Advice on design and costs

copperjar

Really love the attached house but I have absolutely no idea how much or how feasible the changes we would want to make are.

We would want to knock through into the dining room to make a large kitchen diner. Would we need architect designs/plans for this? Looking at the layout in the kitchen, the wall with all of the wall units is the one we would want to knock through - any potential designers got any advice on what a layout could look like?

Other changes would be more cosmetic and could be done a bit over time - fireplaces we would want to replace quite quickly though.

http://http://www.rightmove.co.uk/property-for-sale/property-41952669.html

nickperry68

Link not working for me...

"We would want to knock through into the dining room to make a large kitchen diner. Would we need architect designs/plans for this?"
Generally: Wouldn't hurt, bit not necessary... although, if its a load bearing wall, you'll need a professional to perform the calcs for the steel and pay for building regs (and possibly a party wall agreement)

Davesnave

This one works:


http://www.rightmove.co.uk/property-for-sale/property-41952669.html

Bog standard semi. Needs steel calcs, building regs and perhaps not much else. Architect would be overkill. Builders are doing these all the time.

Fireplaces are non-structural. Chimney breasts are.

The other possibility is to go into the garage, or part of it.

nickperry68

Right - two http's - just cut and pasted the bit after the 3w and it worked: Highfield Villas, Street Lane, East Morton?

Looking at the floorplan I wouldn't have thought that would be a problem - I'd budget somewhere around the £2k mark to remove a load bearing wall and put in a steel - possibly a little more if radiators/electrics need a lot of sorting out as well... as Davesnave said above, no need for an architect - although if it were me I'd be more tempted to take out the pantry, store and rear garage wall and go into the garage for an amazing kitchen and dining room... good luck!

Doozergirl

Davesnave wrote: »

This one works:


http://www.rightmove.co.uk/property-for-sale/property-41952669.html

Bog standard semi. Needs steel calcs, building regs and perhaps not much else. Architect would be overkill. Builders are doing these all the time.

Fireplaces are non-structural. Chimney breasts are.

The other possibility is to go into the garage, or part of it.

Exactly that.

Nice magnolia paint job and new carpets to hide a multitude of sins.

Get a decent survey. Check the electrics. Heating system has had extra rads added at some point. The original ones are ancient, single panel and therefore inadequate. Check the boiler for age and capacity to service the house properly.

copperjar

Thanks everyone for the advice. Plenty to think about

Hoploz

Ask them to leave the washstand, do it up for use in the bathroom, or sell it. It's great!