Who to create plans for extension and loft conversion, and should intermediary liaise with builders?
Anonymous user 03/03/2024 - 3.02 PM
Hi,
Our house purchase should complete in 5 weeks. We intend to do a largish kitchen extension across the breadth of the house (4m long), and a loft extension, in order to retain 3 bedrooms but move the bathroom upstairs. We would like to conduct the work as soon and quickly as possible to turn around for resale, so need the reasonable cost/time effective solutions for all work.
1) Who should we ask to create the plans? I would like to get a certificate confirming the work falls within permitted development, and for building work to follow. Jr architect/builder/surveyor? Is it usually to submit the plans before purchase?
2) With the above in mind, when would it be usual to expect a good builder to be able to start? How much notice is needed?
3) Is it a good idea to hire an intermediary to work with the builders to encourage efficient work pattern and manage payment in line with completed work? Where could I find such a person?
Many thanks
Are you a tradesperson and able to answer this question?
It is best to have the plans drawn up by an experienced and competent architect or architectural technician. This will help make sure your requirements are detailed correctly which in turn means you should then receive accurate tenders for the works. As you also intend to do a loft conversion, you will need the services of a Structural Engineer in respect to the design and calculations for this element of the project. Normally your architect will organise this as part of their brief and will be able to advise you on planning matters. If the works do fall under permitted development you can request a letter confirming this from the local planning department although they do charge a small fee but sometime peace of mind is worth more. If you are confident that the purchase of the property will go though without any problems then there is no reason why you can't submit plans prior to completion although probably best to get seller's permission.
The works will need to comply with Building Regulations and as such you will need to make a Building Regulation application. This is done by either submitting a set of working drawings for full approval prior to commencing the works or by a Building Notice which allows you to start the works 24 hours later. The risk of a Building Notice is that the building inspector can request or insist on additional works although if you have the scheme designed and drawn up properly in the first place there should only be a minimal risk of issue during the work phase. The actual works still have to be inspected at exactly the same stages either way.
I always advise clients to get at least 3 prices for their building works and to take time to compare the tenders on a like for like basis. Each builders lead in time will vary and during the tendering process you will most likely be drawn to a particular builder and it's often worth waiting for the right one. Time taken at this stage will undoubtedly save you problems and money later.
If you feel that you are not capable or unable to oversee the works and that you need the advice or support of a project manager or clerk of works during the build then it maybe best employing one. There is no golden rule on this and generally comes down to cost as typically they charge a fee as a percentage of the build cost. However I think you will find that if you careful in your selection process and you appoint a reliable and competent building company the works can be managed quite adequately between the two of you.
I hope this helps
Regards
David Bray
Answered25 October 2013
2
Anonymous user
It would be advisable to have plans drawn up by an architect or architectural technician who is suitably experienced in that field (do ask to see samples of work first).
You can by all means have drawings prepared before you own the property, if planning is needed then a Notice No1 is served on the owners - you need them to agree to this process. If planning is not needed, you may require a Certificate of Lawful Development, the old days of writing explaining the proposals and getting the ok is long gone, it's all official applications now with fees.
Have a look at the Planning Portal website for extra guidance. If the house is in a conservation area there will be even more restrictions.
Preparing plans before you own the house comes with risks that the purchase happens without either party withdrawing from the deal.
Depending on the work a Party Wall Notice may be needed --- get an architect or architectural practice to visit and advise (local ones should do that for free! I do!!)
Jon
