Consultation Before Buying a House

Does checking the planning history of a property before I buy it really make a difference?

Yes — significantly. Every planning application ever submitted on a property is a public record, including approvals, refusals, and enforcement notices. A previous refusal tells you what the planners have already objected to. An enforcement notice tells you something was built without permission and the council may still require its removal — a liability you would inherit on completion. Reading the planning history before you offer costs nothing and takes about an hour. A consultation before you commit takes 30 minutes and covers exactly what that history means for the plans you have in mind.

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How can an architect's assessment help me before I make an offer on a house?

A surveyor tells you what is wrong with a building. An architect tells you what you can do with it. These are different skills. Before you offer on a house you intend to alter or extend, a 30-minute call can tell you whether your plans are likely to get planning permission, whether the property type and location present any particular obstacles, and whether your budget is realistic for the work you have in mind. It helps you decide whether to offer, what to offer, and what conditions to set.

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The estate agent says the house has permitted development rights — does that mean I can extend it without planning permission?

Not necessarily. Permitted development rights can be removed or restricted in several ways: if the property is listed, if it is in a conservation area covered by an Article 4 Direction, if previous extensions have already used up the permitted volume, or if the local authority has applied a specific policy. Always verify the position with the local planning authority before relying on what an estate agent tells you about permitted development. This is one of the most common mistakes buyers make.

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The property I'm considering is in a conservation area — what does that mean for the alterations I want to make?

A conservation area means additional planning controls apply. Some alterations that would normally be permitted development — small extensions, replacing windows, painting brickwork — require formal planning permission. Conservation areas also often have an Article 4 Direction in place, which removes permitted development rights entirely. The local authority will have published design guidance for the area that sets out what is and is not acceptable. During a consultation I can tell you what those constraints are likely to mean for the specific alterations you have in mind.

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Should I commission an architect consultation before or after the building survey?

Ideally before you offer — so you know whether the property is suitable for your plans before spending money on a survey. Many buyers do both in sequence: an architectural consultation first to assess feasibility, then a Level 3 Building Survey to confirm the structural condition. The two serve different purposes. The consultation tells you whether your project is possible. The survey tells you whether the building is sound enough to carry it out. Share a copy of the survey with your architect when you eventually instruct one for the work.

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If I extend close to a neighbour's property, do I need to serve a party wall notice?

In England and Wales, yes — the Party Wall etc. Act 1996 requires you to serve written notice on adjoining owners before carrying out certain works. This includes building on or near the boundary, excavating within three or six metres of a neighbouring structure, and work directly on a shared wall. Your neighbour then has the right to appoint a surveyor and agree a Party Wall Award before work begins. In Scotland the Act does not apply, but you should still discuss boundary proximity with your architect as it affects design, access, and the structural approach. A consultation can flag whether the extension you are considering on a specific property is likely to trigger party wall obligations.