Questions and Answers

Thinking of buying a listed building? These are the top eight questions that we get asked – and some crucial answers to allow you to get to grips with the issues before you purchase your dream home.

1. What is a listed building?

In simple terms “listing” means that the building is on a national register as a property of architectural or historic importance or interest. This means that its style and substance give it exceptional character. It also means the owner has a duty to keep it in good repair and to maintain the buildings character. Members of The Listed Property Owners Club receive a complete listed building guide when they join which is updated regularly with useful information sheets and briefings. Chapters 1.01 and 1.02 will give you the complete picture as to how listed buildings are defined.

2. Which bits of the building are included in the listing?

Contrary to popular belief, listing means all the building, both inside and out, plus the area around the building is protected and this applies to all grades including Grade II.

3. Will I be able to alter or extend the building?

Don’t buy if this is a prime consideration. You may well be able to alter some of the buildings layout, update a kitchen or bathroom or even add an extension, but don’t assume so. The local council employs a “Conservation Officer” who will grant (or withhold) permission to make changes. This officer will become a very important person in the new owner’s life.

4. Before I buy what must I look out for?

Unauthorised work by the previous owners can be a problem. Before you purchase the property, you must ensure that all work in the past had planning permission. The current owner, not the previous owner who carried out the work, is liable to correct any alterations or additions that do not meet with the conservation officer’s conditions and standards. As the new owner you will inherit these problems. And there is no time limit on the enforcement of such repairs.

The Listed Property Owners’ Club is able to offer protection against undiscovered unauthorised work via our specialised home insurance. We’ve developed this coverage in direct response to many of our members’ needs; it’s unique in the UK and it saves our members’ thousands annually.

5. What grants are available for Listed Buildings?

Sadly grants are few and far between but what is available comes from your conservation officer. The government provides financial help for owners via VAT relief on certain types of work and under certain conditions.

The Sunday Times recently noted that “owners of Listed Buildings miss £250m of tax savings”;. It can be a nightmare to negotiate your way through the law on VAT relief and it’s an area where our expertise is particularly helpful to our members.

6. Do I need a special survey?

We would strongly recommend that you use a surveyor that has experience of and is familiar with period properties.

We provide you with a list of recommended surveyors in our detailed Suppliers Directory which you receive as part of your new members’ joining pack.

7. Can you help me find the right mortgage for a listed property?

Yes, give us a call and we will talk you through the options. We can also put you in touch with the specialist provider that we have worked with extensively over the years.

8. Do I need special insurance cover?

Apart from the issue of unauthorised work, insuring a listed building needs careful consideration. Should disaster strike, the conservation officer will insist you reinstate with similar materials to match the rest of the house and a standard policy may not cover the full cost.

We strongly advise you to speak to our insurance expert Tracey Warren. Tracey has years of experience working with owners of listed properties; he will advise you on the correct sum to insure your home and he can help structure a policy to ensures that if the worst should happen, the insurers will pay to rebuild your home exactly as it was before, no matter what the cost, even if it’s more than they advised.