Buying a listed building: what to check before you offer

Listed buildings are some of the most interesting properties in the Welsh Marches, and some of the most complicated to buy. The complications are manageable if you know what to look for. Most of the expensive surprises we have seen come from buyers who did not ask the right questions before making an offer.

Understand the scope of the listing ¶

Grade II listing covers the interior as well as the exterior, and it extends to any structure within the curtilage of the property that predates 1948. That can include outbuildings, garden walls, and gates. Before you offer, ask the vendor or their agent for the listing description from Historic England. Read it carefully. It tells you exactly what is covered and gives you a baseline for assessing any alterations that have been made.

Check for unauthorised works ¶

Any alteration to a listed building that required listed building consent and did not get it is a legal liability that stays with the property. It does not expire. A good conveyancing solicitor will search for this, but the search is only as good as the records available. Ask the vendor directly whether any works have been carried out since they bought the property, and whether consent was obtained. If the answer is vague, that is worth noting.

Commission a specialist survey ¶

A standard RICS HomeBuyer Report is not well-suited to listed buildings. The surveyor needs to understand traditional construction methods: lime mortar, solid walls, timber frames, and the specific failure modes of each. Ask for a surveyor with experience in historic buildings. The fee will be higher than a standard survey, but the report will be more useful. We can suggest surveyors we have worked with if you need a starting point.

Factor in ongoing maintenance costs ¶

Listed buildings cannot always use modern materials for repairs, which affects both cost and the pool of contractors who can do the work. Lime pointing, traditional roofing materials, and period joinery are all more expensive than their modern equivalents. That is not a reason not to buy, but it is a reason to budget honestly. A building in good condition is a different proposition from one that has been maintained with modern materials that will need to be corrected.

If you are considering a listed building purchase in Shropshire or Herefordshire and want to talk through the specifics before you offer, call us. We have handled a number of these transactions and can point you toward the right specialists.