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Buying a listed country cottage in the UK

Writer's picture: HeleneHelene

Updated: May 3, 2023

If you have read my About page or followed my Instagram feed for a while, you will know that I love all things old. It may not come as a surprise to you that in looking for a home in the English countryside, I am looking for a heritage home, or a listed property as they call it here.


I love to feel the presence of lives lived in my house, which comes with wonky walls, quirky doors and creaky floorboards. Complete imperfection if you will, but loads of ‘character’ as estate agents like to call it.


Where we are right now


We have lived in a beautiful, listed manor house for the past 5 years. Accidentally really, because when we first came to Devon we fell in love with this house and thought we might rent a flat in it while figuring out what we wanted to do in the long run. 5 years on we are still here, and despite getting terribly cold in winter with draughty, single-glazed windows in big rooms with inefficient, dated storage heaters, I still wouldn’t want to miss a thing.


I love the history of the family who owned this house, with grounds and gardens naturally matured over the past 100+ years, and the peace and serenity they exude during a breezy summer’s day when I’m out weeding or tending to the roses. If asked what I wouldn’t want to miss in old age, it would be a collection of roses, in pots if must be.


What’s next


We have now come to a stage in life where we yearn for a place of our own, which is why we are buying a home not far from here in the rolling hills of Devon. We didn’t deliberately look for a listed building, but on the search for houses I quickly found that the houses that I liked most happened to be listed. It probably makes a lot of sense, because they are old by default and due to their protected nature they retain a lot of original architectural features and quirks. Most of them have kept their soul and as a result feel very homely, or at least intriguing with the many untold stories hidden in the walls.


However, buying a listed country cottage in the UK can be a complex process, and we’ve learned a lot along the way, with probably more yet to come. But one thing that we did before we even put an offer in, and it was hands down the best thing we could have done to get prepared, was joining the Listed Property Owner’s Club.


My husband found it online and once signed up, we received a ring folder with all necessary information about buying and owning a listed building, and there is a lot to know if you want to make sure you have all your bases covered. It’s definitely NOT like buying a new build, neither in running it, nor in its maintenance.


We received the Club’s quarterly magazine, which includes useful tips and inspiration around owning listed property, as well as updates on government regulations and a directory of specialist providers for services in your area. What I found most useful, however, was their hotline to answer any questions you may have ranging from purchase, to maintenance, planning permission and listed building consent.


Also, we were lucky that their annual show happened to be just a few weeks after we signed up and I can only say that if you are new to the topic of listed buildings in the UK, this is the fastest route to build your knowledge. The wealth of information you can acquire through the various talks on the show and the actual display of products and how they work on your house is absolutely mind-blowing.


This membership, in my opinion, is the best value for money in an otherwise quite costly endeavour. Because nothing about a listed building is cheap. You really have to be passionate about it in order to justify the expense that comes with it. I assume that this is common knowledge, but I’d like to emphasise it because it’s true.


When buying a listed country cottage in the UK, ongoing costs are a big consideration when it comes to buying one, because as much as it will give you tremendous joy and an abundance of romantic moments with its charming personality, a bit like a person you love, it will equally give you pain in both expected and unexpected outlays.


I am sure I will have many stories to tell in the future. For now, I have a 5-year experience of water leaks, wet rot, loose roof tiles, and regular window repainting, yet still I am in love. I think this is where the quote “Love has reasons which reason cannot understand” holds absolutely true. It’s a love affair and has nothing to do with rational economics.


Having said that, and while our cottage might not be leak- and problem-proof, it is also only a fraction of the size of the manor house we currently live in and for its age quite well maintained. I feel positive it won’t break the bank, or so I hope. Now to some nuts and bolts:


What is a listed building?


A listed building is a building that is considered to be of special architectural or historic interest. There are three grades of listing: Grade I, Grade II*, and Grade II. Grade I buildings are the most important and are considered to be of national significance. Grade II* buildings are of special interest, while Grade II buildings are of local interest.


What are the advantages of buying a listed building?


You will get a truly unique house that speaks to you if you you are so inclined. It goes without saying: Only buy it if it feels good when you walk in. Your gut will hopefully tell you if it's a good fit for you. I find feeling a property can trump its looks. Our cottage is such a case. It didn't look much in the pictures, but when I walked onto the property, around the house and into it, I was sold. It just FELT so much like ME.


Also, they tend to appreciate in value over time and can be seen as an investment. Finally, the UK is known for loving and protecting its heritage and traditions, and with only about 500,000 listed properties around the country, they are very special indeed. Owning one you can do your part in conserving British heritage.


What are the disadvantages of buying a listed building?


As mentioned above: They do take you on a ride in terms of unexpected issues. Due to their age and way of built, they are prone to throw up challenges. And in order to make repairs that have the interest of the building in mind, and not necessarily your bank account, it usually requires specialist materials and craftsmanship.


What’s more: Everything you want to change in the structure or original features and fittings of the building, whether inside or outside, needs listed building consent approved by the local council. This includes opening up pre-existing fireplaces and replacing old door locks, amongst other things. Therefore, before touching anything in your house, ask your local conservation officer because it is likely you will need to submit an application to your local planning authority.


They will assess the application against a number of criteria. These criteria include the impact of the proposed changes on the character of the building and its overall setting. The planning authority may ask you to submit further information or to carry out further surveys before they make a decision. The decision-making process can take several months, so it's important to factor this into your timescales.


A note on windows: As of April 2023, according to government regulations windows can only be replaced ‘like-for-like’ which means you can put new windows in if they are an exact replica of the old ones… meaning single-glazed. However, rumour has it that regulations might be relaxed in the future to improve the energy efficiency of historic buildings and their carbon footprint as a result.


This brings me to another disadvantage of living in historic houses: It’s freezing in winter because of the near to non-existent insulation in many or most of them. However, you can work on this with secondary glazing, insulating wall tiles where walls are exposed to the elements, extra thick wool under the roof, thermal window- and door curtains, a central heating system and working fireplaces in as many rooms as possible.


Another interesting detail we found was that not only is the building protected, but its so-called curtilage as well. This is the grounds and outbuildings surrounding the main building, which means that if you want to put up a shed in your garden you may also have to get permission for that.


Finally, the owner of said building is liable for any wrongdoing that may have been done to the property even before they bought it, which is why checking that all changes made have had council approval before you buy it. Otherwise, the council may ask you to revert what has been unlawfully changed at your own expense. Furthermore, it is the owner’s duty to look after listed property in their care. If you have a decaying barn that’s slowly turning into a ruin, the council can demand you to restore it even if you don’t have the finances for it.


I know all of this sounds daunting, but if you make a plan of what needs to be done to the property, do your research and make a spreadsheet of real costs including those incurred throughout the purchasing process and what follows thereafter (furniture moving costs, renovations, fittings and furniture + any investments in energy improvements) you will get a realistic idea to work with and plan.


Also I think it’s worth getting a solicitor and surveyor that specialise in listed buildings to protect against many of the threats mentioned above. A listed building insurance helps too, because it takes into account the rebuild with specialist materials and skills.


DISCLAIMER: This is not professional advice! These are merely my experiences with buying a listed property so far and impressions I have of the market. For expert advice I suggest you look at Historic England who offer a wealth of information, or join the Listed Property Owner’s Club who offer a free helpline for all the questions you might have.


In a nutshell:


· Get as much information as possible about what’s involved in owning and looking after a listed property BEFORE you buy one so that your dream doesn’t become a nightmare. If you can, try living in one during the wintertime to see if its charm outweighs its challenges for you.


· Hire a specialist solicitor: Due to their protected nature, listed properties have legal requirements which go beyond regular house purchases. It’s worth getting a solicitor with experience in these purchases to avoid a costly awakening once you are the legal owner.


· Get a specialist survey done: Once you've found your property and put an offer in, get a survey done by someone who specialises in listed buildings. They will know what to look for with regard to damp, rot, wood worms and other issues specific to buildings that have been built differently to modern houses and are able to make valid recommendations for improvements.


· Set a generous budget for regular maintenance: Maintaining a listed building can be expensive. Get an idea of the costs for repairs, for example filling cracks and replastering walls, wood and glass repairs around windows and their repainting every 8 years or so, then plan your budget around that. NOTE: Historic buildings when rendered are originally rendered with lime mortar. Get a quote from a specialist who works with these materials to avoid serious damage to the building down the line.


· Wait for the ONE: Given the effort that’s involved in acquiring and looking after a heritage home, you want to make sure it is the right one and that you love it so much that it’s worth the occasional pain. It may not come around quick, but if you put your intention out there, it will find you. Like with the right partner, you will feel the spark when you meet it, and might embark on a magical journey which may last a lifetime.

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