Buying in London: A Guide for International Buyers, Part 2: Post-Purchase
LA London partners Andrew Paulson and Kathryn Archer.
London property continues to hold global appeal, with the majority of our projects undertaken for overseas clients. Abundant period stock, leafy streets and first-rate schools mean areas like Westminster, Kensington and Knightsbridge attract HNWIs from around the world.
These areas also tend to be subject to the most stringent planning restrictions and safety requirements, however, and a key part of our role as architects is to help clients navigate these with minimal disruption and delay.
In the second instalment of our two-part Guide for International Buyers, LA London partners Kathryn Archer and Andrew Paulson reveal the key considerations for overseas clients undertaking a renovation project in the capital.
1. Check the planning and risk status of your property
One of the most common misconceptions we encounter when working with international buyers is the (not unreasonable) assumption they will have free rein to modify or improve their new home as they see fit. Unfortunately, if their home is listed or an apartment in a building defined as ‘higher-risk’, that is not the case.
There are around 25,000 listed buildings in London, with the highest proportion in the boroughs of Westminster, Camden, and Kensington & Chelsea – among the most sought-after parts of the capital. The majority of listed homes are Grade II, meaning they are considered of special historic interest, while Grade II* and Grade I-listed buildings are deemed to be of ‘exceptional interest.’
Listed buildings are subject to stringent planning restrictions that limit owners’ ability to alter certain features of the property, both internally and externally. In the 44 years since our founding, we have acquired extensive experience working with Historic England and local Conservation Officers to obtain listed building consent while still fulfilling our clients’ vision for their home.
A typical listed home in Eaton Square, located within the Belgravia conservation area and the Grosvenor Estate, that LA have worked on.
Additional planning restrictions come into play in London’s many conservation areas and private estates. Over 20% of residential buildings in London are located in a conservation area – and in Kensington and Chelsea, that figure soars to 70%.
Deemed to be of special architectural or historic interest, a conservation area is subject to development restrictions, meaning homeowners need to obtain permission from the local planning authority to make any changes to the exterior of a building.
If you’re buying an apartment, it’s also important to check whether it’s located in a Higher-risk Building (HRB). HRBs are buildings of more than seven storeys or 18m high with more than one residential unit, and any work to an HRB must be submitted to the Building Safety Regulator for approval. Again, we have considerable experience working on apartments in HRBs and have robust and effective processes in place to improve and accelerate what can often be a drawn-out process.
Luxury residential complex and HRB, One Hyde Park.
2. Investigate other stakeholders
London is home to several private estates, known collectively as the ‘Great Estates’, which own large swathes of the capital’s premium districts and impose additional development rules. For example, a property in Mayfair may sit within the boundaries of the Grosvenor Estate, which makes it subject to Grosvenor‘s Mayfair Management Scheme. In this case, permission for any work to the building’s exterior will need consent.
The other Great Estates in London are the Cadogan Estate in Chelsea, the Howard de Walden and Portman Estates in Marylebone, the Bedford Estate in Bloomsbury, and the Crown Estate. By familiarising yourself with restrictions specific to these areas, you’ll be better placed to decide on the scope and scale of your project.
An LA London project on Charles Street in Mayfair.
Internal works must also receive freeholder consent if you are purchasing a leasehold property. This is known as a ‘Licence to Alter’ and the requirements that need to be satisfied vary from building to building but can be onerous.
If you are purchasing a leasehold apartment in a 20-metre high listed building that is owned by a great estate, therefore, be prepared for a protracted approvals process! Fortunately, LA London has years of experience to guide you through this process and ensure it is as smooth and efficient as possible.
3. Choose an experienced architect
The many rules and regulations that apply to projects in central London can seem daunting, but obtaining advice from an architect at an early stage can help you determine the full potential of your new home.
At LA London we are always happy to provide speculative advice to buyers and buying agents on the chance of getting planning permission or listed building consent for a project like a basement or rear extension. We can also provide concept plan layouts to show what might be possible.
When choosing an architect, it’s important to find one with a portfolio of similar properties in the local area. Not only will they have experience navigating local planning rules, but they will be able to provide you with the most accurate estimate and timescale for your project. An experienced and reputable London architect can also introduce you to tried-and-tested contacts and collaborators for all aspects of your project.
LA London’s James Hall and Kathryn Archer on site.
4. Pick a project manager
On the subject of collaborators, many of our overseas clients are surprised by the number of specialists required to make up a project team, whether for planning or during the design process itself. As well as an M&E engineer, a structural engineer and an interior designer, clients might need specialists in AV, acoustics, security, fire, traffic management, swimming pools, spas and countless other areas.
A project manager role is therefore crucial to assembling a reputable team that has ideally worked together before. This role is often fulfilled by an architect: as the lead consultant, it makes sense for us to pull the team together. We can recommend several contacts in each discipline, selecting specialists most suited both to the project and to the client.
The success of a project more often than not comes down to whether a team has worked together successfully on previous projects. It can take months to understand how people work and their specific strengths and weaknesses, and you don’t want that learning process to happen on your job.
5. Consider using a local representative
Video calls, emails and WhatsApp now allow us to communicate more easily with overseas clients, and we are also fortunate to have a large, multilingual team at LA London in the event of any language barriers. However, it can also be useful to appoint a local client representative to liaise with your project team, especially if you’re planning to remain overseas while work is carried out.
A local client rep might simply be a friend or family member based in London, or a property manager with particular expertise in this area. They can be the main point of contact for the project team, fielding questions and acting as your eyes and ears on the ground to make sure work is progressing on schedule.
Read part 1 of our Guide for International Buyers – Pre-purchase – here for advice on finding and financing a home in London. If you’re an international buyer planning a project in London, please do contact us for advice – we’d be delighted to help.