes inappropriate cement renders, horrible 1980s extensions, inappropriate use of tanking, plasterboard, double glazing, non-breathable roofing felt, you name it, it's technically listed and to remove or replace it technically requires listed buildings consent (LBC). Any works done post listing but with consent, are also technically listed.

In answer to your question 2: you've already made your first blunder - never contact a CO with a list of things that you think might be violations of the listing rules. This only invites problems - COs don't go around looking for people to prosecute. They only become aware of violations if someone tells them - and you've told them! If it were me, I wouldn't worry and that would be my advice - leave everything to your solicitor: if they're not worried, you'd don't need to be either. You may have opened a can of worms by contacting the CO. Hopefully, they won't pursue anything on your list that strikes them as a possible violation - they're often too busy to concerns themselves with minor 'what ifs' like those on your list (with the possible exception of the uPVC conservatory - which if it were me, would be the first thing to get rid of anyway).

 

[Cubist]

Errrm... I'm never really sure whether its offers of congratulation or expressions of sympathies I should be making. Whatever your state of mind though you have at least found a few fellow travellers who can, should you proceed, offer some words of advice and support as needed regardless of other its a shoulder to cry on or helping hand.

Setting foot for the first time in the Listed Building world can be somewhat unnerving, and certainly that first contact with your local Conservation Team - I certainly - to be polite - was having kittens after reading the listing for this place and half expected the CO to demand that we reestablish the corrugated iron roof that had been replaced with reed thatch and re-install the hardboard sheets on the exterior walls that had been painted to emulate the black and white timber frame hidden beneath it. For the most part they are reasonably pragmatic sorts who will try to work with you as far as they can - but it never pays to step on their toes. As @jamest points out the listing date and recorded features at that time are the critical factors. Provided any works completed since then are properly recorded with the necessary permits than theres nothing much to worry about.