This is not as straightforward as it may seem. The seller may genuinely
have believed, based upon their own enquiries when they bought the property
that the Coach House was not listed.
On the other hand, they may have simply "believed" it was not listed and
replied, based upon their own belief that belief was reasonable.
Finally, they may have assumed that it wasn't listed because they had not
been told anything to the contrary, and they were reckless in their reply.
I cannot believe that they knew it was listed, they would say that it was
not, because truth would come out in no time at all.
Depending on which of the above it is, they may be guilty of
misrepresentation or degrees of misrepresentation.
If they had an honest belief based upon their own enquiries, they cannot
If they have misrepresented (please note it needs to be misrepresentation
not the fact that it is listed. They may have been advised incorrectly) then
you are entitled to be put back in the position that you would have been had
the misrepresentation not occurred.
That link comes down to measuring the quantum of your loss.
If the house is being significantly renovated with no listed building
consent, it seems unusual that the local authority have not jumped on it, but
that does not mean that it is not listed, very often, depends how to and diligent
the conservation officer is.
It would seem strange (in my opinion) for the Manor house to be listed, but
not the Coach house. This is a very old listing for 1954, because at that
stage, stately homes were being knocked down on a daily and weekly basis!
Of course, the property may be worth more with listed status or less with
listed status and therefore you are going to need a valuer's opinion as to the
If the Windows need changing, and all the work needs changing, you would
also be entitled to those costs.
Can I help further?
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The thread remains open. Thanks