Order of events - offer, builder in for quote, planning permission

george4064

I currently own a flat which is under offer and am looking at buying a terraced/semi-detached house in a different town.

I viewed a terraced house last week, which I do really like but there are a few sticking points I want to iron out first or at least understand the implications involved.

- The property is part of a Grade II listed building, which is a court and split into about 12 terraced houses and 2 semis.
- The property has electric radiators, electric water tank and an electric induction hob.
- Ground floor layout is not quite to our taste, so we’d want to change this.

Taking the above points into account, we’d want to

1. get the property connected to gas supply (neighbour has gas connection so shouldn’t be too problematic) including getting standard water radiators, gas hob and a normal gas powered boiler.

2. Have work done to the ground floor, including new kitchen etc. We would look to replicate what the neighbours did a few years ago (who obviously got the necessary PP) which did not involve any extension so effectively all internal changes which I believe should be permissible for being part of a Grade II building.

3. Get secondary glazing added to all the windows, since I don’t think you can get double glazing windows fitted without altering the external period features etc.

So far we have just had one viewing, so my question was what order should we look to do things? I’m thinking order of events would go something like;

- have 2nd viewing with builder to take a look around potential works and costs.
- during 2nd viewing, get a plumber come round to look at getting connected to gas mains and switch over radiators/boiler.
- get building company to draw up rough plans for works and costs.
- make offer and hopefully agree on price.
- upon completion, get builder to draw up detailed plans for planning permission & submit PP. (would look to copy neighbours as much as possible so that it should get PP).
- get window company round to quote installing secondary glazing throughout.


Sorry for all the questions, this would be my first time doing major work to a property. 

Thanks in advance.

user1977

Given how busy tradespeople seem to be at the moment, you might have trouble persuading them to spend time giving you quotes for a property which you haven't even made a successful offer for yet.

I expect if there any difficulties in getting listed building consent, you'd be prepared to work around them, rather than being very particular plans which it's crucial you stick to rigidly? Less of a risk than e.g. simply being refused consent for any extension.

moneysavinghero

Depending on how fast properties are shifting where you are (they don't last long here) are you sure you can get the plans drawn up before someone else gets an offer accepted. If that happens you would lose out on the cost of whatever the plumber and the builder charge you for their time.

george4064

user1977 said:

Given how busy tradespeople seem to be at the moment, you might have trouble persuading them to spend time giving you quotes for a property which you haven't even made a successful offer for yet.

I expect if there any difficulties in getting listed building consent, you'd be prepared to work around them, rather than being very particular plans which it's crucial you stick to rigidly? Less of a risk than e.g. simply being refused consent for any extension.

Correct. Would be happy to be flexible to make it work.

In response to MSH, properties are going relatively quickly but not this one it seems. So maybe I just need to get a builder round on 2nd viewing to take a look and point anything major out, make offer, offer accepted and only until then I should start making firmer plans with the tradesmen?

moneysavinghero

george4064 said:

user1977 said:

Given how busy tradespeople seem to be at the moment, you might have trouble persuading them to spend time giving you quotes for a property which you haven't even made a successful offer for yet.

I expect if there any difficulties in getting listed building consent, you'd be prepared to work around them, rather than being very particular plans which it's crucial you stick to rigidly? Less of a risk than e.g. simply being refused consent for any extension.

Correct. Would be happy to be flexible to make it work.

In response to MSH, properties are going relatively quickly but not this one it seems. So maybe I just need to get a builder round on 2nd viewing to take a look and point anything major out, make offer, offer accepted and only until then I should start making firmer plans with the tradesmen?

That sounds like a plan.

eddddy

george4064 said:

In response to MSH, properties are going relatively quickly but not this one it seems. So maybe I just need to get a builder round on 2nd viewing to take a look and point anything major out, make offer, offer accepted and only until then I should start making firmer plans with the tradesmen?

Do you mean take a friend who's a builder?

If not, I doubt you'll find a reputable builder who'd do that for free. TBH, you might even it difficult to find a reputable builder if you offer to pay them.

And if the seller doesn't accept your offer, any money paid to your builder would be lost.

george4064

eddddy said:

george4064 said:

In response to MSH, properties are going relatively quickly but not this one it seems. So maybe I just need to get a builder round on 2nd viewing to take a look and point anything major out, make offer, offer accepted and only until then I should start making firmer plans with the tradesmen?

Do you mean take a friend who's a builder?

If not, I doubt you'll find a reputable builder who'd do that for free. TBH, you might even it difficult to find a reputable builder if you offer to pay them.

And if the seller doesn't accept your offer, any money paid to your builder would be lost.

Appreciate what you’re saying around difficulty in getting a reputable builder to come along to a viewing, we know some people who are builders who should be happy to take a look.