I've got two properties to show you today - both with some fairly substantial challenges to work through, including structural worries, but with bags of potential.
First up is Middle Farm in Cumbria. The five-bedroom, sandstone former farmhouse (above) is in the village of Langwathby, within the Eden Valley.
It comes with outbuildings, gardens, courtyard and the weirdest plot of land ever - basically they seem to have sold parcels of it off for others to build on and hung onto a joined up strip running around and through it all to the last bit of paddock they wanted to hang onto. Here's what I mean.
The house is also flagged by the agent as having "signs of historic structural movement to the rear elevation". Which could be problematic in terms of a mortgage, depending on the deposit you have. You could do what we do - get the most basic-level survey done for the mortgage and then pay separately for your own independent, warts-and-all full survey? Here's an indication of the problem...
(Seriously, two planks??!) Anyway, what you do get is a very, very pretty big house in a lovely location, with lots of space to work with. The outbuildings could stay or go and you'd have a good size courtyard, lots of off-road parking space and garden. Rooms can be reconfigured to create something much more open (obviously once that rear wall as been rebuilt) and to add bathrooms.
On the market through H&H Estates with a guide price of £450k. My own feeling is that's still a bit of a punt price, but you'd need to see what the survey throws up. Details and lots more pictures on the agent's site here and on Rightmove here.
And talking of surveys and structures, here's property pick number two.
And talking of surveys and structures, here's property pick number two.
The agent is looking for cash-only buyers on this 1930s three-bedroom, detached villa in West Looe because it's probably unmortgageable. The reason being, it seemed likely to fail its mundic test in 1999.
Let me explain. Back in the mid-90s, surveyors saw that many older properties in Cornwall and Devon had been built using concrete that included aggregate made with local mining waste. That mix affected the strength and longevity of the concrete and in 1994 guidance was issued requiring houses built before 1950 (mostly) to be tested. This house was tested in 1999.
Let me explain. Back in the mid-90s, surveyors saw that many older properties in Cornwall and Devon had been built using concrete that included aggregate made with local mining waste. That mix affected the strength and longevity of the concrete and in 1994 guidance was issued requiring houses built before 1950 (mostly) to be tested. This house was tested in 1999.
The process takes multiple concrete samples and checks to see if the aggregate used is 'stable' (Group 1) or 'potentially deleterious' (Group 2).
If Group 2 aggregates are found, a next stage of testing determines the classification of the concrete and therefore whether the property is mortgageable - A-class types are; B and C class are not.
In the case of our West Looe villa, two of its 10 samples were class A, the other 8 were recommended to go to second stage testing, but with the warning from the surveyor at the time that they were likely to be the bad class. These home owners will not have been the only ones to decide that further testing would not be in their interest in 1999.
To be fair, the mundic testing and classification of concrete changed in 2016 and there is now a wider range of classifications that are mortgageable, and that could affect this property.
But even with that fingers-crossed-the-concrete-is-sound further testing, you are also likely to be looking at asbestos in ceiling panels to be removed, and a two tier back garden that may need added drainage. And a lifetime of stuff to be cleared away.
If Group 2 aggregates are found, a next stage of testing determines the classification of the concrete and therefore whether the property is mortgageable - A-class types are; B and C class are not.
In the case of our West Looe villa, two of its 10 samples were class A, the other 8 were recommended to go to second stage testing, but with the warning from the surveyor at the time that they were likely to be the bad class. These home owners will not have been the only ones to decide that further testing would not be in their interest in 1999.
To be fair, the mundic testing and classification of concrete changed in 2016 and there is now a wider range of classifications that are mortgageable, and that could affect this property.
But even with that fingers-crossed-the-concrete-is-sound further testing, you are also likely to be looking at asbestos in ceiling panels to be removed, and a two tier back garden that may need added drainage. And a lifetime of stuff to be cleared away.
But what this lovely house offers is a fabulous location on the Cornish coast - Looe, particularly quieter West Looe, is popular with both visitors and filmmakers.
There are great views across the South Downs from its upper windows and the house is in a conservation area surrounded by similar detached homes. Good-size gardens front and back, a detached garage to the rear, original 1930s features, and lots of potential.
There are great views across the South Downs from its upper windows and the house is in a conservation area surrounded by similar detached homes. Good-size gardens front and back, a detached garage to the rear, original 1930s features, and lots of potential.
On the market through Seasons at £269k. Details and more pictures on the agent's site here and on Rightmove here.
And, because this happened today, I'm going to join many thousands of others who'll be sharing this video. I miss big hair.
Gorwedd mewn hedd, Bonnie.
Gorwedd mewn hedd, Bonnie.
