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How can I ensure my listed home’s kitchen extension has right approvals? 

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I’m buying a listed property and want to make sure a recent kitchen extension was done with the right approvals. 

How do I check this and protect myself on this front? LP

Before buying a period property, check for the correct consents if any renovation work was carried out

Before buying a period property, check for the correct consents if any renovation work was carried out

MailOnline Property expert Myra Butterworth replies: Before buying a period property with a recent kitchen extension, you will need to check that the relevant consents were sought.

This is because you will inherit the liability for any unauthorised work undertaken by the vendor.

Ultimately, this risk can be removed completely by reversing the works carried out – if that is possible – or by applying retrospectively for consent for the kitchen extension.

There are compromises that can be made, including looking at an indemnity insurance that will cover you and bank against the cost of rectifying unauthorised alterations.

And if you are a cash buyer, then you can decide to proceed on the basis that you will accept the risk for the lack of consent.

Vanessa Rhodes, of law firm Kingsley Napley, said: If you’re looking to buy a house that is listed, it is likely to be a unique and interesting property full of character. You are right that being listed means there are additional controls over any works to the property.

The National Heritage List for England protects buildings of special architectural or historical interest, which are considered to be of national importance. It means listed building consent is required for all works of demolition, alteration or extension to a listed building.

Local planning authorities provide approval for works to listed buildings. Where the works have an impact on the external appearance of the building, planning permission may also be required and should be applied for at the same time. 

For example, this may include building an extension or installing new windows and doors. 

Below, Vanessa covers what you need to know: 

How do I check necessary consents were obtained?

Make sure that you instruct a specialist heritage surveyor to review the property and all the planning and listed building consents for the property to verify the corrects consents were obtained.

This can be in addition to having a regular building survey carried out or some surveyors will do both in one survey. 

The heritage survey should make clear whether the kitchen extension was approved, and what to do if it isn’t. 

You can get heritage surveyors that will do both in one survey and charge the same as a standard building survey but frequently, clients will instruct one in addition to the building surveyor and they are usually slightly cheaper.

Heritage surveys also provide historic building and heritage conservation advice to assist buyers who will be responsible for the practical care of historic buildings.

Your solicitor will review the results of the local authority search for the property, which reveals all the permissions obtained from the local planning authority for the property. 

They will also raise enquiries with the seller to find out if the right consents have been obtained and check that any conditions on the listed building consents have been discharged or, if there are on-going conditions that they are being complied with.

Your solicitor and heritage surveyor will also check to see if the work was done before the building was listed. If this is the case, there will be no issue as no listed building consent will have been needed.

Why is checking important?

It is essential to check if the previous owners obtained the relevant consents because you will inherit the liability for any unauthorised work they undertook.

Given there is no time limit on enforcement action, you may be required to reverse the alteration at any time in the future. In effect, therefore you may potentially have to ‘undo’ or alter the kitchen extension if it lacked approval. 

This could be costly and may reduce the value and your enjoyment of the property, so should be carefully considered before proceeding with the purchase.

It is also a criminal offence not to seek listed building consent when it is required. 

The maximum penalty is two years’ imprisonment or an unlimited fine. Not knowing a building is listed, or claiming the works were carried out by a previous owner are not defences to any criminal proceedings.

Your options as a buyer

As the buyer, you need to consider the extent of any liability you might take on before proceeding with the purchase. 

If you find that works have been carried out to the property without the appropriate consents or the listed building consent conditions have been breached, you will need to consider the extent of the breach. 

The heritage surveyor will normally guide you as to whether you will be able to obtain retrospective listed building consent for the breach and which breaches could be problematic.

If the kitchen extension was not approved, there are various things that you can do as part of the conveyancing process to alleviate any stress or anxiety about the consent, and ultimately protect yourself.

The way to remove the risk completely is to reverse the alteration – if possible – or for you or the seller to apply retrospectively for consent for the kitchen extension. 

You may elect to negotiate a conditional contract with the seller, which stipulates that you will only complete the purchase of the property when the seller has obtained retrospective consent for the kitchen extension if it was unapproved.

Most sellers will be reluctant to agree to this approach because if they apply for retrospective consent and are unsuccessful, then it draws the issue to the attention of the local planning authority who are then likely to serve an enforcement notice on the seller in relation to the alterations.

Alternatives include negotiating a price reduction to cover the costs and hassle of obtaining retrospective consent for the extension after completion. 

Any price negotiation should include recognition of the fact that the buyer will be accepting the risk for the lack of consent, and any liability that comes with it.

If you are a cash buyer, then you can decide to proceed on the basis that you will accept the risk for the lack of consent. 

However, if you are using a mortgage, the bank will require you to obtain indemnity insurance, which will cover you and the bank against the cost of rectifying unauthorised alterations. 

You will need to discuss the indemnity insurance policy with your solicitor though as they often include provisions that invalidate the policy if you approach the local planning authority for consent for any works in the future.

For example, if you want to carry out alterations to another part of the property and apply for consent then this could invalidate the policy. 

There are some more bespoke indemnity policies available that might get round this problem but these policies can be costly or have a high excess.

Another factor to bear in mind is that if the kitchen extension was carried out without proper consent, then you, in turn, will have to deal with this problem as part of any future sale of the property unless you and the seller can resolve the issue now, either by removing or adapting the alterations or by obtaining retrospective consent.

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Liverpool ONE welcomes Tessuti (GB)

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Grosvenor has announced that designer retailer, Tessuti, has opened its new global flagship store at Liverpool ONE, demonstrating the brand’s ongoing vote of confidence in the destination. The new location on Paradise Street follows Tessuti’s consistently strong performance at Liverpool ONE and spans two floors measuring 22,000ft². Boasting Tessuti’s biggest store to date, this is four times the size of the previous Liverpool ONE site. The store interiors have been styled with a subtle nod to classic Italian architecture whilst incorporating state-of-the-art technical features, combining classic design with an industrial-chic colour palette and cutting-edge digital screens. Working with local Liverpudlian digital and production agency Liquid, the new Tessuti store has exclusive instore stills and videos showcasing exciting campaigns; the first of which is rumoured to feature Liverpool stars Stephen Graham, Abbey Clancy, Miles Kane and Chelcee Grimes.

 

Aligning with Liverpool ONE’s community ethos, Tessuti’s new global flagship will also support the vibrant community in the heart of Liverpool, championing local businesses through collaborations, pop-ups, and in-store events.

 

Alison Clegg, Managing Director, Asset Management, Grosvenor, commented: “Tessuti’s commitment to Liverpool ONE, through its relocation within the destination and decision to make the new store its global flagship, strengthens our position as one of Europe’s leading retail and leisure destinations. The impressive growth trajectory of Tessuti within Liverpool is a great indication of the potential for success and expansion of other brands that join Liverpool ONE.”

 

Chris Rowan, Director of Brand & Customer Connection at Tessuti, added: “The opening of our global flagship at Liverpool ONE is a huge moment for us. Liverpool is an urban hub for international fashion retailers, so upsizing and relocating within the city’s leading retail and leisure destination was a natural next step. We feel confident that it is the ideal home for our flagship location, and are excited to offer Liverpool ONE’s visitors our most stylish project yet.”

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What you need to know about having a home swimming pool

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This summer, it’s not just sales of rosé wine and ice cream that have rocketed during the heatwave. Interest in swimming pools has also surged.

‘This sweltering summer has undoubtedly inspired people to install swimming pools,’ says Sallie Leslie-Golding of the Swimming Pool and Allied Trade Association (SPATA). 

‘There are now 270,000 in-ground pools in the UK, with about 65 per cent of them in the southern half of the country.’

There is something incredibly glamorous about a Hockney-blue pool. But how does the reality match up to the imagery?

Refreshing: Church House in Potterne, Wiltshire, is on sale for £1.95m. Interest in swimming pools has surged with the hot weather

Refreshing: Church House in Potterne, Wiltshire, is on sale for £1.95m. Interest in swimming pools has surged with the hot weather

‘It’s been wonderful to be able to take a swim at the end of a long day,’ says Felicity Cooper, 55, who in 2006 installed a 12m x 6m pool outside her country house in Potterne, near Devizes, Wiltshire. 

‘It has also been great for the children, Lily and Ryan, who learnt to swim here.’

Felicity stresses the importance of finding the right setting for a new pool. 

She ensured hers was west-facing to catch the evening sun; then she went to the trouble of digging out a mini-amphitheatre so that the displaced earth formed a windbreak around the pool itself.

‘The pool is the optimum distance from the house, being not so near that it detracts from the garden and not so far away that anyone in trouble would not be heard by those inside.

‘It is far from trees so few leaves blow into the water and, with the children in mind, it has a top quality safety cover. Felicity’s six-bedroom Jacobean stone house standing in 1.7 acres is for sale for £1.95 million.

Opinions vary as to whether an outdoor pool helps or hinders a house sale. Some think that the hassle of maintenance may be off-putting to buyers. However, the property buying agent, Jonathan Harington, disagrees.

‘I have had many clients come to me with a pool on their wishlist of luxuries,’ he says. ‘But I have never had anyone say they wouldn’t buy a house because of the pool. If they felt strongly they could easily fill it in anyway.’

Yet owning a swimming pool is an expensive hobby. An above-ground pool — like a giant paddling pool — costs from £1,500 to £15,000. These pools may not quite cut it in terms of glamour, but their lower water capacity means maintenance costs are more reasonable.

For those looking at a more substantial in-ground pool, one with a liner finish of PVC will cost about £75,000. A concrete pool, finished with mosaic tiles, marbled plaster or paint will be about £125,000.

Larger projects can easily cost hundreds of thousands of pounds. 

You may opt for an infinity pool — a pool designed with an edge that gives the illusion that the water is overflowing. 

Those who want to improve their fitness may have a counter current device installed; the equivalent of swimming on a treadmill.

Many pool owners are interested in sustainability and heating the pool with solar panels is popular, as are covers that help heat retention.

Maintaining an outdoor swimming pool is expensive. The cost of heating and chemicals has increased so buyers should budget for at least £8 to £10 a day, dependent on the weather, according to SPATA.

Anyone fancying a workout in their own home may be interested in Ivy Cottage, Grendon, Northamptonshire.

Outside, the four-bedroom cottage is a 10m x 5m pool neatly positioned in the north-west corner to catch the sun.

‘After swimming in the pool, you could go running, riding or cycling on the countless trails nearby,’ says Ian Denton, of Jackson Stops. ‘It’s a lifestyle amenity in your own garden.’ Ivy Cottage is for sale for £825,000.

On the market… splash out 

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Radisson launches new resort in Greece

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Radisson Hotel Group has launched its latest Greek resort in Skiathos. Skiathos, the westernmost of the Sporades islands, is known for its stunning coastline of more than 60 beaches with soft sand and clear blue waters, as well as sea caves, impressive rock formations, and hiking trails on the tree-covered hills along the north shore made famous as the location for the filming of Mamma Mia. The island’s Byzantine churches and monasteries, Venetian-style Bourtzi fortress, and Papadiamantis House with its typical architecture are important parts of the island’s rich history.

 

The resort’s 84 rooms and suites are decorated in a modern, minimalist style, and most of them offer views of the hotel pool or the sea. Private balconies or terraces are available in select rooms, and the resort’s biggest suites feature private whirlpools for ultimate privacy and relaxation. The resort is ideally suited for weddings with its own on-site orthodox chapel and versatile outdoor pool area that offers receptions with stunning views. The main all-day dining restaurant celebrates Greek and Mediterranean flavors on its lunch and dinner menus. The poolside bar offers breakfast treats and late-night snacks as well as a wide selection of drinks and an extensive wine list. For guests looking to keep up their fitness routine, a well-equipped gym is available.

 

“We are excited to offer our guests a fantastic resort experience on the beautiful island of Skiathos, as we continue to expand our Greek resort portfolio. Radisson Resort Plaza Skiathos allows guests to switch off and relax surrounded by stunning natural beauty,” said Yilmaz Yildirimlar, Area Senior Vice President at Radisson Hotel Group.

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