House extension - where to begin?

iamparakeet

Hi,

I have had an offer accepted on a house which we would intend to (need to) extend - principally, a kitchen knock-through and extension, but also perhaps additionals like side extension, maybe even second-storey kitchen extension.

We want to use the period before completion to ascertain exactly what might be possible and roughly how much this would cost.

I have read some magazines and guides etc, but I still feel pretty in the dark.

I want to do this right (ie. not get stung by realising too late, when we're in, that what we want isn't possible or big enough, or busts our budget) - but I don't quite understand:

a) which, if any professionals/tradespeople to involve...
b) what is possible in the scope of neighbourly relations/permission and planning.

We have spoken about having a builder visit. But I guess a builder can only give some ideas about the chances of smashing things through, building them up and rough costs for that - as opposed to planning issues etc. ...

I am concerned about whether the neighbour or planning regulation may limit us from doing what we may like. House is a semi-detached, with an existing conservatory extension stretching to the equivalent rear property wall of the adjoining property, whilst the property on the other side of the semi-detached boundary has had a two-storey rear kitchen extension that seems to stretch farther back than this line.

Should the professional we have visit be an architect or some sort of planner, rather than/as well as a builder? Would it be they who could advise on what is possible, both architecturally and in consent terms?

If so, should we pay them to draw up some plans, or would we just have them visit and give some indications on the possibility of future work?

I am so new and green to this; never done this before.

I know there are some guides online, but I am struggling to see how to piece the process all together so far.

Are there any topic-specific forums on this?

Thanks.

teneighty

An architectural designer will usually do a free initial consultation site visit.

They should be able to give you some very brief advice about what is feasible and know the local planning policies.

Ask family, friends, work colleagues, new neighbours, someone will know a local architectural designer.

Doozergirl

The local authority should also produce 'supplementary planning guidance' that will deal with acceptable extension design within it. You can have a read of that before you meet with anyone.

I would not rely heavily on a random builder's opinion on the cost of building an extension that hasn't been designed yet. The Homebuilding and Renovating website has a calculator that might give you a bit of an idea.

Tykva

i suggest to do some reading online, then discuss with planning permission, then architect and the rest. preliminary architects would say yes, to anything but as you have to prepay you might not be happy with what they propose you can do, so before making any payments research as much as possible yourself. that's what i'm doing.

System

The biggest issue you have really is that you'll only be able to get general advise until you get the keys and people can actually see the property, if your offer has been accepted, it's pretty rare to be allowed to go and survey the place before completion.

However (I'm a bit biased here) the normal process would be to get some architects out to visit the site, talk through your ideas, budget, must haves etc and have a conversation - then get fee proposals for the design service and take it from there.
Asking builders out may work if you are lucky and get a very good one, but it's much easier and gives you much more control to give builders drawings and a spec to price once you have a design you are happy with.

Look on your local planning portal to see what companies/individuals are working in the area on small scale stuff and speak to them, usually they will have a good idea of planning in your area etc

teneighty

I often do initial consultation site visits on a property before the purchase is completed, but that is in England if that makes a difference.

It is just a matter of arranging a visit with the estate agent, sometimes we just meet with the vendor or they give me a key if it is empty. It is no different to undertaking a survey.

System

teneighty wrote: »

I often do initial consultation site visits on a property before the purchase is completed, but that is in England if that makes a difference.

It is just a matter of arranging a visit with the estate agent, sometimes we just meet with the vendor or they give me a key if it is empty. It is no different to undertaking a survey.

I've had solicitors/estate agents not wanting to hand over the keys once a bid has been accepted on both sides of the border, presumably in case something is spotted which might affect a sale.
Some have been fine with it, usually if you can speak to the seller direct, but in general I've found it an issue if the sale price has been agreed... Just your luck I guess op

teneighty

the_r_sole wrote: »

I've had solicitors/estate agents not wanting to hand over the keys once a bid has been accepted on both sides of the border, presumably in case something is spotted which might affect a sale.
Some have been fine with it, usually if you can speak to the seller direct, but in general I've found it an issue if the sale price has been agreed... Just your luck I guess op

I have always found the opposite and never had a problem with the agents, I always put it down to it showing the purchaser is serious and committed to the deal.

Sometimes the sale falls through but mostly they proceed to completion as I don't think people get to the stage of talking to designers unless they are serious. And fingers crossed, I've got a good conversion rate of free consultations to fee paying jobs.