Duplex Renovation Questions - Into 2 flats

puddy

cottlad wrote: »

Other thing about sacking the EA would be a) paying them off and b) having to get a HIP pack or whatever they are. Don't need at mo as property was on market before necessary.

didnt that change, i thought they all needed them now even if they went on before the changes???

marcg

Fire_Fox wrote: »

How much would you charge for project managing the conversion please?

The below is for PM fees, not architect fees.

Based on a 3 month programme, I'd be looking at around £2k per month - so £6k. Roughly 10% of the contract cost. If the work is as little as the OP thinks then 10% of that instead.

This is based on me managing individual trademen on site. If the job is given to a single builder under a fixed-price contract then I'd do it for <£2k full stop. The fixed-price contract would probably be £6-8k more expensive than individual tradesmen since the builder would be looking for profit as well as contingency. My job as PM would be that much simpler though due to the presence of the contract.

puddy

but thats without a drawing or plans? who makes those up and what do they cost?

Fire_Fox

jenner wrote: »

but thats without a drawing or plans? who makes those up and what do they cost?

That's what the £2K from earlier was: an architect can do both and there is a lot to be said for having someone experienced who won't take any teeth sucking!

marcg wrote: »

I wouldn't do all that for £1k, more like £2k.

Fire_Fox

marcg wrote: »

The below is for PM fees, not architect fees.

Based on a 3 month programme, I'd be looking at around £2k per month - so £6k. Roughly 10% of the contract cost. If the work is as little as the OP thinks then 10% of that instead.

This is based on me managing individual trademen on site. If the job is given to a single builder under a fixed-price contract then I'd do it for <£2k full stop. The fixed-price contract would probably be £6-8k more expensive than individual tradesmen since the builder would be looking for profit as well as contingency. My job as PM would be that much simpler though due to the presence of the contract.

Thanks, I think that is very reasonable. :T You'd get everything done much faster than a novice would, it would take me six months at best to get all the materials delivered and the trades in and out.

puddy

so where are we now on fantasy duplex,, 2k for project managing and then another 2k for the plans, or is it all included in the 2k PM cost??

cottlad

no project manager is needed as reasoned in earlier posts. My project manager will be the guy who takes the job on. I'm looking at using a company that has access to all tradesmen, not hiring them myself individually. I will only use someone i know who will crack on and get the job done.

cottlad

So where are we? Well.......... still no fixed figures but the list at the moment consists of:

-Building work (to include service installation and to building reg standard)
-Architect (to include planning and building regs)
-Selling costs
-Party wall agreement (if needed - will enquire)
-Solicitors costs (to include new leases)
-

puddy

i see, i misunderstood

so the architecs fees are for the drawings and plans then?

i just dont think you can find a builder, who will combine all the things you want, someone who will oversee the work, convert the appartments, supply and fit the things you want to a good enough standard, sort out all the planning applications and building regulations, liaise with the utilities, ALL for 55k including vat,,, i just cant see it sorry. its 47k ish for both flats, thats 23.5 for each of them for a 12 week job

cottlad

Still awaiting quotes and will make a decision this week.
I'm still trying to determine whether we would have to pay tax on the sales if we were to move out for the work to be completed? This may be to a different house owned by me, or to my parents. Also taking into consideration:
- My wifes name is on duplex mortgage but mine isn't
- My name is the other properties mortgage but my wifes isn't.
- The fact the property hasn't sold in 3 years and the only reason we are moving out is for the work to be completed.