We are fortunate in this country to have inherited a rich and architecturally varied stock of properties, from magnificent stately homes through all kinds of industrial buildings to the smallest rose-clad cottage.

The reason we have all these beautiful and fascinating buildings is the listing system. This means a property deemed worthy of preservation is placed on a statutory list, marking it out as something that must be saved for the nation.

Such properties are put into one of three grades, depending on their architectural and historic merit.

Those in Grade I are of exceptional interest or national importance and Grade II* buildings are of particular importance or interest.

Grade II buildings are described as those of special interest or warranting every effort to preserve them. This category covers more than 90% of listed properties.

Properties are being added to the list all the time. More under-represented property types are likely to appear, such as converted pubs, barracks and churches.

Whatever their type, what all these properties have in common is that they are unique and irreplaceable.

The logical result of this policy of preservation is that any alterations to a listed building have to be approved by the relevant planning department.

Special permission, called a Listed Building Consent (LBC), must be obtained for any works carried out, however minor. Failure to do this is a criminal offence, carrying the penalty of at least a fine, but with the threat of a prison sentence.

Furthermore, anyone buying a listed house that has had alterations without the benefit of an LBC, although exempt from prosecution, could be made to restore the building to its original condition at their own expense.

So, the moral is, if you’re buying a listed building, ensure all LBCs have been granted and that the work has been carried out in accordance with them.

For this reason, it is wise to use a solicitor who is accustomed to dealing with listed properties and understands the LBC process.

David Ramon of Waterfords thinks it’s necessary to look at the bigger picture when talking about listing. While appreciating the past, the system essentially looks towards the future, he said.

“I really believe that listing can only be a good thing to allow future generations to continue to enjoy these wonderful buildings, because without these restrictions, we certainly wouldn’t have them any more,” he added.

Contrary to popular opinion, listed buildings are not frozen in time. It is possible to make certain changes, although just what is and what isn’t permissible will be peculiar to each individual property.

For example, if the façade of the building is to be preserved to protect the street scene, it may be acceptable to alter the rear without too much problem.

Internally, it can be fine to make substantial alterations, such as installing a modern kitchen or bathroom.

Listing does not prohibit change — it just makes sure it is done sensitively and in keeping with the character of the property.

In addition to listed properties, some local planning authorities, such as Surrey Heath Borough Council, also have a ‘local list’.

Properties on this are of local historic interest and fall outside the statutory regulations govern-ing listed buildings. They will attract more detailed consideration if planning permission is sought to alter them.

Similarly, properties might be in a conservation area and therefore affected by certain planning restrictions.

They might not be listed as such, but any proposal for changes to the building will be closely scrutinised by the planners.

In the latter case, the idea is not necessarily to preserve the building itself, but more the overall character of the area. By implication, this includes the appearance of any properties within it.

It might mean that an owner would need to obtain permission for something as simple as the positioning of a satellite TV dish, and planning permission could be required for relatively minor alterations, such as a new roof or porch.

The idea behind conservation areas is to control development within them by allowing only works which will enhance or protect them.

Although this might seem restrictive to many purchasers, the knowledge that the area will not change substantially is of major importance and it can add real monetary value to a property.

Steve Tetlow of MacKenzie Smith said: “I don’t think the benefits of conservation areas are necessarily measurable in terms of pounds and pence. They are more measurable in terms of the environment.

“For example, if Oak Common at Hartley Wintney hadn’t been protected, the oaks on it would have been cut down long ago.”

So limits on development are clearly advantageous not only to local people and visitors to the area but also to the plants and animals it supports.

Mr Ramon said: “It’s important to see a conservation area as a means of control, not a restriction, and these rules are put in place to help not hinder.

“As a home owner, you have a lot more control of what goes on in your surrounding area and you also get the advantage of living in a beautiful location with the peace of mind that it will remain as it is.”

While buying in a conservation area brings certain responsibilities and benefits with it, where listed properties are concerned, many potential purchasers reject the idea because they think that it will be an expensive liability.

In fact, it need not be an onerous task and the reward is the chance to become a custodian of the nation’s heritage — as well as being lucky enough to live in a unique, well-built home that has an interesting history and lots of character.

Mr Tetlow believes that listing is the only effective way of maintaining and recording history, adding that unless we preserve these buildings, they will be lost forever. He does not think purchasers should be worried about excessive expenditure.

“I would say that living in a Grade II listed house needn’t be any more expensive than any other if it’s properly maintained,” he said. “But many people are passionate about these houses even when they need lots of work doing to them.

“We recently sold one to a purchaser who wanted to restore the building to its former splendour because he felt so strongly that he wanted to see our history protected.

“One advantage we have these days is that there are have been so many advances in the technology that can be used to repair or maintain them.

“There are lots of specialists around and excellent materials available, so it’s now possible to make these houses look stunning rather than merely acceptable.”

If you are viewing a listed property, perhaps the best approach to take is to decide whether or not the house suits you as it is, and whether you would want to change it.

If you think you would, then it is probably best to look elsewhere because you could find your vision for the future falls at the first hurdle.

Mr Ramon continued: “If you’re looking at your dream chocolate box cottage, then you should know what you’re getting into and just do a little research before you take the plunge, however much you fall in love with it.

“On the other hand, we have buyers who are specifically looking for a listed property. They don’t care about the number of rooms, the height of the ceilings and so on. All they want is a beautiful and special house.”