Then the survey arrives.
The roof needs attention, the windows are deteriorating, and that lovely extension you were planning might not be possible.
Suddenly, the dream home comes with a rather different price tag.
This Thursday at 10am on Property Quorum, Gareth Wax, Hamish McLay, Silas J. Lees and Zahrah Aullybocus will be asking whether buyers really understand what they are taking on when purchasing a listed building.
Let's start with the listing itself.
Many buyers assume a Grade II listing only protects the outside. In reality, protection generally extends to the entire building, including its interior.
Replacing windows, removing walls or changing original features could require listed building consent.
And what happens when the previous owner has already carried out alterations without permission?
Imagine discovering that the beautiful modern kitchen involved removing a historic wall without consent.
You may not have committed the original offence, yet you could inherit a property where the local authority requires those alterations to be reversed.
An expensive surprise!
This is where the buyer's solicitor becomes particularly important.
Has the solicitor investigated the planning history? Have the necessary consents been obtained? Do the approved plans match the property?
And what if the seller simply says, "It was like that when we bought it"?
That doesn't establish whether the work was lawful.
The solicitor may need to raise further enquiries, examine historic documentation and work with the surveyor to investigate potential problems.
Indemnity insurance might be considered, although it cannot make unauthorised alterations lawful or guarantee that restoration won't be required.
And it isn't just the solicitor facing additional work.
The estate agent needs to communicate the property's listed status. The search agent may need to investigate historic records. The surveyor requires appropriate knowledge of traditional construction.
Mortgage lenders and insurers may also need to consider specialist repair costs, rebuilding requirements and the property's suitability as security.
All this takes time, knowledge and potentially additional expense.
Should a solicitor be expected to carry out considerably more investigation for the same fixed fee as a straightforward modern property?
And should buyers be encouraged to instruct professionals with specialist heritage experience rather than simply choosing the cheapest quote?
Hamish will be particularly interested in the role of local authority searches and local knowledge. Searches can identify listing status and relevant recorded permissions, although they cannot confirm whether every alteration has been carried out lawfully.
This is where collaboration between solicitors, search agents and surveyors becomes so important.
Then there is maintenance.
A leaking roof might require specialist materials and experienced craftspeople. Insurance must reflect appropriate reinstatement costs, which can differ significantly from market value.
And what about modern living?
Better insulation, double glazing, solar panels and efficient heating may all be desirable, although alterations must respect the building's historic character and construction.
Silas will consider whether better digital records and access to property information could help buyers identify these issues much earlier.
After all, nobody wants to discover serious problems after collecting the keys.
Listed buildings are an important part of our heritage. They deserve protection, and many owners take enormous pride in caring for them.
The question is whether everyone involved is doing enough to explain the responsibilities before buyers commit.
Join Gareth Wax, Hamish McLay and Silas J. Lees this Thursday at 10am for Property Quorum.
Because falling in love with a listed building is easy.
Understanding the true cost of character is another matter entirely.
Watch live or catch the recording: https://www.youtube.com/@SpillingTheProper-Tea
For enquiries or to share your experiences, contact