Architectual services - North London extension

SparklesJD

Hi all,

We're embarking on a house extension, as it costs too much to move and we're desperate for space. We have a 30's terrace, fairly basic, lovely big garden, looking at adding a 4 - 4.5m single storey rear extension (so allowable under the 2013 neighbours consultation rules) and remodelling the downstairs, gaining a bigger kitchen, downstairs loo, utility space, as well as added living space.

We've had a building company round, (the owner is known to us), to have a look and they said the next stage is to get some drawings. They recommended someone that they work with a lot to do the drawings and he said it would normally be £600-700 for some plans.

The guy came round for a free initial visit, he's very nice and seemed competent, but the quote is more than we expected. We're also a bit confused about what we actually need.

His quote [emphasis his]:
[FONT=&quot]"If you want to go all the way across the back without a step back this will require a neighbour consultation application showing the kitchen addition removed. We would submit a neighbour consultation application first to establish whether 4-4.5m is acceptable (after agreeing how deep you want to go) before carrying out the full measured survey and setting out the various layouts to allow you to choose the best layout for you.[/FONT]
[FONT=&quot]Please find below a schedule of our fees with regard to your proposals: -[/FONT]
NEIGHBOUR CONSULTATION PLANNING APPLICATION (for 4-4.5m deep extension)
£250.00 Preparation and submission of certificate of lawful use planning application including any and all revisions / liaison required to determination. (VAT free)

[FONT=&quot]FULL MEASURED SURVEY AND SCHEME DESIGN[/FONT]
£400.00 Full measured survey (ground, first, loft, roof, front and rear elevations, levels, photographic survey, existing drainage) (VAT free)
£550.00 Scheme design with as many revisions and options as required to satisfy your needs. (VAT free)

We can get ball park figures at this stage from xxxx for carrying the works to ensure budget figures are within expectations. We can cover various options too.

[FONT=&quot]DETAILED DESIGN AND BUILDING REGULATIONS APPLICATION[/FONT]
£1,100.00 Architectural fee for detailed design and building regulations application and co-ordination of all structural information (VAT free)
£240.00 LA fee for plans checking (inc VAT) - £290.40 for the side and £290.40 for the rear extension and £139.68 for the structural works.
£2,540.00 TOTAL (inc VAT where appropriate)
We haven’t included any structural engineers fees as this probably will not be required, however if it is required we will get a quote and agree this with you before commissioning them, the approximate fee for this will be around £500.00 + VAT.
We didn’t discuss party wall awards, these may be needed we can advise further once the scheme design has been completed.

Party wall agreements
We have not allowed anything for this but both your neighbours are within their rights to ask for a formal party wall award for the ground floor extension, we have an independent RICS qualified party wall surveyor that we use for all our party wall awards, but if a formal award is required for the ground floor on both sides this could attract fee up to £1.5k, there is a way of doing this informally which you and the xxx can do but only if the neighbours agree. I’ve attached an explanation guide.

The above fees include the following: -
· [FONT=&quot]Full measured survey[/FONT]
· [FONT=&quot]Production of existing and proposed drawings[/FONT]
· [FONT=&quot]Scheme design drawings including as many revisions as necessary to meet you requirements[/FONT]
· [FONT=&quot]Submission of a neighbour consultation application including any and all revisions / liaison required to determination If required[/FONT]
· [FONT=&quot]All structural engineers co-ordination[/FONT]
· [FONT=&quot]Detailed design showing construction details at door head, threshold, cill, eaves levels to enable the builder to construct the extension in line with current standards[/FONT]
· [FONT=&quot]Building regulations notes to ensure all construction is compliant[/FONT]
· [FONT=&quot]Drainage layouts indicating where connection are to be made[/FONT]
· [FONT=&quot]U-Value calculations for wall, floor and roof elements to determine what insulation and construction methods are needed to ensure compliance[/FONT]
· [FONT=&quot]Submission of building regulations application with triplicate drawings, structural designs, calculations etc. to the local authority for plans checking[/FONT]
· [FONT=&quot]Re-submission with revisions and notes after plans checking queries answered[/FONT]
· [FONT=&quot]The local authority then issue a certificate stating that the building regulation is unconditionally approved[/FONT]
· [FONT=&quot]A building notice is then issued by us two days before work is due to commence[/FONT]
· [FONT=&quot]A certificate is then issued upon completion of the project confirming that the project has been built in line with current building regulations[/FONT]
The fee also includes printing and issuing of completed drawings packages to xxx as you require and additional copies if required with a covering letter explaining the project and setting out what should be allowed for in the costings.
If you want to go ahead on the above basis, confirm by replying to this email and I’ll arrange a date to come over with my technician and get the survey underway."

The way I read it, he's saying that we'll get the preliminary application in to the local authority, then do the drawings, based on whether everyone's happy - this seems sensible?

If it's a simple box extension, can the builders proceed with the initial drawings, or will they need the BRA stuff before they can start - i.e. is it normal to pay all of it upfront or as you go?

If the new wall stays within our boundary, are we likely to need a party wall agreement? Our neighbour to the right built a conservatory-type extension a couple of years ago with the wall within their boundary, could we do the same and leave a small gap between? We get on OK with them, but building work can strain even the best of relationships and I've been reading some horror PWA stories...

I suppose overall, do you think £2.5k is reasonable for the design element of the process? The total doesn't include the "£290.40 for the side [N.A.] and £290.40 for the rear extension and £139.68 for the structural works." presumably as these are LA fees.

Any thoughts welcome, thanks, SJD.

Furts

My immediate reaction on scimming through the post was there is no way in this world you will get a professional service, to represent your interests, and a contractral, quality, approach for around £600. When you add in VAT and a London location it becomes absurd. You are expecting a professional with overheads. an office, insurance, training, accreditation and so on to satisfy all your requirements for £500.

A family member has recently been having consultations with a solicitor over a marriage break up. Each one hour slot has come out at around £800+. This because there is preparation time, follow up, letters and so on. It is not just one hours work. So come on, and get real about your proposed building work!

The upshot is you need to ask serious questions about the advice given to you by your building company.