A good survey is essential, but surveyors can only report on what they can see on the day. After fifteen years of selling old houses in Larkmouth, these are the questions we encourage every buyer to ask as well.
1. Is it listed, and what has been done without consent?
Around a third of the Old Town is listed. That rarely puts buyers off, but works done without listed building consent stay with the house, not the owner who did them. Ask your solicitor to check the council records for every window, extension and rooflight.
2. Lime or cement?
Old stone walls need to breathe. Many cottages here were repointed or rendered in cement in the 1970s, which traps moisture inside the wall. If the render sounds hollow when you tap it, budget for putting it right.
3. Where does the parking actually go?
Most lanes below Church Street have no off-street parking. The Old Town residents’ permit costs around £120 a year, but there is a waiting list in summer. Check before you assume you can park outside.
4. Is it in the flood zone?
Streets nearest the harbour sit in a flood zone, which can affect insurance. The Environment Agency’s maps are free, and the Larkmouth Harbour Trust keeps records of every tide that has topped the quay since 1962.
5. What do the neighbours share?
Cottages here often share chimney stacks, drains and even rights of way through each other’s yards. These are normal, but they should be written down. Ask the sellers before you instruct a solicitor; it saves weeks.
“A stone cottage that has stood for two hundred years will probably stand for two hundred more. You just need to know what you are buying.”
If you are thinking of buying in the Old Town, call the office or drop in on Quay Street. We are always happy to talk through a property, even one we are not selling.