Planning permission obtained-what order from now on?

hotcookie101

Hi,

We have just had planning permission passed :j but I'm not sure what order we need to do these remaining things:
1) put out to tender for quotes
2) buildings regs drawings
3) apply for funds/remortgage

House is worth approx 270, outstanding mortgage is 60k (I'm on a tracker that I have overpaid, bought house in June 2016) I don't forsee there being any problems with borrowing the approx £60k we are expecting the building work to cost, but I don't know if I should talk to bank 1st to confirm, or is it better to have a more exact idea of costs before doing this by getting quotes from builders-or do they need the building regs drawings rather than just the plans?

It is to enlarge a loft conversion with a partial hip to gable (has already been converted with building regs before I bought house) and dormer, and put a 2nd floor on top of existing kitchen extension (we do need to check footings on this also-when do we do this-before/after other things?) if that would make anyone hazard a guess at costs.

Thanks

Le_Kirk

I assume you had drawings for applying for planning permission but would they be suitable for tendering purposes? If you were a builder would you want to put in a quote against outline drawings? Therefore probably get drawings done before tendering.

marc81

I would get your building regs copies done and submitted, this is not a long process - no point just sending plans out as they won't have all the detail needed such as timber sizes, steel sizes etc. While they are in you can send copies out for tender, if your architect is good then not much should need to change if building control do have any issues it should be minimal amendments. Once you have quotes you can then apply for funds. I know you say you think it will be £60k, but best to get quotes first to make sure your'e in the right ballpark. Our bank also asked for copies of quotes when we applied for additional funds from our mortgage... they said they tend to on home improvements over £20k although obviously this will vary by lender, some won't bother.

phill99

Get building reg drawings done. This is what builders will need to quote.


Once they have quoted, you can then go to your bank for funding.

phil24_7

Get any drawings needed first (full building regs, Structural Engineering drawings/calcs and a full specification), it will show builders you are serious. It will also highlight any problems before you start.

I would get a structural engineer to check your foundations (you will need to dig one or more holes to expose the foundation that a SE will advise how many and where). This shouldn't cost too much but will remove an element of doubt from any quotes.

If you find quotes are far above what you can afford right now, split the job up in to two or more parts. Perhaps do the second floor first then then enlarge the loft.

hotcookie101

Thanks, hopefully it won't take long to get the drawings done, so we can start contacting builders.

Should we check the foundations now? Architect did say will likely need structural engineer to do some stuff for building regs. Problem is it's surrounded by concrete so it won't be easy to get down to them.

Thanks again

Hoploz

I've just got PP and my architect is now doing working drawings straightaway. (He is a structural engineer himself )

One builder I've contacted has done an estimate based on planning sketch plans but was clear saying its purely a ballpark estimate and will certainly be altered according to exact spec.

Another builder came today to look and is going to wait for the drawings to do his quote. Ths is fair enough as they will be done very soon - no point working on figures this week if he has to do it again next week!

One other builder said he will visit after I've supplied the drawings.

One builder isn't taking on other work as his diary is booked till mid-2018!!

Another hasn't bothered getting back to me at all.

Seems a numbers game - contact as many recommended builders as you can get, then see who gets how far with providing a quote haha.

phil24_7

Contact the SE in advance as you will need to dig one or more holes to expose the foundations. You can pick your own SE or use one recommended by your architect.

System

The way we usually do it is:
Speak to a few builders with the planning drawings to see if they are interested/ check their availability.
Then once you have the tender information (Inc building regs drawings and full engineers details) together you can send it to the builders and get the quotes back, pick the one you want to go with and negotiate any cost savings.