This post may contain affiliate links, allowing us to earn a commission on the products we would recommend to our families and closest friends. You can find more info on our Legal Stuff page.
Buying a home is rarely simple at the best of times, but when the property itself is out of the ordinary, the process can bring a whole new set of challenges. Whether it’s a converted chapel, a cottage tucked into a cliffside, or a sleek newbuild perched by a river, there are practical things to check before you fall in love with the idea.
Get a proper survey
With anything out of the ordinary, a light survey will not do. Ask for a full structural survey at Level 3 and make sure the surveyor has hands-on experience with the exact build type. Timber frame, thatch, cob, stone rubble, steel frame, concrete panels, and single skin brick each age in their own way. You want someone who knows where moisture creeps in, how the roof has been detailed at junctions, and whether past repairs used the right materials. Push for practical tests rather than broad notes. CCTV drains to see if old clay pipes have cracked. Moisture mapping instead of a single meter reading on a damp wall. Lift a few carpets to look for movement around fireplaces and internal walls. If there is a river close by, confirm the flood history against what the seller says and check for any hidden flood resilience work that might need renewing. A long report that names parts, dates work, and prices likely fixes is worth more than a glossy summary.
Check restrictions
If the building is listed, find its grade and read the listing entry. Small changes can still need consent, right down to glazing, internal doors, or the lime mortar used outside. Many areas add another layer with conservation rules or an Article 4 direction that removes permitted development rights. Expect slower timelines and keep records of every approval. Fines and enforcement are real if work is done without consent.
Look at the location
Striking settings bring practical limits. Riverside or coastal homes can sit in higher flood zones and may not fit schemes like Flood Re for newer builds. Check the official flood map and ask insurers for an actual quote before you fall for the view. Hillside plots can have access issues for emergency vehicles and oil or LPG deliveries. Rural places often run on private drainage, so confirm the septic tank or treatment plant meets current rules and is not discharging to a watercourse. If there is a stream on the boundary, you may have riparian duties to keep it clear.
Use the right professionals
Choose specialist solicitors in conveyancing who deal with unusual titles and older properties week in, week out. They will dig into rights of way, old covenants, chancel repair risk, mining searches where relevant, and any licence or lease tied to shared land. Speak to a broker early, as some lenders limit non-standard construction or want specific reports before offering a mortgage. Insurers can be the same, especially with thatch, flat roofs, or timber cladding.
Think about future costs
Character often means bespoke upkeep. Handmade windows, leaded lights, or a thatch ridge need specialist trades and scaffolding more often than a standard roof. Heating systems can be different, from biomass to heat pumps, and may need service contracts to keep warranties valid. Wildlife surveys for bats or nesting birds can delay work at certain times of year, which affects timelines and costs.
Permits and paperwork
Before the exchange, line up proof for past works. Planning approvals, building control sign off, and certificates like FENSA for windows or HETAS for stoves. If anything is missing, agree on a remedy or a price adjustment. It is far easier to sort now than after the keys change hands.
Comments (0)