Would you buy it?

[jem_bob]

Hi all,
Okay so there is an old Grade II listed farmhouse for sale in a village near to where I live. My parents were considering buying this lovely farmhouse (needs some work inside, like a 1970's timewarp!), with a 3/4 acre garden and paddock and all exposed beams inside etc. They had come to terms with the fact that it needed new kitchen, bathrooms and some woodworm treatment, and were almost ready to try buying it. When they discovered that there is a particularly unattractive business park behind it, not very rural! They have since discovered that someone has put in a planning application to build offices and warehouses just 100m down the road from the house! The house looks lovely from the outside and the business park cannot be seen from either indoors or the garden. Basically... 10 years down the line when they retire and want to move on, would you consider buying a house that was lovely inside and out, had no views of the business park, but offices and warehousing just 100m up the road? They are concerned that they would have difficulty selling it. I was wondering if people out there would be willing to overlook the warehousing, or whether it would really put people off buying a place. I've fallen in love with it! Phew... it's like War and Peace!

[buildersmate]

You know what they say on the TV Makeover programmes - location is everything. Its true because it is the one thing that you cannot change. On this website, what you will get is a range of opinions, which maybe is what you want.
But ask yourself this: - by the same token that you are having to consider this now, do you not think that another prospective buyer will be going through the same loop in 10yrs time? and some will be put off for the same reason that you are not sure now.

[New Judge]

I would not buy it on two counts:

1. The adjacent developments you mentioned.

2. Far more importantly I would not touch any listed building with a barge pole.

I once owned a listed cottage. (God knows why it was listed, but it was). Fortunately I did not live there. I was unable to undertake even the most innocuous of alterations without planning permission. I couldn't change the colour of the paintwork; I could not install decent windows or doors; I could not even change the front pathway without permission. I once planted a few daffodill bulbs in the front garden and was told by the Parish Council that they were "out of keeping" with the rest of the area. I thought the rest of the area was out of keeping with me, but that did not seem to wash. Even interior design and alterations had to be approved.

The local council seemed to revel in the power they were able to wield over the unfortunate owners and many of them simply gave up trying to keep their properties up to scratch, such was the hassle.

Eventually I sold it for (what I considered to be) a knock-down price as there was simply no interest in it from buyers who wanted to improve it to their own standards.

The work you describe as necessary on this particular property may well be needed because of similar reasons.

[raysparx1]

I agree 100% with buildersmate. I have brought and sold lots of properties and I think you should always buy with a view to selling, if they are going to stay there for ages it does not matter as much, but one other thing they must consider is, will anything else be built in the area? also being listed, that means everything is listed, if it has flat roof extension with concrete roof that is also listed. so sometimes doing work on listed buildings is a real pain, lots to think about, hope it works for them ,good luck, Ray

[Ice.Maiden]

I'm afraid the others are right jem_bob. The farmhouse may look wonderful, but listed buildings can be terrible to maintain - I know, I live in one. A Grade 11 building isn't quite as bad as a Grade 1, but you could still need permission for internal work to be done. You can't put in UVPC windows, and listed buildings often include the fact that you can't touch walkways or boundary walls. With a Grade 11 build, you won't be able to touch the exterior without an enormous amount of hassle, so it's not just the fact that offices & warehouses may go up 100m down the road - but the problems with buying this farmhouse property in the first place. It's up to your family of course, but the reason it stands in a time warp is for the very ones I've outlined above. You can't just do what you want with these places, so if you go for it, be prepared to live in it as it is and to have the money for any expensive repairs - plus the disappointment when any plans are turned down!

[matt1e]

I live in a grade II listed terrace house so take in what new judge and buildersmate have to say
some councils are a total pain I have had my share of run ins with gateshead council and theiir so called conservation officers experts mind you you can usually spout heath and safety laws
here are some of my dealings
I took a large wooden fireplace out to replace the tiled insert as it had a imperial size opening,they came round mob handed (acting on information received-nosy neighbors) demanding to know why i had put part of an original fireplace in the skip
answer- not original
conservation expert - how do you know?
answer - because the insert is chipboard which wasn't around in 1836
expert - "the cornice in the front room is not original its too fancy to be Georgian"
answer- well its older than the bay window which was added in 1910 because if you look closely the pattern just dosent quite match around the bay window therefore the cornice is older than the bay
expert- you cant touch that ceiling rose mind
answer - why would I want to? I only bought it and put it up last month(sigh)
so this is the sort of experts you may be dealing with
on another note I told them I was taking the boiler out of the kitchen and putting a combi upstairs
which they said they wouldn't allow till I pointed out the flue was exhausting into an enclosed yard

[jem_bob]

thanks for the advice guys, it's certainly something to think about. had no idea they were so strict with listed buildings. daffodils, honestly! by time warp, i mean the furniture is horribe 1970's, which will obviously go when the house is sold. but the carpets are awful swirly pink 60's stuff in all bedrooms, gross brown tiles in the bathroom with brown tinted shower door, christ! and the cupboards don't match in the kitchen, different types of wood. there is a lovely AGA though. These are all just cosmetic things that can be fixed with a bit of paint and ripping up that carpet, maybe sand and polish the original wood floors, nice! does the fact that it's graded prevent you from changing the kitchen and bathroom? surely not, as i can guarentee that bathroom was not in keeping with the 1600's! (yes it's THAT old!). in terms of outside, i wouldnt change a thing, it's lovely. basically i'd like to know whether the warehouses and offices would put you off buying a house, even if you couldnt see them and the house itself was really nice inside and out?

[Ice.Maiden]

Yes - it DOES effect the kitchen and bathroom!

[rabbitygirl]

The main objections to our house when we were trying to sell were the access road alongside to a small block of resident garages, and a large new upmarket tile centre and warehouse.

This was actually a lot quieter than the manufacturing we had there previously but it took me 50 viewings to get it sold.

Literally everyone loved the house, but most had a problem with what we overlooked.

[raysparx1]

As Ice say it affects the whole building if it was listed last year it would be listed as it was last year not what it would have been like 300 years ago, you really do have a lot to think about, maybe you will be lucky and whoever comes to look at what you are doing is sensible, but I would not hold my breath. Ray

[The Builder]

I've owned, and worked on a few listed buildings. and I have to agree with all that's been said here. Just for the sake of argument though - a couple of plus points.........................if you want to alter anything - kitchen, bathroom, windows etc, then you can apply for Listed Building Consent. This makes the work zero rated for VAT...........say, over �8,500 for a 50k job............quite a saving.
If you want to be really brave - then think about the approaching Business Park - how much your garden and paddock would be worth to a developer :o)
Anyway - if you're not familiar with all this, then I think you're best to leave it alone :o)