What should I look out for before buying a converted pub?
March 6, 2015 4:44 AM Subscribe
I want to buy a house (in SE England - within commuting distance of London - so I'm having terrific fun, obviously). I found a nice converted pub that's in my price range; I've been for one viewing, liked it, and will be going back for another viewing on Saturday. It's a recent conversion of what looks to be a rather old building. Is there anything particular I should be looking out for or asking the agent about, in addition to the standard things I'd check for in any older house?
I'm worried because the price seems too good to be true. Usually when I look at houses that seem too nice to be in my price range, they turn out to have obvious flaws - severe damp, unfeasibly low ceilings, next door to a petrol station, that sort of thing. The only real issue I noticed with this one was some single-glazing - not ultra-cheap to fix, but hardly a dealbreaker, on a non-listed building. Are converted pubs difficult to insure or mortgage, or likely to be harbouring specific kinds of hidden problems? What am I being naive about?
I'm worried because the price seems too good to be true. Usually when I look at houses that seem too nice to be in my price range, they turn out to have obvious flaws - severe damp, unfeasibly low ceilings, next door to a petrol station, that sort of thing. The only real issue I noticed with this one was some single-glazing - not ultra-cheap to fix, but hardly a dealbreaker, on a non-listed building. Are converted pubs difficult to insure or mortgage, or likely to be harbouring specific kinds of hidden problems? What am I being naive about?
Best answer: Town planner here. One thing you might also want to check is whether the building in a conservation area, which might have an impact on any alternations you might want to do to the place in the future.
In addition, while most domestic properties have what's called permited development rights, which enable owners to carry out certain alterations and extensions without needing planning permission, in the case of some conversions like this, those rights can be removed as part of the planning approval, not so you can't extend at all but so you need to apply for permission for even small changes that might affect the size, appearance or character of the building. Get your solicitor / conveyancer or whoever is doing the searches to look out for mention of an Article 4 Direction, which is what the removal of permited rights is shorthanded as.
[edited to remove ref to listed building - reading fail]
posted by Martha My Dear Prudence at 5:14 AM on March 6, 2015
In addition, while most domestic properties have what's called permited development rights, which enable owners to carry out certain alterations and extensions without needing planning permission, in the case of some conversions like this, those rights can be removed as part of the planning approval, not so you can't extend at all but so you need to apply for permission for even small changes that might affect the size, appearance or character of the building. Get your solicitor / conveyancer or whoever is doing the searches to look out for mention of an Article 4 Direction, which is what the removal of permited rights is shorthanded as.
[edited to remove ref to listed building - reading fail]
posted by Martha My Dear Prudence at 5:14 AM on March 6, 2015
or likely to be harbouring specific kinds of hidden problems?
As well as the question of development rights, you'd want to be thorough checking anything at below-ground level: some pubs have (or had) basement-level toilets, and I'd assume this one at very least has a cellar.
posted by holgate at 8:03 AM on March 6, 2015
As well as the question of development rights, you'd want to be thorough checking anything at below-ground level: some pubs have (or had) basement-level toilets, and I'd assume this one at very least has a cellar.
posted by holgate at 8:03 AM on March 6, 2015
Best answer: One issue that can affect converted pubs is all the previous customers who haven't quite gotten used to the idea that it's not a pub any more. I heard about one place that was still getting half-drunk men knocking on the door years after it had ceased trading.
posted by Lanark at 8:34 AM on March 6, 2015 [2 favorites]
posted by Lanark at 8:34 AM on March 6, 2015 [2 favorites]
Home inspection??? Is that a thing in England? Have an unbiased inspector come in and assess the structure, the roof, the foundation, the systems (electrical, septic, etc.), insect infestations, and give you an honest report of the state of the building and what fixes it might need in the next 5-10 years.
posted by bendy at 9:17 PM on March 6, 2015
posted by bendy at 9:17 PM on March 6, 2015
Response by poster: Thanks, all. Additional research revealed that the building is indeed in a conservation area; it's also in a high-risk flood area; and the documents relating to the original planning application for the conversion clued me in to a parking-related issue. And although the building closed as a pub three years ago, Google Maps still identifies it as one...
Closer examination at the second viewing also showed up a few things I'd missed in my excitement the first time round. I imagine a structural survey (the most detailed of the three kinds of home inspection available in England, though it'd be very odd to pay for any kind of survey without having already made an offer) would turn up plenty more.
In conclusion: the adage "if it seems too good to be true, it probably is" remains a trustworthy guide.
posted by ManyLeggedCreature at 4:10 PM on March 8, 2015
Closer examination at the second viewing also showed up a few things I'd missed in my excitement the first time round. I imagine a structural survey (the most detailed of the three kinds of home inspection available in England, though it'd be very odd to pay for any kind of survey without having already made an offer) would turn up plenty more.
In conclusion: the adage "if it seems too good to be true, it probably is" remains a trustworthy guide.
posted by ManyLeggedCreature at 4:10 PM on March 8, 2015
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posted by Thing at 5:06 AM on March 6, 2015 [1 favorite]